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West Covina, California

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $100K, +1.3% YoY (ZIP); renters hold 39.4% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −4.9% YoY. inventory, −2.6% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $839,954 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

4 ZIPs in this city:91790 91791 91792 91793

Median Listing Price

$840K

Population

108,367

33,334

Median Days on Market

Active Listings

114

New Listings

Housing Market

The median listing price is down 4.9% YoY while the median home got up 10.0% bigger, so value per square foot is down 8.9%.

Pricing

Median Listing Price

$840K-4.9% YoY

Average Listing Price

$952K-7.2% YoY

Price per Sq Ft

$490.833-8.9% YoY

Median Sq Ft

1,731+10.0% YoY

Inventory

Active Listings

114+11.8% YoY

New Listings

440.0% YoY

Total Listings

148-2.6% YoY

Buyer Competition

Pending Listings

34-34.6% YoY

Pending Ratio

0.29-42.2% YoY

Median Days on Market

60+12.2% YoY

Price Reduced

25.5%+66.8% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 3,650,466

3.7Munits

Occupied3,416,44993.6%

Vacant234,0176.4%

2024 Tenure ⓘ

U.S. Census ACS · n = 3,416,449

3.4Moccupied

Owner1,567,98345.9%

Renter1,848,46654.1%

Renter Share

54.1%+0.3% YoY

Total Housing Units

3,650,466+0.7% YoY

FY2026 Fair Market Rent

CountyLos Angeles County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,863

/month

1 BR

$2,085

/month

2 BR

$2,601

/month

3 BR

$3,298

/month

4 BR

$3,672

/month

FMR trends · Los Angeles County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 39.4% of this ZIP's 33,334 occupied households, on a median household income of $100K.

Population & Age

Total Population

108,367-0.6% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 108,367

108Kresidents

Under 1821,68020.0%

Adults 18–6467,25062.1%

65 & Over19,43717.9%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

40.78+1.0% YoY

Population Under 18

21,680-0.4% YoY

Population 65 & Over

19,437+4.7% YoY

Households & Mobility

Total Households

33,334+0.8% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

3.22-1.3% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house91.5%

Moved (within US)8.2%

Other0.3%

Veterans

3.8%+2.7% YoY

Income & Poverty

Median Household Income

$100K+1.3% YoY

Per-Capita Income

$39K+2.7% YoY

Mean Household Income

$124K+2.1% YoY

Below Poverty Level

10.1%+1.9% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone71.3%

Public transit2.0%

Worked from home13.1%

Other13.6%

Worked From Home

13.1%+16.2% YoY

Mean Commute

32.87-0.8% YoY

Units & Tenure

Total Housing Units

34,729+1.2% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 34,729

35Kunits

Occupied33,33496.0%

Vacant1,3954.0%

2024 Tenure ⓘ

U.S. Census ACS · n = 33,334

33Khouseholds

Owner20,21560.6%

Renter13,11939.4%

Avg Household Size — Owner

3.25-1.8% YoY

Avg Household Size — Renter

3.18-0.2% YoY

County Demographics

County population is down 0.4% to 9,808,667: residents under 18 are down 1.9% and those 65 and over are up 2.7%.

Median Age

38.22024

Population

Los Angeles County Population

9,757,179+0.3% YoY

Households

Total Households

3,416,449+0.8% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.81-1.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 9,808,667

9.8Mresidents

Under 182,019,14020.6%

Adults 18–646,301,82764.2%

65 & Over1,487,70015.2%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

2,019,140-1.9% YoY

Population 65 & Over

1,487,700+2.7% YoY

Median Age

38.20+0.8% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house90.8%

Moved (within US)8.5%

Other0.7%

Veterans

2.7%-3.6% YoY

County Economy

County median household income is $90K, 13.7% of residents are below the poverty level, 17.1% work from home.

Income

Median Household Income

$90K+2.7% YoY

Per-Capita Income

$46K+3.3% YoY

Mean Household Income

$129K+2.6% YoY

Poverty

Below Poverty Level

13.7%+0.7% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone64.8%

Public transit3.9%

Worked from home17.1%

Other14.2%

Worked From Home

17.1%+12.5% YoY

Mean Commute

30.40-1.3% YoY

Done with West Covina? Put it next to another market.

State

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Compare with

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West Covina, California

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $100K, +1.3% YoY (ZIP); renters hold 39.4% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −4.9% YoY. inventory, −2.6% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

4 ZIPs in this city:91790 91791 91792 91793

Median Listing Price

$840K

Population

108,367

33,334

Median Days on Market

Active Listings

114

New Listings

Housing Market

The median listing price is down 4.9% YoY while the median home got up 10.0% bigger, so value per square foot is down 8.9%.

Pricing

Median Listing Price

$840K-4.9% YoY

Average Listing Price

$952K-7.2% YoY

Price per Sq Ft

$490.833-8.9% YoY

Median Sq Ft

1,731+10.0% YoY

Inventory

Active Listings

114+11.8% YoY

New Listings

440.0% YoY

Total Listings

148-2.6% YoY

Buyer Competition

Pending Listings

34-34.6% YoY

Pending Ratio

0.29-42.2% YoY

Median Days on Market

60+12.2% YoY

Price Reduced

25.5%+66.8% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 3,650,466

3.7Munits

Occupied3,416,44993.6%

Vacant234,0176.4%

2024 Tenure ⓘ

U.S. Census ACS · n = 3,416,449

3.4Moccupied

Owner1,567,98345.9%

Renter1,848,46654.1%

Renter Share

54.1%+0.3% YoY

Total Housing Units

3,650,466+0.7% YoY

FY2026 Fair Market Rent

CountyLos Angeles County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,863

/month

1 BR

$2,085

/month

2 BR

$2,601

/month

3 BR

$3,298

/month

4 BR

$3,672

/month

FMR trends · Los Angeles County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 39.4% of this ZIP's 33,334 occupied households, on a median household income of $100K.

Population & Age

Total Population

108,367-0.6% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 108,367

108Kresidents

Under 1821,68020.0%

Adults 18–6467,25062.1%

65 & Over19,43717.9%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

40.78+1.0% YoY

Population Under 18

21,680-0.4% YoY

Population 65 & Over

19,437+4.7% YoY

Households & Mobility

Total Households

33,334+0.8% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

3.22-1.3% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house91.5%

Moved (within US)8.2%

Other0.3%

Veterans

3.8%+2.7% YoY

Income & Poverty

Median Household Income

$100K+1.3% YoY

Per-Capita Income

$39K+2.7% YoY

Mean Household Income

$124K+2.1% YoY

Below Poverty Level

10.1%+1.9% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone71.3%

Public transit2.0%

Worked from home13.1%

Other13.6%

Worked From Home

13.1%+16.2% YoY

Mean Commute

32.87-0.8% YoY

Units & Tenure

Total Housing Units

34,729+1.2% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 34,729

35Kunits

Occupied33,33496.0%

Vacant1,3954.0%

2024 Tenure ⓘ

U.S. Census ACS · n = 33,334

33Khouseholds

Owner20,21560.6%

Renter13,11939.4%

Avg Household Size — Owner

3.25-1.8% YoY

Avg Household Size — Renter

3.18-0.2% YoY

County Demographics

County population is down 0.4% to 9,808,667: residents under 18 are down 1.9% and those 65 and over are up 2.7%.

Median Age

38.22024

Population

Los Angeles County Population

9,757,179+0.3% YoY

Households

Total Households

3,416,449+0.8% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.81-1.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 9,808,667

9.8Mresidents

Under 182,019,14020.6%

Adults 18–646,301,82764.2%

65 & Over1,487,70015.2%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

2,019,140-1.9% YoY

Population 65 & Over

1,487,700+2.7% YoY

Median Age

38.20+0.8% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house90.8%

Moved (within US)8.5%

Other0.7%

Veterans

2.7%-3.6% YoY

County Economy

County median household income is $90K, 13.7% of residents are below the poverty level, 17.1% work from home.

Income

Median Household Income

$90K+2.7% YoY

Per-Capita Income

$46K+3.3% YoY

Mean Household Income

$129K+2.6% YoY

Poverty

Below Poverty Level

13.7%+0.7% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone64.8%

Public transit3.9%

Worked from home17.1%

Other14.2%

Worked From Home

17.1%+12.5% YoY

Mean Commute

30.40-1.3% YoY

Done with West Covina? Put it next to another market.