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City Report · NM

Clovis

Pop. 37,942·14th most expensive in New Mexico·One of the most affordable rental markets in the US
Median rent (all units)
$1,206/mo
Year-over-Year
-0.7%
Month-over-Month
-1.9%
vs US Median
-$759
Falling (Monthly)
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Most AffordableMost Expensive
Clovis · $1,206
More affordable than 92% of US cities · National median $1,965/mo
Rent Reality Score
57/100
Fairly priced
OverheatedFairGreat value

Rents are 3% below what Clovis's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$1,206/mo
Expected by trend
$1,248/mo
The Rent Reality Score compares today's median rent to where Clovis's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$670
1 BR
$810
2 BR
$980
3 BR
$1,250
4 BR+
$1,650
Research median
$980/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: July 20, 2026

Annual cost
$14,472/yr
At $1,206/mo median
Rent Market Meter
Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are softening (down 0.7% YoY), so renters have negotiating leverage.
Based on rent-price momentum (-0.7% YoY, -1.9% MoM), not inventory.
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Demographics

Who lives here

Clovis, NM is majority owner-occupied, has a large share of families with children, has a median income below the national average, 23.6% of residents hold a bachelor's degree or higher.

Population
37,942
Median income
$54,820
Median age
31.9
Renters
37.9%
Age distribution
26.6%
28.2%
23.1%
12.9%
Under 1826.6%
18–3428.2%
35–5423.1%
55–649.2%
65+12.9%
Gender
50%
50%
Male50%
Female50%
Race & ethnicity
50.2%
48.9%
White50.2%
Black6.6%
Hispanic48.9%
Asian1.4%
Education (25+)
18.2%
26.8%
31.5%
23.6%
No HS diploma18.2%
HS diploma26.8%
Some college31.5%
Bachelor's+23.6%
Housing tenure
62.1%
37.9%
Owner62.1%
Renter37.9%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2022 vs 2026

How Clovis, NM has changed in 5 years

Rent
$974 → $1,206
up 23.8%
Income
$50,109 → $54,820
up 9.4%
Population
38,505 → 37,942
down 1.5%
Renter share
43.3% → 37.9%
-5.4 pts
Bachelor's+
20.7% → 23.6%
+2.9 pts

Rent in Clovis, NM has climbed 23.8% since 2022, going from about $974 per month to roughly $1,206 today. Local incomes tracked alongside that move, going from a median of $50,109 in 2021 to $54,820 more recently. Rent outpaced income growth by roughly 14.4 percentage points, which means renters are spending a larger slice of each paycheck on housing than they did in 2021. Headcount in the area went from 38,505 to 37,942 between 2021 and 2024, a 1.5% change. About 37.9% of households rent today, against 43.3% in 2021. Educational attainment has shifted as well, with the share of adults holding a bachelor's degree or higher climbed from 20.7% to 23.6%. These shifts give renters and would-be renters a longer baseline for sizing up today's listings against the Clovis, NM market of 2022.

Community

Discussions about Clovis

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View Clovis rent history (2015–2026) →
Salary vs rent

Can you afford rent in Clovis on your salary?

At $1,206/mo, how Clovis rent compares to typical pay (30% rule).

By apartment size

Clovis rent by bedroom count

Median rent for each apartment size in Clovis. Click any size for full breakdown.

Local insights

Tips for renters in Clovis

About renting in Clovis, NM

Last updated: July 20, 2026

The median rent in Clovis is $1,206/mo as of July 2026. A studio apartment averages $670/mo while a 2-bedroom runs $980/mo. One-bedroom apartments average $810/mo and 3-bedroom units go for $1,250/mo.

At 26% of local median household income ($54,820/yr), Clovis ranks as affordable compared to the national benchmark of 30%. Rents have decreased 0.7% over the past year.

FAQ

Frequently asked questions

Is Clovis an affordable city for renters?

Clovis is considered affordable for renters. At $1,206/mo, rent takes approximately 26% of the local median household income ($54,820/yr). The standard benchmark is 30%. Clovis falls comfortably within that range.

How much income do you need to rent in Clovis?

To keep rent at or below 30% of gross income, you would need to earn at least $48,000/year (~$23/hour full-time) to afford the median rent of $1,206/mo in Clovis. The local median household income is $54,820/yr, meaning the typical Clovis household meets that threshold.

Is rent going up or down in Clovis?

Rent in Clovis has decreased 0.7% over the past year as of July 2026, offering some relief compared to 12 months ago.

How does Clovis rent compare to other cities in New Mexico?

Clovis is one of the more affordable cities in New Mexico for rent, ranking #14 out of 15 tracked cities at $1,206/mo.

Which nearby cities are cheaper to rent in than Clovis?

Portales is nearby and more affordable at $862/mo, which is $344 less than Clovis.

What percentage of Clovis residents rent vs. own?

According to Census data, approximately 37.9% of Clovis households are renters, while 62.1% are owner-occupied. Clovis leans toward homeownership, which can mean a smaller rental inventory.

How does Clovis rent compare to the national average?

Clovis's median rent of $1,206/mo is $759 (39%) below the US national median of $1,965/mo. Within New Mexico, it ranks #14 out of 15 tracked cities.
Income Affordability
26%
AFFORDABLE

At $1,206/mo, rent takes ~26% of Clovis's median household income ($54,820/yr). The standard benchmark is 30%.

Clovis 26%Benchmark 30%
State income tax1.7–5.9%
Run the Clovis affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Clovis, NM

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