If you are seriously considering moving to Clovis, CA, you are probably already doing your research. You have looked at home prices, maybe pulled up a few Zillow listings, and started comparing what your dollar gets you here versus where you are coming from. Here is what most relocation guides will not tell you: Clovis is not just an affordable alternative to coastal California. It is a destination people actively choose and stay in. I have been helping families, professionals, and investors relocate to Clovis and Fresno for over 12 years. This guide covers everything you need to know before making your move.
Why People Are Moving to Clovis, CA in 2026
Clovis sits directly east of Fresno in the heart of the San Joaquin Valley. With a population of roughly 130,000, it has the feel of a small city — tight-knit neighborhoods, well-maintained streets, strong community events, with easy access to everything a larger metro offers.
The migration patterns tell the story clearly. Over the past several years, Clovis has been one of the top relocation destinations in the Central Valley, drawing buyers from the Bay Area, Los Angeles, and the Pacific Northwest.
The reasons are consistent:
- Cost of living. The median home price in Clovis is currently around $490,000 to $530,000, depending on the neighborhood and home size. For a buyer coming from the Bay Area or coastal Southern California, this is a completely different reality. The same budget that buys a 1,200 sq ft condo in San Jose can buy a 2,400 sq ft home with a pool in Clovis.
- Schools. Clovis Unified School District is widely regarded as one of the strongest public school districts in California. Families moving here specifically choose Clovis for the schools — and they are right to.
- Safety. Clovis consistently ranks among the safest cities in the Central Valley and is often cited as one of the safer cities in California for its size.
- Quality of life. Clean streets, well-maintained parks, strong local restaurants, and a genuine sense of community. This is not an exaggeration — it is what residents cite most often when asked why they love living here.
Clovis Unified School District: The Real Reason Families Move Here
If you have kids or are planning to, Clovis Unified School District (CUSD) is the single most important factor in your housing decision.
CUSD serves approximately 44,000 students across 42 schools. It consistently outperforms state averages on academic assessments and has a graduation rate well above the California average. The district's sports programs, performing arts, and college preparation resources are equally strong.
Here is what matters most from a real estate perspective: CUSD boundaries are everything. Homes that fall within CUSD command a measurable premium over comparable homes just outside the district boundary. In some cases, crossing one street can mean the difference between being in CUSD and being in Fresno Unified.
Clovis Neighborhoods: Where to Buy Based on Your Priorities
Clovis is not one uniform neighborhood. Different areas have distinct personalities, price points, and access to amenities. Here is a breakdown of the main areas:
North Clovis (Heritage Grove, Buchannan Estates, Monte Verdi, Chelsea Downs)
This is the premium end of the Clovis market. Larger lots, newer construction, and some of the city's most desirable addresses. Home prices here range from $700,000 to $2M+. If you are looking for a luxury home in Clovis with strong resale value, this is the area.
Central Clovis (Harlan Ranch / Deauville)
Harlan Ranch has become one of the most popular neighborhoods for young families over the last decade. Well-planned streets, community parks, newer homes, and quick access to Herndon Avenue shopping. Prices in this area generally range from $500,000 to $750,000.
Old Town Clovis
If you want character over square footage, Old Town Clovis is worth considering. The historic district features walkable streets, local shops and restaurants, and a strong sense of community identity. Homes here are older but often sit on larger lots with mature trees.
South East Clovis
More affordable entry points into CUSD. Lots of new construction with Loma Vista as the new master planned community. With district access and improving commercial corridor make it a smart buy for first-time buyers.
Common Concerns About Moving to Clovis (Answered Honestly)
"I've heard Fresno has crime issues. Is Clovis the same?"
No. Clovis and Fresno are separate cities with their own police departments, city councils, and statistics. Clovis consistently has significantly lower crime rates than Fresno and most California cities of comparable size.
"Will I need a car for everything?"
Yes. Clovis is suburban and car-dependent. There is no practical public transit system. If you work from home or are willing to own a car, this is a non-issue. If you are car-free by choice, this is an important consideration.
"How far is it from the Bay Area?"
About 3 hours without traffic via Highway 99 or 580. Many Clovis residents with Bay Area ties make this trip regularly and they consistently say the lifestyle trade-off is worth it.
"What about job opportunities?"
Fresno/Clovis is the fifth-largest metro in California. The job market has expanded significantly in healthcare, education, agriculture, logistics, and government sectors. Valley Children's Hospital, Community Regional Medical Center, Fresno State, and numerous logistics and distribution companies are major employers. Remote work has also made this a non-issue for a large segment of buyers.
Tips for Buying in Clovis as a Relocation Buyer
If you are buying from out of the area, here are the things I advise every relocation client:
- Do not rely solely on virtual tours. Clovis neighborhoods vary meaningfully block by block. A tour in person or with a trusted local agent walking you through the neighborhood — is worth the trip.
- Understand the CUSD boundary before you fall in love with a house. Pull the boundary map. Verify with the district. Do not assume the listing description is accurate.
- Move fast when the right house comes up. Clovis is competitive, especially in the $500K–$750K range. Well-priced homes in good neighborhoods still see multiple offers within the first week.
- Budget for the heat. Pool maintenance, landscaping designed for drought and heat, and summer utility bills are real costs. Factor them in.
- Work with a local agent who knows the micro-market. Fresno and Clovis are distinct markets. An agent who specializes in Clovis knows which streets command premiums, which neighborhoods have HOA restrictions that matter, and which listings are priced correctly versus overpriced.
Ready to Make the Move?
If you are considering relocating to Clovis, CA, I would love to connect. I have helped dozens of families make this exact transition from the Bay Area, Los Angeles, and beyond, and I know what questions come up and what matters most in this specific market.
Contact me today for a free, no-pressure consultation. I am happy to walk you through the current market, help you narrow down neighborhoods based on your priorities, and give you the honest picture of what life looks like here.
- Call or Text: (559) 905-5228
- Email: hirdeys@gmail.com
- Website: www.paulsinghrealtor.com
Paul Singh is a top-ranked real estate agent in Fresno and Clovis, CA, placing in the top 10% of all Central Valley agents. He specializes in residential, luxury, and commercial real estate and has served the Fresno-Clovis market for over 12 years. CA DRE# 01878751.
