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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GreatSchools:
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On average, homes in Clovis, CA sell after 37 days on the market compared to the national average of 55 days. The median sale price for homes in Clovis, CA over the last 12 months is $499,900, consistent with the median home sale price over the previous 12 months.
Welcome home to this beautifully maintained 3bed/2bath single story gem in the heart of Clovis featuring RV parking! From the moment you step inside you'll be greeted by a bright and airy open floor plan featuring soaring vaulted ceilings and stunning laminate flooring throughout. The spacious living room flows seamlessly into the kitchen, perfect for entertaining, plus a charming breakfast nook
Come see this impressive 3,716 sq ft Wathen Dry Creek Masionette home built in 2014 and designed for both comfort and entertaining. The great room features a 10-15 feet vaulted ceiling with a prewired home theater and flows seamlessly into a chef inspired kitchen with custom granite countertops, maple cabinetry, and generous workspace. A spacious bonus room offers flexibility as a fifth bedroom,
Welcome to this beautifully designed two-story home nestled in the highly sought-after gated community of European Quarter in Clovis. Offering 4 spacious bedrooms and 2.5 bathrooms, this residence blends comfort, style, and functionality in an ideal setting.Step inside to discover a bright and open floor plan filled with natural light, perfect everyday living. The kitchen is a true
Welcome to Harlan Ranch living at its finest! This beautifully maintained 2-bedroom home offers a versatile downstairs den with elegant French doorsperfect for a home office, guest room, or flex space to fit your lifestyle. A convenient half bathroom is also located downstairs for guests.The open-concept kitchen features a large island, ideal for entertaining or everyday living, and flows
This Wathen Mansionette, located in the award-winning Clovis Unified School District, offers 3,397 sq ft on an expansive 15,600 sq ft cul-de-sac lot. Built in 2004 and known for quality construction and thoughtful design, this home features a highly flexible layout that can adapt to your needs. It may function as a 3-bedroom, 3-bath home with a dedicated office and a second great room, or as a
Welcome to this spacious and well-maintained home in the heart of Clovis!Located on a quiet, established street, this property offers generous living space with 5 bedrooms and 2 bathrooms, ideal for large families, multi-generational living, or those needing extra room for a home office or flex space.The home features a functional floor plan with approximately 2,450 sq ft of living
Experience this gorgeous 5-bedroom, 3-bath, two-story home is ideally located near the highly sought-after Clovis Unified School District/Buchanan High School. Step inside to a spacious, open floor plan with high ceilings and an easy flow designed for everyday living and entertaining. style=font-size: 10pt; The kitchen offers granite countertops, a large pantry, with an eating bar and across the
Welcome to 3849 N Stanford Avenue in Fresno, a well-maintained home offering 3 bedrooms, 2 bathrooms, and approximately 1,285 square feet of living space with a functional open floor plan designed for comfortable everyday living. The main living areas flow together seamlessly, creating an open and inviting space with flexibility for both relaxing and gathering. The kitchen sits at the center of
Welcome to this updated four-bedroom, two-bathroom home in the highly sought-after Clovis Unified School Districtoffering comfort, space, and move-in ready ease. Inside, you'll find newer flooring, fresh interior paint, and updated carpeting that create a warm, inviting feel. The refreshed kitchen features updated cabinetry, new hardware, and upgraded countertopsbringing a clean, modern touch to
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
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 acres
Welcome to the highly desirable Palm Lakes PUD! This affordable and move-in-ready 2 bedroom, 1.5 bath unit features an open living area and a functional kitchen with refrigerator included. The home needs a little TLC, but with the right touch, it can truly shine and become a wonderful place to call home.Enjoy a charming community setting with beautiful grassy areas perfect for family and pets.
Affordable housing in a 55+ community ! Needs some work, and price reflects that. However, it is very livable and offers some nice features: fenced dog yard (1 dog allowed up to 25 pounds); storage shed; low maintenance patio area with pavers; awning covers most of the MH front; covered car port; bearing fig and citrus trees; ramp for handicap access.Bedroom offers dual closets, bathroom and
Welcome home to this beautifully maintained 3bed/2bath single story gem in the heart of Clovis featuring RV parking! From the moment you step inside you'll be greeted by a bright and airy open floor plan featuring soaring vaulted ceilings and stunning laminate flooring throughout. The spacious living room flows seamlessly into the kitchen, perfect for entertaining, plus a charming breakfast nook
Well-loved immaculate, and beautifully maintained Clovis home offering approximately 1,841 sq ft with 4 bedrooms, 2 bathrooms, owned solar (NEM 2) with zero payments at annual true-up per seller, newer HVAC installed in Feb 2025, and an open-concept layout. Situated on a generous ~7,400 sq ft lot, this property provides the perfect blend of comfort, functionality, and outdoor enjoyment. Spacious
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
Beautiful 4 bedroom, 3 bathroom Wawona Ranch home located near Willow & Alluvial. This pristine home offers 2,483 sq. ft. of living space and a 3-car garage located on a spacious 8,800 sq. ft. lot in the prestigious Clovis Unified School District. The spacious kitchen features plenty of storage, a double wall oven, wine fridge, and a huge pantry. Interior features include beautiful laminate
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 2394 Scott Avenue in Clovis, a three bedroom, two bath home on a desirable corner lot. The property features a covered patio ideal for outdoor living, and a variety of fruit trees in the yard. Located within the Clovis Unified School District, this residence offers convenient access to neighborhood schools and community amenities.One year lease. Only $2,350 a month. $2,350 deposit.
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
This 3 bedroom home with an open floor plan is set in the perfect location near shopping and freeway access. Features include indoor laundry room, vinyl plank flooring throughout and Central heat & air conditioning. Tenant is responsible for all utilities and yard care. Renter's insurance is required. No pets please.
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.
Step into this comfortable and well-maintained two bedroom, one bath unit located in a peaceful 4-plex in Clovis. The unit opens into a bright living space featuring carpeted flooring, a cozy fireplace, and a seamless flow into the dining nook and kitchen. Newer vinyl flooring in the kitchen nook, carpet throughout the living room and both bedrooms, ceiling fans in each of the bedroom to add
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
Cute Single-family home in a Clovis neighborhood, near shopping and entertaining. This 3-bedroom, 2-bathroom, 1,144 square foot home has been recently painted, new carpets, new blinds and many other upgrades. This home has a great back yard with a shed for storage.No smoking, no co-signers, small pets allowed with an additional deposit. Renters insurance is required. Other conditions,
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
Welcome to this charming and well-maintained 3-bedroom, 2.5-bathroom home located at 3774 Amity Ln in the desirable Clovis community. Built in 2017, this thoughtfully designed home offers approximately 1,212 square feet of comfortable living space with a bright and inviting layout. The main level features an open-concept living and dining area filled with natural light, creating a welcoming space
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