West Covina, CA

Very High · 178

California · Population 107,436 · Updated March 2026

$2,153
Median Rent / Month
$98,570
Median Income
$712,300
Median Home Value
$2,178
Owner Costs / Month

Affordability

How far your income goes in West Covina

26.2%
Rent-to-Income Ratio
Moderate
Rent takes 25-35% of median income — moderate affordability.

Tax Burden in California

State-level tax rates that affect your costs

13.3%
Income Tax (Top Rate)
7.25%
Sales Tax
0.71%
Property Tax Rate

Estimated Annual Costs

$25,836
Annual Rent
$13,110
State Income Tax
$5,057
Property Tax (est.)

Cost of Living Overview

West Covina has a significantly higher cost of living than most US cities, driven largely by premium housing costs. With a cost index of 178 (where 100 equals the national median), West Covina residents can expect to pay median rent of $2,153/month while earning a median household income of $98,570/year.

The median home value in West Covina, CA is $712,300, with typical monthly owner costs around $2,178 including mortgage, insurance, and taxes. With a rent-to-income ratio of 26.2%, West Covina falls within the generally affordable range, though it's approaching the 30% burden threshold.

California's top income tax rate of 13.3% is among the highest in the nation, adding to the overall cost burden. Combined with a 7.25% sales tax rate and 0.71% effective property tax rate, the overall tax environment is a factor in the total cost of living in West Covina.

Frequently Asked Questions

Common questions about living costs in West Covina

What is the cost of living in West Covina, CA?
The cost of living index in West Covina, CA is 178 (US average = 100). Median monthly rent is $2,153, median household income is $98,570/year, and the median home value is $712,300.
Is West Covina, CA affordable?
No, West Covina is more expensive than the national average with a cost index of 178. The rent-to-income ratio is 26.2%—below the 30%% threshold considered affordable by HUD.
What is the average rent in West Covina, CA?
The median gross rent in West Covina, CA is $2,153 per month according to the US Census Bureau ACS 2023 data. Annual rent costs approximately $25,836.
What is the median household income in West Covina?
The median household income in West Covina, CA is $98,570 per year. This compares to the national median of approximately $80,000.
What are the taxes like in California?
California has a top income tax rate of 13.3%, a sales tax of 7.25%, and an effective property tax rate of 0.71%.