West Covina, CA—91792
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 $797,000, with a year-over-year change of -0.8%. This indicates that home prices in West Covina, CA are flat. According to Zillow, the 1-year price projection is 0.3%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $797,000 | -0.8% |
| Single Family | $818,000 | -1.6% |
| Condos | $553,000 | 0.0% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $531,000 | -0.4% |
3 Bed | $775,000 | -1.0% |
4 Bed | $865,000 | -1.5% |
| 5 Bed | $974,000 | -1.7% |
% of Housing Stock
Rental Trends — West Covina, CA
As of July '25, Rentcast reports the average rent in West Covina, CA is $2,920, with a year-over-year rent change of -7.3%. Per bedroom, the median rent as of July '25 in West Covina, CA is studios: $2,060, 1-bedrooms: $1,970, 2-bedrooms: $2,540, 3-bedrooms: $3,480, 4-bedrooms: $3,590. The most common rental property sizes in West Covina, CA are 2-bedroom and 3-bedroom, accounting for 38.0% and 31.1% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,900 | $2,920 |
| Studio Rent | $2,010 | $2,060 |
| 1 Bed Rent | $2,000 | $1,970 |
| 2 Bed Rent | $2,400 | $2,540 |
| 3 Bed Rent | $3,490 | $3,480 |
| 4 Bed Rent | $3,580 | $3,590 |
% 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 34. This is a decrease of -18.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 24.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $674,000 | -2.0% |
Listing Count | 33 | 12.0% |
| Listings as % of Homes | 0.4% | 12.0% |
Days on Market | 34 | -18.0% |
Demographics — West Covina, CA
As of the latest ACS Survey released in 2023, West Covina, CA has a population of 30,900, which has increased by 3.6% over the past 5 years. West Covina, CA is a moderately popular place for families, as children make up 19.0% of the population. The area has a moderately educated workforce, with 33.5% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 9.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 30,900 | 3.6% |
% Under 18 | 19.0% | -9.1% |
% Seniors | 15.9% | 13.6% |
% WFH | 9.9% | 175.0% |
% w/ College Degree | 33.5% | -0.9% |
As of the latest ACS Survey released in 2023, West Covina, CA is a predominantly hispanic area, with 42.5% of the population identifying as hispanic. The hispanic population has shrunk by 2.3% in the last 5 years. The second most common race or ethnicity in West Covina, CA is asian, making up 42.1% of the population. Foreign-born residents account for 43.6% of the population in West Covina, CA, and this percentage has remained stable as of the ACS Survey 5 years prior, suggesting immigration has remained steady.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 6.3% | -3.1% |
% Black | 6.8% | 7.9% |
% Hispanic | 42.5% | -2.3% |
% Asian | 42.1% | -1.9% |
% Foreign Born | 43.6% | 0.0% |
Mortgage and Risk — West Covina, CA
According to HUD data as of 2023, there were 47 mortgage originations in West Covina, CA, of which 85.0% of loans were conventional mortgages. The average loan-to-value was 57.0%, with 15.0% above 90% LTV (elevated). This implies medium mortgage risk in West Covina, CA. Investor activity is low, as 2.0% of loans were by investors. 17.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 47 |
% Conventional Loans | 85.0% |
% Government Loans | 15.0% |
% Investor Loans | 2.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 17.0% |
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 7.6%. 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 | 318 |
Total Units Section 8 | 318 |
% Rentals under Section 8 | 7.6% |
% Occupied Section 8 | 84.7% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $390 | $2,000 | $2,390 |
| 2 Bedroom | $620 | $2,400 | $3,020 |
| 3 Bedroom | $350 | $3,490 | $3,840 |
| 4 Bedroom | $670 | $3,580 | $4,250 |
Affordability — West Covina, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 7.6 |
| Median Home Price | $797,000 |
| Median Household Income | $96,400 |