West Covina, CA—91790
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — West Covina, CA
As of Oct '25, the median home price in West Covina, CA is $819,000, with a year-over-year change of 0.5%. This indicates that home prices in West Covina, CA are flat. According to Zillow, the 1-year price projection is 0.5%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $819,000 | 0.5% |
| Single Family | $821,000 | 0.1% |
| Condos | $589,000 | 0.7% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $726,000 | 1.4% |
3 Bed | $806,000 | 0.1% |
4 Bed | $870,000 | 0.0% |
| 5 Bed | $952,000 | 0.0% |
% of Housing Stock
Rental Trends — West Covina, CA
As of July '25, Rentcast reports the average rent in West Covina, CA is $2,640, with a year-over-year rent change of -8.3%. Per bedroom, the median rent as of July '25 in West Covina, CA is studios: $1,700, 1-bedrooms: $1,950, 2-bedrooms: $2,460, 3-bedrooms: $3,390, 4-bedrooms: $4,130. The most common rental property sizes in West Covina, CA are 2-bedroom and 3-bedroom, accounting for 34.7% and 31.2% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,380 | $2,640 |
| Studio Rent | $1,700 | $1,700 |
| 1 Bed Rent | $1,900 | $1,950 |
| 2 Bed Rent | $2,380 | $2,460 |
| 3 Bed Rent | $3,550 | $3,390 |
| 4 Bed Rent | $4,000 | $4,130 |
% of Rental Stock
Property Listings — West Covina, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in West Covina, CA is 62. This is a increase of 46.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 8.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $847,000 | 4.0% |
Listing Count | 49 | 46.0% |
| Listings as % of Homes | 0.2% | 46.0% |
Days on Market | 62 | 46.0% |
Demographics — West Covina, CA
As of the latest ACS Survey released in 2023, West Covina, CA has a population of 44,800, which has remained stable by -0.9% over the past 5 years. West Covina, CA is a moderately popular place for families, as children make up 22.3% of the population. The area has a poorly educated workforce, with 23.4% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 11.1% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 44,800 | -0.9% |
% Under 18 | 22.3% | 0.5% |
% Seniors | 16.0% | 11.1% |
% WFH | 11.1% | 258.1% |
% w/ College Degree | 23.4% | 2.6% |
As of the latest ACS Survey released in 2023, West Covina, CA is a predominantly hispanic area, with 61.3% of the population identifying as hispanic. The hispanic population has shrunk by 0.8% in the last 5 years. The second most common race or ethnicity in West Covina, CA is asian, making up 23.3% of the population. Foreign-born residents account for 33.3% of the population in West Covina, CA, and this percentage has increased by 4.7% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 10.9% | -4.4% |
% Black | 3.1% | 19.2% |
% Hispanic | 61.3% | -0.8% |
% Asian | 23.3% | 4.5% |
% Foreign Born | 33.3% | 4.7% |
Mortgage and Risk — West Covina, CA
According to HUD data as of 2023, there were 391 mortgage originations in West Covina, CA, of which 90.0% of loans were conventional mortgages. The average loan-to-value was 52.0%, with 11.0% above 90% LTV (elevated). This implies medium mortgage risk in West Covina, CA. Investor activity is low, as 3.0% of loans were by investors. 15.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 391 |
% Conventional Loans | 90.0% |
% Government Loans | 10.0% |
% Investor Loans | 3.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 15.0% |
Loan Activity
Rentals and Section 8 — West Covina, CA
As of 2024, the percent of homes in West Covina, CA under the Section 8 program is 7.3%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In West Covina, CA, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 368 |
Total Units Section 8 | 368 |
% Rentals under Section 8 | 7.3% |
% Occupied Section 8 | 82.4% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $370 | $1,900 | $2,270 |
| 2 Bedroom | $480 | $2,380 | $2,860 |
| 3 Bedroom | $80 | $3,550 | $3,630 |
| 4 Bedroom | $30 | $4,000 | $4,030 |
Affordability — West Covina, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 7.4 |
| Median Home Price | $819,000 |
| Median Household Income | $100,000 |