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City · 107,037 residents · Los Angeles County, California

West Covina , California

In West Covina, a typical home is worth $779,800 and typical rent is $2,245 a month. Compared with all of Los Angeles County, typical rent is 15% higher, typical household income is 12% higher, and the share of households that own their home is 14 points higher.

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  • Typical home value

    $779,800

    7% below the county

    6% above California

    • West Covina
    • Los Angeles
    • California

  • Typical rent

    $2,245a month

    15% above the county

    10% above California

    • West Covina
    • Los Angeles
    • California

  • Typical household income

    $101,065a year

    12% above the county

    About the same as California

    • West Covina
    • Los Angeles
    • California

  • Households that own their home

    60%

    14 points above the county

    4 points above California

    • West Covina
    • Los Angeles
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$835,380
0.7% more than 12 months ago
Typical rent
$2,552 a month
1.5% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

West Covina is in Los Angeles County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Los Angeles County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets West Covina apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in South San Jose Hills, the typical home value is $544,400: 30% less than in West Covina ($779,800).

  2. 60% of households in West Covina own their home, against 46% in Los Angeles County.

  3. Nearby, in Valinda, the typical rent is $1,829: 19% less than in West Covina ($2,245).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in West Covina

What homes there are in West Covina, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In West Covina, 6 in 10 homes are single-family detached houses; in Los Angeles County, 5.

Year built

In West Covina, half of the homes were built before 1967; in Los Angeles County, before 1965.

Homes in West Covina are bigger: 68% have 3 bedrooms or more; in Los Angeles County, 44%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

By rent, most homes in West Covina cost less than HUD's 2-bedroom fair market rent ($2,964): about 86%.

With a mortgage

$2,832 a month

Los Angeles County: $3,160 a month

Without a mortgage

$736 a month

Los Angeles County: $843 a month

Owners with a mortgage

65%

Los Angeles County: 68%

Owning costs less in West Covina: with a mortgage, the typical cost is $2,832 a month; in Los Angeles County, $3,160. Without one, $736.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, home values in West Covina rose at about the same pace as in Los Angeles County: 44% against 43%.

The typical rent in West Covina rose 34% since 2015–2019, about the same as in Los Angeles County (34%).

Here income did not keep up with housing: it rose 22%, while home values changed +44% and rent +34%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureWest CovinaLos Angeles CountyCaliforniaUnited States
Rental vacancy 4.3%4.0%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 8.0%10.9%8.2%3.4%
People per household 3.232.812.842.53
Drive alone 71%65%66%69%
Carpool 12%9%10%9%
Public transit 2%4%3%3%
Walk or bike 1%3%3%3%
Work from home 13%17%17%15%
Other means 1%2%2%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Open rentals in West Covina look like those in Los Angeles County: the rental vacancy rate is 4.3%.

In West Covina, 8.0% of households live with more than one person per room, against 10.9% in Los Angeles County.

Households in West Covina are bigger: 3.23 people on average; in Los Angeles County, 2.81.

To get to work, 71% of workers in West Covina drive alone; in Los Angeles County, 65%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in West Covina?

A typical home costs more than the typical income allows

We start with a typical home in West Covina, worth $779,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 74% of the typical household income in West Covina, which is $101,065 a year. For that payment to be 28% of income, a household would need to earn about $268,550 a year.

The calculator's FHA and conventional loan limits are those of all of Los Angeles County.

Your numbers

Local data
$

Starts at the typical home value in West Covina. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $27,293 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$6,266

at 7.18% · 30 years

Loan amount
$765,676
Total interest
$1,101,628
Paid off in
November 2056

Includes $13,169 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,358 a month

  • Tight

    $2,358 to $3,032 a month

  • Hard

    more than $3,032 a month

    Your payment · 74%

Compared with the typical household income in West Covina ($101,065 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$6,266
Principal & interest$5,187
Property tax$409
Home insurance$325
FHA mortgage insurance (MIP)$345

You need at least $27,293 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

West Covina and Los Angeles County

West Covina is in Los Angeles County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

West Covina's own numbers

Typical home value
$779,800
Typical monthly rent
$2,245
Typical yearly household income
$101,065
Households that own their home
60%
Effective property tax rate
0.63%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Los Angeles County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$2,964
Price change over 5 years (FHFA)
+43%
Homes in a high flood-risk zone
0.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Los Angeles County.

Everything about Los Angeles County

Buying

Buying a home in West Covina

A typical home in West Covina is worth $779,800: 7% below the county and 6% above California. With the typical household income in West Covina ($101,065 a year), a typical home costs 7.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • West Covina 7.7 years
  • Los Angeles 9.3 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Los Angeles County

According to FHFA’s house price index, home prices in Los Angeles County rose 87% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Los Angeles County.

Period County California U.S.
Last year (2025) +1.7% +0.8% +2.9%
5 years (2020–2025) +43% +40% +47%
10 years (2015–2025) +87% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

West Covina next to Los Angeles County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • West Covina $779,800
  • Los Angeles $834,200
  • California $734,700
  • United States $332,700
Typical monthly rent
  • West Covina $2,245
  • Los Angeles $1,954
  • California $2,036
  • United States $1,413
Typical yearly household income
  • West Covina $101,065
  • Los Angeles $90,112
  • California $99,122
  • United States $80,734
See the full table
West Covina next to Los Angeles County and California
Measure West Covina Los Angeles County California U.S.
Typical home value $779,800 $834,200 $734,700 $332,700
Typical monthly rent $2,245 $1,954 $2,036 $1,413
Typical yearly household income $101,065 $90,112 $99,122 $80,734
Households that own their home 60% 46% 56% 65%
Typical yearly property tax $4,910 $5,675 $5,124 $3,119
Effective property tax rate 0.63% 0.68% 0.7% 0.94%
Renters with high rent for their income 57% 58% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Los Angeles County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in West Covina

For a typical $779,800 home in West Covina, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Covina's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $6,266a month

    Least cash to close
    Down payment
    $27,293
    Cash to close
    $50,687
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $345

  • Conventional, 5% down $6,123a month

    Down payment
    $38,990
    Cash to close
    $62,384
    Rate
    7.18%
    Mortgage insurance
    PMI · $370

  • Conventional, 20% down, no PMI $4,960a month

    Down payment
    $155,960
    Cash to close
    $179,354
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,681a month

    Down payment
    $116,970
    Cash to close
    $140,364
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for West Covina and for Los Angeles County.

Property tax

Effective rate in West Covina

0.63%of the home’s value each year

$4,910 a year for the typical owner in West Covina.

  • West Covina 0.63%
  • Los Angeles 0.68%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Los Angeles County

FEMA does not publish these numbers by city: they are for all of Los Angeles County.

Homes in the high-risk zone
0.5%
11,989
Of those, with NFIP insurance
33%
County California U.S.
Homes in the high-risk zone 0.5% 2.8% 3.5%
Of those, with NFIP insurance 33% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in West Covina

Typical rent in West Covina is $2,245 a month: 15% above the county. In West Covina, 57% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Los Angeles County, by unit size. To pay the 2-bedroom one ($2,964 a month) without spending more than 30% of your income, you would need to earn $57.00 an hour working full time.

HUD fair market rent for all of Los Angeles County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,151 $41.37 $86,040
1 bedroom $2,402 $46.19 $96,080
2 bedrooms $2,964 $57.00 $118,560
3 bedrooms $3,760 $72.31 $150,400
4 bedrooms $4,208 $80.92 $168,320

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in West Covina

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Covina has 3 ZIP codes with their own.

For 2 bedrooms it runs from $2,970 in 91791 to $3,550 in 91790.

3 of the 3 are above the fair market rent for Los Angeles County ($2,964).

  • 91790 $3,550$4,500
  • 91791 $2,970$3,770
  • 91792 $3,410$4,330

A ZIP code counts for West Covina when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in West Covina

HUD lists 4 buildings with rents for lower incomes in West Covina. These are the largest.

  • Vintage Gardens Senior Apts 1950 E Badillo St, West Covina 91791 188 homes, 186 low-income · 1 bd: 112 · 2 bd: 76 · In service since 2000 · For older adults
  • Cameron Park Apts 929 W Cameron Ave, West Covina 91790 158 homes, 156 low-income · 1 bd: 42 · 2 bd: 60 · 3 bd: 48 · 4 bd: 8 · In service since 2002 · For families (949) 517-2580
  • Promenade 1333 W Garvey Ave N, West Covina 91790 124 low-income homes · Studio: 28 · 1 bd: 96 · In service since 1999
  • Lark Ellen Village 1350 E San Bernardino Rd, West Covina 91791 121 low-income homes · 1 bd: 68 · 2 bd: 25 · 3 bd: 23 · 4 bd: 5 · In service since 1998 · For families

See all 1,535 buildings in Los Angeles County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in West Covina

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 17 HUD-approved agencies with an office in Los Angeles County; 13 say they serve in Spanish.

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in West Covina

1 program is for West Covina or Los Angeles County, by its own record: they come first, each with what its official page says about being open. The ones below are statewide in California: they work in West Covina the same as in the rest of the state.

Which programs do I qualify for? All programs in California

Housing counselors near West Covina

The HUD-approved agencies closest to the center of West Covina, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Montebello Housing Development Corp.

    1619 Paramount Blvd, Montebello · 11 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 2 more
    (323) 722-3955

  • Korean Resource Center

    620 N Harbor Blvd, Fullerton · 12 miles away

    Also serves in Korean.

    • Rental counseling
    (714) 869-7624

  • Korean Community Services

    7212 Orangethorpe Ave Ste 8, Buena Park · 15 miles away

    Also serves in Korean.

    • Budget and credit workshops
    • Homelessness services
    • and 2 more
    (714) 449-1125

Every agency in Los Angeles County All counseling agencies in California

Help in Spanish near West Covina

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of West Covina

HUD’s record names them for West Covina or Los Angeles County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Los Angeles County Development Authority Public housing and Section 8 vouchers (626) 586-1500

19 other authorities have an office in Los Angeles County: see the list Source: HUD

Cities

Other cities in Los Angeles County

These cities are also in Los Angeles County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Los Angeles County Housing in California
See 108 more cities in Los Angeles County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to West Covina, with the typical home value.

Neighboring counties

If Los Angeles County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in West Covina.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about West Covina

Short answers with the numbers for West Covina and all of Los Angeles County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in West Covina?

The typical home value in West Covina is $779,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Los Angeles County it is $834,200.

How much does it cost to rent in West Covina?

Typical rent in West Covina is $2,245 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Los Angeles County is $2,964.

What is the FHA loan limit in West Covina?

West Covina uses the FHA limit for all of Los Angeles County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in West Covina?

The typical homeowner in West Covina pays $4,910 a year, according to the U.S. Census Bureau. That is 0.63% of the home’s value; in Los Angeles County, the rate is 0.68%.

Where can I find free help to buy or rent in West Covina?

There are 17 HUD-approved counseling agencies with an office in Los Angeles County. 13 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).