West Covina, CA—91791
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 $900,000, with a year-over-year change of -0.4%. 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 | $900,000 | -0.4% |
| Single Family | $926,000 | -0.5% |
| Condos | $578,000 | -1.9% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $623,000 | -2.8% |
3 Bed | $848,000 | -0.9% |
4 Bed | $1,025,000 | -0.3% |
| 5 Bed | $1,543,000 | 1.2% |
% of Housing Stock
Rental Trends — West Covina, CA
As of July '25, Rentcast reports the average rent in West Covina, CA is $2,860, with a year-over-year rent change of -22.1%. Per bedroom, the median rent as of July '25 in West Covina, CA is 1-bedrooms: $1,900, 2-bedrooms: $2,640, 3-bedrooms: $3,660, 4-bedrooms: $4,860. The most common rental property sizes in West Covina, CA are 1-bedroom and 2-bedroom, accounting for 30.4% and 26.7% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,400 | $2,860 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,900 | $1,900 |
| 2 Bed Rent | $2,580 | $2,640 |
| 3 Bed Rent | $3,600 | $3,660 |
| 4 Bed Rent | $4,500 | $4,860 |
% 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 68. This is a increase of 18.0% 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 18.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $993,000 | -5.0% |
Listing Count | 67 | 53.0% |
| Listings as % of Homes | 0.3% | 53.0% |
Days on Market | 68 | 18.0% |
Demographics — West Covina, CA
As of the latest ACS Survey released in 2023, West Covina, CA has a population of 33,300, which has decreased by -3.0% over the past 5 years. West Covina, CA is a moderately popular place for families, as children make up 17.8% of the population. The area has a moderately educated workforce, with 34.3% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 12.8% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 33,300 | -3.0% |
% Under 18 | 17.8% | -18.7% |
% Seniors | 19.4% | 18.3% |
% WFH | 12.8% | 204.8% |
% w/ College Degree | 34.3% | 6.9% |
As of the latest ACS Survey released in 2023, West Covina, CA is a predominantly hispanic area, with 51.5% of the population identifying as hispanic. The hispanic population has grown by 2.2% in the last 5 years. The second most common race or ethnicity in West Covina, CA is asian, making up 30.4% of the population. Foreign-born residents account for 36.1% of the population in West Covina, CA, and this percentage has increased by 5.6% 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 | 12.2% | -17.6% |
% Black | 3.0% | -36.2% |
% Hispanic | 51.5% | 2.2% |
% Asian | 30.4% | 7.8% |
% Foreign Born | 36.1% | 5.6% |
Mortgage and Risk — West Covina, CA
According to HUD data as of 2023, there were 378 mortgage originations in West Covina, CA, of which 91.0% of loans were conventional mortgages. The average loan-to-value was 50.0%, with 12.0% 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. 13.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 378 |
% Conventional Loans | 91.0% |
% Government Loans | 9.0% |
% Investor Loans | 2.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 13.0% |
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 8.5%. 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. 1-bedroom and 2-bedroom units appear to be good home sizes to consider for Section 8 housing in West Covina, CA, because HUD payments exceed market rent, while 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 334 |
Total Units Section 8 | 334 |
% Rentals under Section 8 | 8.5% |
% Occupied Section 8 | 83.6% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $220 | $1,900 | $2,120 |
| 2 Bedroom | $100 | $2,580 | $2,680 |
| 3 Bedroom | -$190 | $3,600 | $3,410 |
| 4 Bedroom | -$720 | $4,500 | $3,780 |
Affordability — West Covina, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 8.2 |
| Median Home Price | $900,000 |
| Median Household Income | $100,000 |