Within Central California's San Joaquin Valley, the city of Clovis has just over 100,000 residents, and plenty of suburban subdivisions, parks and shopping malls. Established in 1890 as a freight train stop for frontiersmen, Clovis' historic western charm can still be felt at its annual Clovis Rodeo and in its walkable Old Town, with lots of small local businesses. Malls and national chains are largely set along Highway 168, which leads 9 miles east to downtown Fresno.
Many Clovis residents work in neighboring Fresno – where major employers include the City of Fresno, California State University Fresno and area hospitals – but settle here for the renowned Clovis Unified School District and a wealth of new construction. Within Clovis, top employers include the school district and the City of Clovis itself, as well as large companies like Wawona Frozen Foods and Agriculture & Priority Pollutants Laboratories, both of which have facilities here.
Property values in Clovis are rising, with new subdivisions popping up each year, but the city remains affordable compared to larger metro areas in California. And while West Coast wildfires sometimes affect air quality in the greater San Joaquin Valley, Clovis residents can still enjoy nearly 300 acres of public parks, and sunny weather all year.
The city of Clovis is known as the Gateway to the Sierras.
The Clovis Rodeo is a yearly attraction that has been taking place for over 100 years.
The residential areas of Clovis are known as quiet and family friendly.
The Sierra Vista Mall offers an indoor setting for shopping on a warm day in Clovis.
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Plenty of new construction and custom builds on large lots
The median price of a single-family home in Clovis has increased steadily in the last five years; between fall 2023 and fall 2024, for instance, the median home price in Clovis went up 4%. The present median home price here is $505,000, compared to the California median of $673,333 and the national median of $416,700. Homes in Clovis tend to be pricier than in Fresno, where the median home price is $387,000 and new construction is more limited. “If you want space, you gravitate to Clovis,” says Laura Mather, broker associate with London Properties. “You’re able to get custom homes on 2-acre parcels, which are not typically found in Fresno.”
Midcentury ranch-style homes are generally found in the Clovis' southwest corner, along with a few 55+ mobile home parks and condo complexes. As development moves to the north and the east, homes within uniform subdivisions become newer and newer; this trend is expected to continue as the city grows.
Ranch style homes with colorful landscaping can be found throughout Clovis.
Homes with Mediterranean styling are found in newer sections of Clovis.
Homes in the Harlan Ranch area of Clovis can feature Tudor style accents.
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Small neighborhood parks and trails, with plans to expand
Clovis has a dozen parks, collectively spanning 285 acres of outdoor space. Small neighborhood parks with playgrounds and picnic tables are most common, while the larger Sierra Bicentennial Park also offers basketball courts, lighted baseball fields and a batting range. Over 40 miles of multi-use trails wind throughout the city, including the 5-mile Dry Creek Trail, whose paved pathways pass through the 4-acre, still-expanding Clovis Botanical Garden. Just east, the 52-acre Wild Water Adventure Park gets packed in the summer months, when locals come out in droves to beat the heat. Other nearby recreation options include bowling alleys and skate parks.
Clovis city officials are working to bring more green spaces to the community. In 2019, the city council outlined the Dog Park Master Plan, which highlights three potential spaces for new dog parks, including Sierra Bicentennial Park, which currently has a temporary dog park; construction has not yet begun on any new dog parks. In 2023, the city began looking for funding for a new pedestrian and bicycle overpass, known as the Enterprise Trail Pedestrian Bridge, which will span Highway 168 and increase the area's walkability.
Clovis Botanical Garden is a beautiful place to spend an afternoon in the Clovis area.
Dry Creek Trail is a popular place to walk and bike in Clovis.
Watch migratory birds from Cottonwood Park in Clovis.
Bring the family for playground fun at Pasa Tiempo Park in Clovis.
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Local businesses and community events in Old Town Clovis
The southeastern Sierra Vista Mall has dozens of national chains and a movie theater, while the popular Old Town district, found along Clovis Avenue between 2nd and 7th Streets, offers colorful, historic storefronts and plenty of outdoor patio space. Shoppers can visit Old Town's many antique and jewelry stores, while diners can sit at a coffee shop or grab a slice of pizza. “They have a Friday night farmers market in Old Town,” says Craig Barton, a Clovis native, broker and owner of ERA Valley Wide Homes. “It’s a great place to go take your family out. There're activities for the kids, and as soon as you're done, you can walk to a local restaurant and have dinner.” The Big Dry Creek Museum in Old Town pays homage to the city’s history as a Western railroad town, and open-air antique fairs include the Glorious Junk Days in May and September.
Each April, the annual Clovis Rodeo attracts over 50,000 attendees to the Clovis Rodeo Grounds for traditional rodeo events like bull riding, as well as a concert series and parade. Local sports fans enjoy cheering on California State University Fresno’s football team, the Bulldogs, and attending fall and winter home games at the Valley Children’s Stadium, just west of Clovis.
Two Cities Coffee Roasters is a popular coffee spot in Old Town Clovis.
The Clovis Big Dry Creek Museum is a great place to learn the history of the area.
Veggies straight from the farm are waiting at the Old Town Clovis Farmer's Market in Clovis.
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Commuting to downtown Fresno
The Clovis Transit bus system operates four routes throughout the city, and a few Fresno Area Express bus system routes connect Clovis residents with the greater metropolitan area. Highway 168 leads about 9 miles from Clovis to downtown Fresno, where locals can access Highways 41, 180 and 99. Locally known as the Golden State Highway, Highway 99 spans much of the San Joaquin Valley, stretching 103 miles north to Modesto and 118 miles south to Bakersfield.
The only hospital in Clovis, Clovis Community Medical Center, includes the Marjorie E. Radin Breast Care Center and more than 300 private rooms. Several other hospitals are just west in Fresno, including Saint Agnes Medical Center and Fresno Heart & Surgical Hospital. Also in Fresno is the closest airport, Fresno Yosemite International Airport, used by both passenger and military aircraft.
Highly sought-after public schools
The Clovis Unified School District is a big draw for Clovis residents, with 49 schools, over 42,000 students and an overall A rating from Niche. Twenty-one of the district's elementary schools are rated A, while two of its high schools, Clovis North and Buchanan, are rated A-plus. On the western border of Clovis, Fresno State University has an enrollment of over 25,000 students, a campus of over 1,000 acres and an NCAA Division I athletics department.
Students in the central area of Clovis may attend Clovis Elementary School.
Clark Intermediate School serves grades 7-8 in Clovis.
Clovis High School is the oldest secondary school in the city of Clovis.
Clovis residents can watch college football games at Fresno State University.
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Comparatively low crime rates
According to FBI crime data, the Clovis Police Department at the end of 2023 reported a property crime rate of about 152 incidents per 100,000 residents; this was lower than the California rate of about 195 incidents and the national rate of about 180. Also at the end of 2023, Clovis police reported a violent crime rate of about 59 incidents per 100,000 residents, lower than the California rate of about 98 incidents and a national rate of about 121.
California summers and ongoing concerns about air quality
In the winter months, Clovis residents can expect temperatures in the 40s and 50s, while summer brings intense heat waves that sometimes exceed 100 degrees. Most of the area's annual rainfall occurs between October and April, but even during the rainy season, the average monthly rainfall is typically less than two inches in total.
The San Joaquin Valley is known to have poor air quality across the board, with high levels of short-term particle pollution. This pollution comes in the form of debris from suburban development, industrial operations and agriculture production. However, in recent years, wildfires from across the region have created clouds of toxic smoke and ash trapped in the valley by surrounding mountains. City officials are working on reevaluating land usage and transportation to improve air quality, though efforts are ongoing. There is some risk of forest fires in the undeveloped land northeast of Clovis, which is classified by the city as having moderate fire hazard severity. These fires typically have little to no effect on residential areas, and the Clovis Fire Department provides emergency services.
Agricultural activity can contribute pollution in the summer months near Clovis.
Outdoor water usage can be restricted during the summer in Clovis.
Relax on a hot day at Pasa Tiempo Park in Clovis.
Dry conditions in the foothills can result in fires that bring smoke into the Clovis area.
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Written By
Andi Sink
Video By
Timothy Cerva
Interested in learning more about homes in this area?
Reach out to
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GreatSchools:
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On average, homes in Clovis, CA sell after 36 days on the market compared to the national average of 53 days. The median sale price for homes in Clovis, CA over the last 12 months is $503,360, up 2% from the median home sale price over the previous 12 months.
Step into refined living at the final KB model home available in the prestigious Cielo Ranch community of Clovis. This showcase residence is fully appointed with premium upgrades and sophisticated finishes, offering an elevated lifestyle from the moment you arrive. The open, light-filled floor plan features 4 spacious bedrooms plus a versatile flex room—perfect as a private office, den, playroom,
Gated European Quarter, with access to all the amenities, is offering a fabulous home for sale. Perfect Location in Clovis, located on a corner lot inside the community. There are 3 full BR & 2 BR. The entire inside has been freshly painted, including closets. Solid surface flooring with new carpet in all bedroom & closets. The inviting living room welcomes you with built-in entertainment
Welcome home to this light-filled 3-bedroom, 2.5-bath Clovis beauty right in the heart of a highly desirable neighborhood within the Buchanan School District. From the moment you step inside, the home feels bright, open, and welcoming.An abundance of windows throughout the home brings in beautiful natural light, creating a warm and airy feel in every space. The flexible layout offers two
If space, privacy, and a truly oversized lot are at the top of your wish list, this exceptional Clovis home delivers. Tucked away on a quiet cul-de-sac and lovingly maintained by the original owners, this impressive two-story residence sits on a rare 17,000 square feet lot, offering a double-lot feel with endless possibilities. With approximately 4,300 square feet of living space, this home was
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Create the homestead you've always envisioned or escape the hustle and bustle of the city with this gentle rolling 40-acre ranch. The cozy 2-bedroom, 2-bath ranch-style home provides easy single-story living, while the sprawling land offers endless agricultural potential. The privacy of this property is unparalleled; all surrounding properties are 40 acres or larger. The home features dual-pane
Spacious and versatile, this five-bedroom home offers a flexible layout designed for a variety of living styles. Two additional rooms provide ideal space for a formal dining room, home office, or second living area, while updated flooring and modern lighting enhance the home's fresh, inviting feel. The kitchen opens seamlessly to the living room, making it ideal for both everyday living and
This inviting, single-story former model home showcases a fully landscaped front yard. Inside, discover an open floor plan with 9-ft. ceilings, a versatile Flex Space and spacious family entertainment area. The kitchen boasts a large walk-in pantry, Whirlpool stainless appliances, elegant cabinets, natural stone countertops, Moen faucets and a functional island. The primary bedroom features a
Extremely rare and exceptional opportunity to acquire over ±129 acres of land zoned AE20 situated on the border of Clovis' “Sphere of Influence,” an area the city has earmarked for urbanization and which the Clovis General Plan has identified as the potential site to develop low-to-medium density residential housing. As is currently envisioned, the Sphere of Influence would include:+ 325
Rare opportunity to own a 20 acre parcel far enough in the country to be private but close enough to town for easy access to shopping and amenities. Surround by large parcels no neighbors too close. Amazing views of the Sierra Nevada Mountains and Table Top Range. Wells in the area are high producers. Power is at the property line. Property has been dry cropped in the past and is currently part
TWO HOMES IN ONE! An attached stand alone space that has its own kitchenette, living room, full bathroom, stackable washer and dryer hookups and a bedroom. With its own separate entrance, this can be used as an office, rental space, or a in-law or adult child's retreat. It can also serve as a downstairs primary suite if stairs are an issue. The separate entry to the house allows for as little or
Discover ultimate convenience in the desirable Tarpey Village area at 4069 N Sunnyside, a fully updated three-bedroom home that perfectly balances sophisticated interior design with rugged outdoor accessibility, and a solid roof. This recently renovated residence features a durable stucco exterior and sits on an expansive lot of over 7,400 square feet, offering a generous front yard and a massive
Discover The Beaumont at Farmstead, a highly sought-after 3588 sq. ft. single-story home, where elegance meets functionality. This exceptional residence invites you into a world of contemporary design, with an open concept floorplan that will captivate you from the moment you enter. Upon stepping inside, you're greeted by high ceilings that create an immediate sense of space and sophistication.
What a Charming family home in Clovis Unified! This 3 bedroom 2 bath home with approximately 1,200sqft is move in ready and waiting for your family. Inside, find upgrades like vaulted ceilings with wood beams in the living room, plus laminate hardwood floors that flow to the kitchen. Kitchen includes granite counters, tiled backsplash, and plenty of cabinet and counter space .Master
IT'S ALL INCLUDED! Washer, Dryer, Refrigerator, backyard landscape, and 2 inch faux blinds. The 1412 plan provides a perfect space for modern living. It features three bedrooms, 2 baths, a spacious walk-in closet in the primary suite, an upstairs laundry room, and a 2-car garage.Tract 6205 Elev8ions HOA Phase Range's are from $103.31 to $136.65 but Build out is estimated at $131.94*Models
At Copper Beech Fresno, we offer a wide range of spacious suites, from cozy one-bedroom apartments to large four-bedroom options. With so many choices, you're sure to find the perfect space that fits your lifestyle and budget. Our co-living model gives you the freedom of your own private bedroom, without the high cost of a studio or entire unit. Thanks to our by-the-bed leasing, you’ll only be
Welcome to this stunning three bedroom, two bathroom home located in Clovis! This property offers a spacious three car garage, perfect for extra storage space. The home also features potential small RV or boat parking. The interior of the home is just as impressive, with new carpeting throughout, adding a touch of comfort and luxury. The bedrooms are generously sized, offering plenty of room for
Indulge in the epitome of urban luxury at Parador Townhomes, which boasts modern design and unmatched amenities in the heart of Clovis, CA. Immerse yourself in a vibrant neighborhood with exquisite dining options, upscale shopping, and endless entertainment. Explore our pet-friendly two and three bedroom apartments for rent, where contemporary design merges with timeless elegance. Indulge in
Stunning 3-Bedroom Home in Prime Clovis Location!Welcome to 413 W Mahogany Ln, where comfort meets convenience in the heart of Clovis. This spacious 3-bedroom, 2-bathroom home offers an open floor plan perfect for entertaining, with a bright living room, modern kitchen featuring granite countertops and stainless steel appliances, and a cozy dining area. The master suite boasts a walk-in
Welcome to Dolce Vita, a modern, upscale apartment home community in Clovis, CAwhere luxury meets convenience. Enjoy beautifully designed 1, 2, and 3-bedroom apartment homes offered in six thoughtfully crafted floor plans. Step inside and youll find high ceilings, soft natural light, gleaming quartz kitchen counters, and rich cabinetry that create a warm, contemporary villa-style atmosphere that
Cute 3 bedroom, 3 bathroom home in the prestigious European Grove gated community in North Clovis! Right off the entry you will find 1 bedroom and a downstairs bathroom with walk-in shower. Cozy living room with high ceilings, recessed lighting, fireplace and built-in cabinetry. The living room leads to a spacious dining area and an open kitchen with generous cabinet and counter space. There is a
Welcome to Chateau Monterey II! Discover this charming, single level community close to every convenience you will ever need. Located on the Clovis & Fresno border, you'll find great shopping, restaurants and Fresno State University just minutes away. Give us a call today for the most up to date availability.
Beautiful Wilson home in the Elev8ions at Fowler Pass! Fantastic North Clovis location at Fowler & Alluvial. This home offers 1,660 sq. ft. of living space, attached 2-car garage, and low-maintenance back yard. This home features tons of upgrade, including beautiful white quartz counter tops, wood plank tile flooring, stainless steel appliances, gas stove top and modern fixtures. Convenient 1/2
Portola Plaza is a premier collection of residences offering exclusive amenities in the heart of Loma Vista. With Wilson Homes, you get decades of uncompromising dedication to building trendsetting communities throughout the Central Valley. Portola Plaza transcends expectation in a Santa Barbara-style village with homes from chic urban flats to spacious three-bedroom townhomes. Refined but never
Welcome to this three bedroom, 2.5 bathroom home located in the vibrant community of Clovis, CA. This property offers a spacious loft, perfect for a home office or entertainment area. The home has been recently updated with new carpeting, adding a fresh and modern touch to the space. As a resident, you'll also have access to a community pool, providing a perfect spot for relaxation and recreation
Welcome to Monte Vista Apartments, where comfort and convenience meet in a beautifully landscaped community in Clovis, CA.Our spacious apartments offer a range of amenities to make you feel right at home. Our modern kitchens are fully equipped with a dishwasher, refrigerator, and disposal to make your daily routine a breeze.At Monte Vista Apartments, were committed to providing our residents with
Beautifully updated 4 bedroom home located within the European Parc Community off of Willow and Shepard in Clovis! Updated vinyl flooring and neutral paint through out. The main level features a spacious living area with a cozy gas fireplace and elegant wood mantle, a convenient half bath, and a tastefully updated kitchen. The kitchen is appointed with granite countertops, light-colored
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