Housing Value★★★★★★★★★★2.3 / 5Home values compared with local household income.
Living in West Covina, CA
Explore West Covina and see how it fits the life you want to build.
Overall Match6.8 / 10
Baseline match from currently available location scores. Choose priorities to personalize it.
West Covina at a Glance
Key facts and current data
Population107,037
Median Household Income$101,065
Median Home Value$779,800
Median Gross Rent$2,245
Median Age40.5
Average Household Size3.2
Unemployment6.5%
Work From Home13.2%
Homeownership60.3%
Housing Vacancy4.1%
Source: U.S. Census Bureau, 2020-2024 ACS 5-Year.
West Covina is large enough to contain meaningfully different residential, commercial and employment areas rather than functioning as one uniform market. Housing costs are high relative to local household income, making affordability one of the more important factors to examine before relocating here.
Experience the Area
Experience Life in West Covina Before You Move
Explore Short-Term Stays in West Covina →Stay options powered by Stay22 · affiliate
NarrowTheList highly recommends you spend a week or two in West Covina and experience everyday life before deciding whether it is the right place to call home. Use that time to explore neighborhoods, drive your normal routes, shop where residents shop, and get a feel for the area at different times of day.
NarrowTheList Ratings
Data-driven starter ratings. More categories appear automatically as new datasets are added.
Housing & Cost of Living in West Covina
Current housing indicators from the U.S. Census Bureau
Median Home Value$779,800
Median Gross Rent$2,245
Homeownership60.3%
Housing Vacancy4.1%
Home values are relatively high compared with local household income, so purchase affordability deserves close attention. The housing mix leans toward owner-occupied homes while still supporting a meaningful rental market.
Jobs, Income & Remote Work
Employment and household-income context for West Covina, CA
Median Household Income$101,065
Unemployment6.5%
Work From Home13.2%
The reported unemployment rate is elevated enough to warrant a closer look at current local employment conditions. A meaningful share of employed residents work from home.
Population & Household Profile
Who lives in West Covina and how households are structured
Population107,037
Median Age40.5
Average Household Size3.2
West Covina is a mid-sized community where neighborhood and nearby-employment patterns can materially affect a relocation decision.
Source: U.S. Census Bureau, 2020-2024 ACS 5-Year. NarrowTheList presents these values as relocation context; conditions can vary within a community.
Climate & Weather in West Covina
Long-term NOAA climate normals and practical seasonal context
NOAA climate normals for West Covina point to hot summers, cool winters, moderate annual rainfall and little to no annual snowfall.
Average Summer High90.3°F
Average Winter Low43.1°F
Annual Rainfall16.7 in.
Annual Snowfall0.0 in.
Seasonal Life in West Covina
What the long-term climate pattern may mean for everyday living.
Spring
Spring should generally favor outdoor activity, although a relatively dry annual pattern makes water use, landscaping and local drought conditions worth noticing.
Summer
Summer heat is a meaningful part of daily life. During a trial stay, pay attention to afternoon comfort, cooling use, vehicle heat and how much outdoor activity shifts toward mornings and evenings.
Fall
Fall can be one of the best seasons for comparing neighborhoods because daily routines are active while temperatures transition away from summer conditions.
Winter
Winter lows are relatively mild and measurable snowfall is minimal, so winter living is more likely to revolve around cool or wet conditions than snow removal and prolonged freezes.
Source: NOAA/NCEI U.S. Climate Normals, 1991–2020. Seasonal descriptions are relocation context derived from the available long-term normals, not a forecast.
West Covina is located in Los Angeles County, but city-level housing, income and neighborhood conditions can differ meaningfully from countywide averages. Los Angeles County.
County Intelligence
West Covina & Los Angeles County
Data Pending
Foreclosure Activity
West Covina is located in Los Angeles County, California.
NarrowTheList uses county-level information alongside local community data because many factors that matter when choosing a place to live are measured beyond city boundaries. Housing, property taxes, employment, healthcare access and other regional characteristics can add useful context to the picture of life in West Covina.
Current NarrowTheList data for West Covina shows a population of about 107,037. These local figures become more useful when read together with county-level tax, housing, foreclosure and demographic conditions rather than treated as isolated city statistics.
Foreclosure Activity: Data Pending. A county-specific foreclosure signal is not available yet.
For someone comparing homes, county boundaries can matter because taxes, public services, court and recording systems, assessment practices and housing-market conditions are often administered or reported at the county level. NarrowTheList keeps that county relationship attached to the community so future tax, foreclosure, housing and demographic data can be interpreted in the correct geographic context.
County relationship
Los Angeles County
How NarrowTheList uses it
County information is used as a supporting geographic layer, not as a substitute for local data. As more county datasets are added, NarrowTheList can use them to improve comparisons, ratings and relocation insights for West Covina.
For someone considering a move to West Covina, the available data currently points to housing affordability that deserves careful budgeting. These signals are most useful when considered alongside the specific neighborhood, commute and housing type that fit the household making the move.
Nearby Cities & Communities
Nearby incorporated cities, towns, villages and other municipalities shown by straight-line distance.
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2.7 miles away
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La Puente, CA
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Irwindale, CA
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Azusa, CA
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Diamond Bar, CA
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El Monte, CA
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La Habra Heights, CA
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Glendora, CA
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