If you are searching for a home in the Central Valley, the question comes up almost immediately: Fresno or Clovis?
They share a border. They share some schools. They share a zip code area and a freeway system. But they are not the same place, and the decision between them matters, for your daily lifestyle, your property value, and your long-term investment.
I work in both markets every day. I have helped buyers choose between them for over 12 years. Here is my honest take on how they compare in 2026.
The Basics: Two Cities, One Metro Area
Fresno is the fifth-largest city in California with a population over 540,000. It is the economic hub of the Central Valley with home to major employers, a large hospital network, a university, and a sprawling, diverse urban landscape.
Clovis sits directly to the east of Fresno, with a population of roughly 130,000. It is an independent city with its own government, police department, and most importantly for many buyers, its own school district.
The two cities are so closely connected that many people who do not live here assume they are the same place. They are not. The differences matter.
Schools: The Biggest Factor for Families
This is where the comparison starts for most families with children, and the gap is real.
Clovis Unified School District (CUSD) serves approximately 44,000 students across 42 schools. It consistently outperforms California state averages, has one of the highest graduation rates in the San Joaquin Valley, and is widely regarded as one of the strongest public school districts in the state.
Fresno Unified School District (FUSD) is significantly larger, serving approximately 70,000 students. As a large urban district, it faces more complex challenges, and its overall academic performance metrics are lower than CUSD on most measures.
There are excellent individual schools within FUSD, and private school options in Fresno are also strong. But if public school performance is your primary driver — and for many families it is — Clovis has a clear advantage.
The bottom line: Homes in CUSD carry a measurable price premium specifically because of the district. That premium is not accidental.
Home Prices:
The pattern: Clovis commands a premium at similar price points because of school district and perceived safety. You will generally get slightly less square footage in Clovis for the same price as Fresno but many buyers consider that trade-off worthwhile.
Neighborhoods: Character and Feel
Fresno Neighborhoods Worth Knowing
Old Fig Garden — One of the most character-rich neighborhoods in all of Fresno. Historic homes, tree-lined streets, walkable to local restaurants. This is Fresno at its most charming.
Tower District — Fresno's arts and dining hub. Older homes, eclectic energy, strong community identity. Popular with younger buyers and those who want walkability.
Northeast Fresno (93720 / 93730) — Newer construction, larger lots, closer to the Clovis border. Many buyers in this area actually fall within Clovis Unified School District, so check boundaries carefully. This is where Fresno's market most closely competes with Clovis.
Sunnyside — Well-established family neighborhood in southeast Fresno. Solid value, good community, FUSD schools.
Clovis Neighborhoods Worth Knowing
Monte Verdi / Chelsea Downs / Reno Rd — Clovis's luxury address. Gated communities, acreage lots, custom builds. Where serious luxury buyers land.
Harlan Ranch — The most popular area for families in recent years. New construction, planned parks, community feel, all within CUSD.
Heritage Grove — Similar to Harlan Ranch, strong family focus, newer builds, good access to shopping.
Old Town Clovis — Walkable, historic, local restaurants and boutiques. A different feel than the suburban Clovis most people picture.
Safety: An Honest Assessment
I want to be direct here because this topic comes up in nearly every relocation conversation.
Fresno is a large urban city. Like every large city, it has areas with higher crime rates. It also has large swaths of safe, family-friendly neighborhoods particularly in the northeast.
Clovis has consistently lower crime statistics. It is an independent city with its own police department that operates differently from Fresno PD.
The key nuance: if you are comparing a safe northeast Fresno neighborhood to a typical Clovis neighborhood, the gap narrows considerably. The important thing is not to paint all of Fresno with the same brush. Northeast Fresno and central Clovis are much more similar than a surface-level Fresno vs. Clovis comparison suggests.
Commute and Convenience
Both cities are car-dependent, this is the reality of the Central Valley. Public transit exists but is not a practical daily driver for most residents.
What you gain in both cities is commute time. Most Fresno and Clovis residents travel 15–25 minutes to work. If you are coming from a Bay Area commute of 60–90 minutes each way, this is a genuine lifestyle upgrade.
Fresno: More centrally located for jobs at Fresno State, downtown employers, and healthcare campuses.
Clovis: Slightly further from downtown Fresno but very close to Valley Children's Hospital and the Fresno Yosemite International Airport corridor.
Investment and Appreciation
Both markets have appreciated significantly over the past decade. Fresno's median home price has roughly doubled since 2015. Clovis has tracked similarly.
For investment purposes, here is how I think about the two markets:
Fresno offers more opportunities in multi-family, commercial, and value-add residential investments. The diversity of the market means more niches to operate in.
Clovis offers stronger long-term appreciation on residential homes, especially in CUSD-adjacent areas, because demand from family buyers remains consistently high regardless of broader market conditions.
Neither market is a bad investment. They are different plays.
So Which One Should You Choose?
Here is my honest framework after helping hundreds of buyers make this decision:
Choose Clovis if:
- Public school district is your primary driver
- You want a newer home with more suburban consistency
- Safety statistics matter significantly to your decision
- You are coming from a Bay Area or LA background and want a "turn-key" lifestyle with minimum friction
Choose Fresno if:
- You want more character, diversity, and neighborhood personality
- Budget is a primary consideration and you want more home for the money
- You are a buyer or investor interested in multi-family or commercial property
- You want to be in a walkable, urban-feeling neighborhood (Tower, Fig Garden)
- You are open to northeast Fresno, where the lifestyle and prices closely mirror Clovis
Work With Someone Who Knows Both Markets
A lot of agents specialize in one or the other. I work in both every day.
If you are trying to decide between Fresno and Clovis, the right answer depends on your specific priorities — and that conversation is worth having before you fall in love with any specific home.
Reach out today and let's talk through what matters most to you. I will give you a straight answer, not a sales pitch.
- Call or Text: (559) 905-5228
- Email: hirdeys@gmail.com
- Website: www.paulsinghrealtor.com
Paul Singh is ranked in the top 10% of real estate agents across the Central Valley. He specializes in residential, luxury, and commercial real estate in Fresno and Clovis, CA. CA DRE# 01878751.
