Housing
Home prices and rent in West Covina
Median home values, rents and incomes from the U.S. Census Bureau, compared with California and the U.S.
Census geography: West Covina city, California. These survey estimates are not current listing prices.
West Covina vs. California and the U.S.
| West Covina | California | U.S. | |
|---|---|---|---|
| Median home value | $779,800 | $734,700 | $332,700 |
| Median rent (monthly) | $2,245 | $2,036 | $1,413 |
| Median household income | $101,065 | $99,122 | $80,734 |
| Homes owned by occupants | 60% | 56% | 65% |
| Median year built | 1967 | 1976 | 1980 |
Ten years of change
| 2014 | 2019 | 2024 | |
|---|---|---|---|
| Median home value | $385,400 | $540,500 | $779,800 |
| Median rent (monthly) | $1,371 | $1,674 | $2,245 |
| Median household income | $67,069 | $82,938 | $101,065 |
Fair Market Rents (HUD, fiscal year 2027)
Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area · Los Angeles County. HUD's payment benchmarks for housing programs: typical gross rent (rent plus utilities) for a recent mover, not a listing or an asking rent.
Large figures are the metro-area Fair Market Rent; green figures are the range across 4 West Covina ZIP codes, where HUD sets Small Area Fair Market Rents.
Income limits (HUD, fiscal year 2026)
Area median family income: $108,100. Households at or under these incomes can qualify for many housing programs; check each program's own rules.
| Household size | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Low income (80%) | $93,300 | $106,600 | $119,950 | $133,250 | $143,900 | $154,600 | $165,250 | $175,900 |
| Very low income (50%) | $58,300 | $66,650 | $74,950 | $83,300 | $89,950 | $96,600 | $103,250 | $110,000 |
| Extremely low income (30%) | $35,000 | $40,000 | $45,000 | $50,000 | $54,000 | $58,000 | $62,000 | $66,000 |
Source: U.S. Department of Housing and Urban Development, Fair Market Rents and Income Limits, checked October 9, 2026.
Questions
What is the median home value in West Covina?
$779,800, according to the Census Bureau’s 2024 American Community Survey (5-year estimates), compared with $734,700 in California and $332,700 nationally.
How much is rent in West Covina?
Median gross rent (rent plus utilities) is $2,245 a month, versus $2,036 statewide.
How much have home values risen in West Covina?
The median home value went from $385,400 in 2014 to $779,800 in 2024 (+102%).
What is fair market rent in West Covina?
HUD's fiscal year 2027 Fair Market Rent for the Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area is $2,151 for a studio, $2,402 for one bedroom and $2,964 for two bedrooms; across West Covina's ZIP codes, two-bedroom values run $2,670 to $3,550. These are HUD program benchmarks, not asking rents.
Are these current market prices?
No. They are survey medians from the Census Bureau, based on a five-year survey period, so they lag today’s listings. They are the most consistent way to compare places and track change over time.
U.S. Census Bureau, American Community Survey 5-year estimates (2014, 2019, 2024), West Covina city, California. Values are estimates with margins of error.