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?
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On average, homes in Clovis, CA sell after 38 days on the market compared to the national average of 56 days. The median sale price for homes in Clovis, CA over the last 12 months is $499,800, up 1% from the median home sale price over the previous 12 months.
Say hello to this beautifully maintained home situated on a desirable corner lot in one of Clovis' most sought-after neighborhoods! With inviting curb appeal and a thoughtfully designed floor plan, this home offers the perfect blend of comfort, style, and functionality.Step inside to discover bright, open living spaces filled with natural light, creating an inviting atmosphere for both everyday
Now selling the Beaumont model home at Ivy Gate at Farmstead by Woodside Homes. Located within the highly sought-after Clovis Unified School District, this professionally designed single-story home offers 3,588 sq. ft. of beautifully curated living space. The chef-inspired kitchen features ceiling-height cabinetry with glass accents, an undermount cast iron farmhouse sink, and designer finishes
Located in the highly sought-after Harlan Ranch community, this beautifully maintained Clovis home blends timeless design with modern comfort. A striking stone-accent exterior and inviting entry set the tone for the thoughtfully designed interior featuring soaring ceilings, abundant natural light, and an open-concept layout ideal for everyday living and entertaining. The spacious kitchen is
Get an $8,000 credit towards your closing costs or to buy down your interest rate with a full priced offer! Welcome Home! Step into this warm, bright, cozy, 100% move-in ready home in the heart of Clovis! Boasting 4 spacious bedrooms, 2 pristine baths, and 1,628 sq. ft. of thoughtfully designed living space, this home offers the perfect blend of modern style and everyday comfort. From the moment
Rarely does a property offering this much flexibility, acreage, and potential become available in Clovis. Situated on 5 fully usable and fenced acres, this unique property features two homes plus a permitted ADU, creating an exceptional opportunity for multi-generational living, rental income, a family compound, business use, or future development of your dream lifestyle property.The main
Country Living with Clovis Convenience! Welcome to 5602 N. McCall Avenue, a rare opportunity to enjoy the perfect blend of rural charm and modern convenience on nearly 2 acres in one of Clovis' most sought-after locations. This spacious 4-bedroom, 2-bath home offers approximately 1,761 square feet of comfortable living space designed for both everyday living and entertaining. Step inside to
Walk in greeted by soaring ceilings, a formal living room and separate dining room. The butler pantry joins the formal dining room to the bright, spacious kitchen with creamy antiqued cabinets, granite countertops, spacious island, gas cooktop and stainless steel appliances. The kitchen opens to the great room and a kitchen eating area provides more space and storage. The downstairs bedroom and
Welcome to Nuovo Terrace, a well-maintained gated community in the heart of Clovis! Situated on a desirable corner lot, this home offers added privacy with no direct neighbor on one side and a more open feel rarely found in the community. This beautifully maintained two-story home features 3 bedrooms, 2.5 bathrooms, and 1,579 square feet of thoughtfully designed living space.The open-concept
A new place to call home, don't let this opportunity pass you by. A brand new roof (installed June 2026), a pool, and updated windows, fixtures and appliances make this a great buy. Located in Clovis, a quick walk will get you to a local park. Proximity to shops, food, Fresno State University, Freeways 41 and 168 promises a location you won't tire of. Three bedrooms, two full bathrooms, an
-Owned solar-RV parking-Downstairs bedroom-Potential 5th bedroom/game room upstairs-3-car garage-Oversized corner lot-Spa, pergola, and entertainer's backyard-Clovis Unified locationThis spacious and versatile 4-bedroom home is located in the highly desirable Clovis area! Featuring a convenient downstairs bedroom, this home offers flexibility for guests, multi-generational living, or a private
Welcome to your own private foothill retreat at 23328 Granite Creek Ln in Clovis. Nestled on approximately 5 fully fenced acres, this custom ranch property offers privacy, functionality, incredible views, and the peaceful lifestyle foothill buyers are searching for — all located just minutes from Clovis and River Park shopping. Enjoy breathtaking, unobstructed views of the Table Mountain mountain
Say hello to this beautifully maintained home situated on a desirable corner lot in one of Clovis' most sought-after neighborhoods! With inviting curb appeal and a thoughtfully designed floor plan, this home offers the perfect blend of comfort, style, and functionality.Step inside to discover bright, open living spaces filled with natural light, creating an inviting atmosphere for both everyday
Located at 760 Sunnyside Avenue in Clovis, this property offers a rare opportunity with a 3-bedroom, 1-bathroom home featuring approximately 1,075 square feet of living space, situated on a 1-acre (43,560 sq. ft.) lot in an established area of Clovis. The existing home is currently undergoing a full remodel that includes a new roof, new flooring, and new kitchen cabinetry. The expansive lot
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
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
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.
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 Dolce Vita, a modern, upscale apartment home community in Clovis, CA where luxury meets convenience. Enjoy beautifully designed 1, 2, and 3-bedroom apartment homes offered in six thoughtfully crafted floor plans. Step inside and you’ll find high ceilings, soft natural light, gleaming quartz kitchen counters, and rich cabinetry that create a warm, contemporary atmosphere that instantly
Anchored in five decades of family legacy, The Villas at Ellis Manor rises amid lush courtyards and terracotta-tiled roofs, blending historic charm with contemporary design. Select from spacious one, two, or three-bedroom residences—ranging from 814 to 1,610 square feet—each laid out in sweeping, open plans that maximize natural light through generous windows. Modern kitchens gleam with granite
Welcome to Marbella! A development that is sophisticated, luxurious, and located in the heart of Clovis. Come discover Clovis's only apartment community that brings unique architecture and timeless design to make you feel right at home. The community offers valuable and exclusive resident services designed to enhance your quality of life! Call our leasing office today at for more
Harbor Pointe is a gorgeously built, apartment community offering distinctive 2 bedrooms with 2 bathroom homes. Our apartments provide both style and comfort with laminate wood flooring, granite countertops, 3 ceiling fans in each residence, upgraded cabinetry, central heating and air conditioning, gas ranges, stainless steel kitchen appliances, stacked washer and dryer in each home, and we also
Dry Creek Meadows Apartments is located in Clovis, California close to West Bullard Avenue and the 168 Highway. Clovis has a deep history in the development of the railroad in California dating back to 1890 and is in the agriculturally rich San Joaquin Valley. Just six and a half miles northeast of Fresno, you will have easy access to a variety of shopping, dining, and entertainment. Come and see
Sunnyhills Apartments, located in the Clovis Unified School District, offers modern luxury apartments with laminate wood-like flooring, stainless steel appliances, gas range, washer and dryer, LED lighting, central heating and air conditioning, dual pane windows, and keyless DOOR APP locks. Many of our units also have an attached garage! Our lovely community is right on the corner of Bullard and
Creekside Village is ideally situated in the newest part of East Clovis, California, near the Reagan Educational Center and the upcoming Loma Vista Market Place. Surrounding the community are extensive biking and walking trails, providing residents with ample outdoor recreational opportunities.Creekside Village Apartments proudly offers one, two, and three-bedroom apartments for rent with
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