Real Estate Agent in Clovis, NM

The Salary Picture: Where Clovis Stands

As a local, I can tell you that real estate in Clovis is a different beast than in Albuquerque or Santa Fe. It's a market driven by military families, steady agriculture, and a cost of living that keeps things accessible. For a Real Estate Agent, this translates to a specific earning potential that’s worth breaking down.

The median salary for a Real Estate Agent in Clovis is $60,281 per year, which works out to an hourly rate of $28.98 per hour. This figure is key because it represents the "middle of the road" – the point where half of the agents earn more and half earn less. It’s slightly below the national average of $61,480/year, but the lower cost of living here makes that salary go further than it would in many other parts of the country.

The job market is small but stable. There are approximately 76 real estate agent jobs in the metro area (Clovis and Portales combined). Over the last decade, the field has seen a 10% job growth, which is modest but indicates a consistent demand, not a boom-or-bust cycle. This stability is a hallmark of Clovis's economy, anchored by its military presence and agricultural base.

To understand where you might fit in, let's look at the experience-level breakdown. These figures are estimates based on local commission structures and market activity.

Experience Level	Typical Annual Earnings	Key Characteristics
Entry-Level (0-2 years)	$40,000 - $55,000	Building a client base, working under a broker, focusing on rentals and starter homes.
Mid-Level (3-7 years)	$55,000 - $75,000	Steady client referrals, handling moderate sales ($150k-$300k range), team collaboration.
Senior Agent (8-15 years)	$75,000 - $110,000+	Strong reputation, handles luxury or commercial properties, may mentor junior agents.
Expert/Top Producer (15+ years)	$110,000+	Deep market knowledge, extensive network, often specializes in farm & ranch or high-value homes.

Insider Tip: Your first two years are an investment. The median salary of $60,281 is a realistic goal for a mid-level agent who is actively working the market. Don't expect to hit that in year one. The 10% growth over a decade shows that persistence pays off here.

How Clovis Compares to Other NM Cities:

• Albuquerque: Higher volume and higher prices, but far more competition. Median salary is closer to $65,000+, but the cost of living is significantly higher.
• Santa Fe: Luxury market focus, median salary can be $70,000+, but the market is highly specialized and seasonal.
• Las Cruces: Similar to Clovis in many ways, with a median salary around $58,000. Clovis has a more distinct, stable military-driven economy.

Clovis offers a balanced scale for agents who want a manageable market without the intense competition of larger cities.

The Real Take-Home: After Taxes and Rent

Let's get practical. A median salary of $60,281 doesn't mean you take home that amount. As a real estate agent, you're typically a 1099 independent contractor, meaning you're responsible for all taxes and business expenses. Let's break down a monthly budget.

Assumptions:

• Gross Annual Income: $60,281
• Estimated Self-Employment Tax (15.3%): ~$9,223
• Federal & State Income Tax (Est.): ~$6,000
• Business Expenses (car, MLS, marketing, broker split): ~$8,000/year (conservative)
• Net Annual Income (After Taxes & Expenses): ~$37,058
• Monthly Net Income: ~$3,088

Monthly Budget Breakdown:

• Rent (Average 1BR): $935
• Utilities (Electric, Gas, Water, Internet): $250
• Groceries & Household: $400
• Transportation (Gas, Insurance, Maintenance): $350 (You drive a lot in real estate!)
• Health Insurance (Marketplace): $450
• Taxes (Saved Quarterly): $500
• Business Expenses (Saved): $200
• Discretionary/Savings: $0 (This is tight, see below)

As you can see, a single agent earning the median income must budget meticulously. There's little room for error or luxury spending. The key is to live frugally while building your business.

Can they afford to buy a home?
This is the big question. The median home price in Clovis is around $230,000. With a 20% down payment ($46,000), your monthly mortgage (including taxes and insurance) would be roughly $1,400-$1,500.

With a 30% down payment ($69,000), the monthly payment drops to about $1,200-$1,300.

Verdict: On a median agent income of $60,281, buying a home is challenging on your own without significant savings. It's more feasible for a dual-income household or after several years of building higher earnings. Many local agents start by renting in areas like Portales or the Northside to keep costs down while they build their client base.

Where the Jobs Are: Clovis's Major Employers

Understanding the local employer landscape is critical for a real estate agent. Your clients come from these major employers. Knowing their hiring trends and locations helps you target neighborhoods and stay ahead of the market.

1. Cannon Air Force Base: This is the economic engine of Clovis. With over 3,000 military personnel and civilian employees, it drives 60-70% of the local housing market. Military families relocate every 2-4 years, creating a constant churn of buyers and sellers. Hiring Trend: Steady. Civilian jobs are competitive but stable. Base expansion in recent years has increased demand for housing on and off-base.
2. Clovis Municipal School District: The largest employer with over 1,500 staff. Teachers and administrators are a core part of the home-buying market. Hiring Trend: Consistent annual hiring for teachers, with bus drivers and support staff in high demand.
3. Covenant Health Clovis: This is the region's primary healthcare provider, operating the Plains Regional Medical Center. It employs over 800 people. Hiring Trend: Strong growth, especially in nursing, allied health, and support services. This is a source of stable, professional buyers.
4. Tyson Foods: The large poultry processing plant is a major employer, offering many entry-level to skilled labor positions. Hiring Trend: Steady, with some seasonal fluctuations. Employees often look for affordable single-family homes or apartments.
5. Eastern New Mexico University (ENMU): Located in Portales (15 miles away), ENMU employs faculty, staff, and supports a student population that often leases in Clovis. Hiring Trend: Stable academic hiring; a growing source of rental property investors and faculty homebuyers.
6. City of Clovis & Curry County: Government jobs provide stable employment. Hiring Trend: Moderate growth tied to public infrastructure projects.

Insider Tip: Network with HR departments and relocation specialists at Cannon AFB and Covenant Health. They are the gatekeepers for a significant portion of the local buyer pool. Also, keep an eye on Tyson Foods' expansion announcements, as it can signal new housing demand in specific neighborhoods.

Getting Licensed in New Mexico

The process is straightforward but requires dedication. The New Mexico Real Estate Commission (NMREC) oversees licensure.

Step-by-Step Requirements & Costs:

1. Pre-Licensing Education: You must complete 90 hours of approved real estate courses. These are typically offered online by providers like The CE Shop or Kaplan. This is the biggest upfront time investment (3-4 months part-time).
   • Cost: $450 - $650 for the course package.
2. Background Check: Fingerprinting and a state/federal background check are required.
   • Cost: $65 - $85.
3. Licensing Exam: After completing your course, you'll take the state exam at a Pearson VUE testing center (the nearest is in Albuquerque).
   • Exam Fee: $100.
   • Pass Rate: The New Mexico state exam has a pass rate of approximately 65% for first-time test-takers.
4. Apply for License: Once you pass the exam, you apply through the NMREC. You must be affiliated with a licensed broker.
   • License Application Fee: $180 (initial license is active for 2 years).
5. Total Estimated Upfront Cost: $795 - $1,015 (excluding education time).

Timeline to Get Started:

• Months 1-4: Complete 90-hour pre-licensing course.
• Month 5: Schedule and pass the state exam.
• Month 6: Find a sponsoring broker, submit application, and get your license.

Broker Splits: In Clovis, typical broker splits for new agents are 70/30 (you keep 70%) or 80/20. Some offer higher splits for leads you generate yourself. Interview at least 3-4 brokerages in town before choosing.

Best Neighborhoods for Real Estate Agents

As an agent, where you live impacts your commute, networking, and market knowledge. Here’s a local’s guide to neighborhoods.

1. Northside / Near Base (West 21st St area):

   • Vibe: Established, quiet, and very convenient to Cannon AFB. Mix of older, well-kept homes and some newer builds.
   • Ideal For: Agents who want quick access to military clients. The commute to the base is under 10 minutes.
   • 1-BR Rent Estimate: $850 - $950/month.
   • Insider Tip: This area has high military rental turnover. Investing in a duplex here can be a smart long-term play for an agent.

2. Southeast Clovis (Near NM 288 & 7th St):

   • Vibe: More affordable, with a mix of older homes and some established subdivisions. Closer to shopping and the hospital.
   • Ideal For: New agents on a budget. The cost of living is lower, and you're centrally located to reach most of the city.
   • 1-BR Rent Estimate: $800 - $900/month.

3. Portales (15-minute commute east):

   • Vibe: A separate town, home to ENMU. It's a college town with a different vibe, more rentals, and lower costs overall.
   • Ideal For: Agents who want a lower cost of living and don't mind the commute. Great for networking with ENMU staff and students.
   • 1-BR Rent Estimate: $700 - $850/month.

4. Llano Estacado / Newer Subdivisions (West 21st St area):

   • Vibe: Newer construction, more modern amenities, larger homes. This is where many military families and professionals buy.
   • Ideal For: Mid-career agents targeting the $250k+ market. The higher rent reflects the quality, but it's where you'll meet your target clientele.
   • 1-BR Rent Estimate: $950 - $1,100/month (mostly 2BR/3BR homes, as 1BRs are rare here).

5. Downtown / Historic District:

   • Vibe: Revitalizing area with character homes, cafes, and walkability. A smaller, niche market.
   • Ideal For: Agents who want to specialize in historic properties or urban living. Not the best for a quick commute to the base, but great for building a unique brand.
   • 1-BR Rent Estimate: $900 - $1,000/month (limited inventory).

Recommendation for New Agents: Start in Southeast Clovis or Portales to minimize housing costs. As your income grows and you build a military client base, consider moving to the Northside to be in the heart of the action.

The Long Game: Career Growth

A career in Clovis real estate is a marathon, not a sprint. The 10-year job growth of 3% tells you that this isn't a market for get-rich-quick schemes, but for building a sustainable, respectable business.

Specialty Premiums & Advancement Paths:

• Military Relocation Specialist (MRS): This is the most valuable credential in Clovis. With Cannon AFB's constant churn, agents with MRS certification can command a premium and are in high demand. It requires specific training on military benefits (VA loans, per diem, etc.).
• Farm & Ranch Specialist: Curry and Roosevelt counties have vast agricultural land. Specializing in this requires deep knowledge of water rights, land use, and zoning. Commissions are large but sales cycles are long.
• Property Management: With high rental demand (military, students, ENMU), starting a property management arm can provide steady, recurring income to offset the commission-based sales cycle.
• Team Leadership: After 5-7 years, many successful agents form teams, taking a percentage of junior agents' sales to scale their business without doing all the legwork themselves.

10-Year Outlook:
The outlook is stable with slow, steady growth. Clovis is not experiencing the explosive growth of cities like Austin or Phoenix, which protects against a bubble. The military presence is a guaranteed anchor. However, the small market size (76 jobs) means you must differentiate yourself. The top agents will be those who build a strong reputation for integrity, deep local knowledge (especially of base housing and VA loans), and excellent client service. The median salary of $60,281 will likely creep up slowly, but the real growth is in building a business that can earn $100,000+ through specialization and team building.

The Verdict: Is Clovis Right for You?

Clovis offers a unique proposition for real estate agents. It's a market for those who value stability over chaos, community over anonymity, and a lower cost of living over high-volume frenzy.

Pros	Cons
Stable, predictable market anchored by Cannon AFB.	Small market size (76 jobs) limits earning potential for some.
Low cost of living (93.5 index) makes a $60,281 salary feel substantial.	Limited luxury market; most sales are in the $150k-$300k range.
No state income tax on Social Security benefits (important for long-term planning).	Slower job growth (3%) means you must be patient and persistent.
Strong sense of community; referrals are powerful.	Isolated location (3+ hours to Albuquerque, 2+ hours to Lubbock).
High demand for rental properties offers income diversification.	Dependent on one industry (military); a major base change could impact the market.

Final Recommendation:
Clovis is an excellent choice for a real estate agent who is:

• A self-starter with patience to build a network over 2-3 years.
• Interested in working with military families and understanding VA loans.
• Comfortable in a smaller town with a slower pace of life.
• Looking for a lower cost of living to stretch their income.

It is not the right fit for an agent who:

• Wants to be in a fast-paced, high-volume market.
• Is seeking a luxury or ultra-high-end real estate specialization.
• Relies on a large, diverse corporate sector for clients.

If you're willing to put in the work to understand the unique rhythms of life in Clovis and at Cannon AFB, you can build a very rewarding and stable career here.

FAQs

Q: Do I need to be a veteran to be successful in Clovis real estate?
A: Absolutely not. However, you must become an expert on VA loans, military relocation benefits, and the local base housing market (both on-base and off-base). Your clients will be military families, so you need to speak their language.

Q: How competitive is the market for new agents?
A: It's competitive but not cutthroat. With only 76 jobs in the metro, every agent knows each other. Success comes from building trust, not from undercutting prices. A good reputation in a small town spreads fast.

Q: What's the biggest challenge for real estate agents in Clovis?
A: The first 12-18 months. You need to build a client base from scratch in a market where family and military referrals are everything. The median salary of $60,281 is not a year-one guarantee. You must have savings or a secondary income source to survive the startup phase.

Q: Is it better to work for a large franchise or a local independent brokerage?
A: In Clovis, local independents often have a better pulse on the community and may offer more personalized mentorship. However, large franchises (like Keller Williams or