Where to Live in
Clovis

The 2026 Clovis Neighborhood Shortlist

Clovis isn’t just growing; it’s swallowing the open space between itself and the foothills. The 2026 map looks different. The "Old Clovis" charm is being tested by density, and the smart money is already shifting east and north. If you’re looking for a quiet street that won’t have a subdivision in your backyard in three years, pay attention.

Summary Table

The 2026 Vibe Check

Right now, Clovis feels like a city holding its breath, waiting for the next high-rise permit. The epicenter of change is Pollasky Avenue. It’s no longer just antique shops; the new wine bars and fast-casual spots are pushing out the grit, and rents on the block are staggering. You’re seeing the "Fresno Effect" bleed over the 168—chain restaurants are flooding the Herndon & Minnewawa intersection, turning it into a generic suburban sprawl hub.

The real divide is the 168 freeway. West of it is the older, tighter grid where people actually walk to the Clovis Trail. East of it is the Wild West of development. Sunnyslope is the pivot point; it’s where the yards get smaller, but the prices haven’t caught up to Loma Vista yet. The "safe zone" for appreciation without the HOA headache is definitely North Clovis, but you’re trading character for brand-new infrastructure. Avoid the pockets directly south of Shaw Avenue if you want peace; the traffic noise is a constant drone now.

The Shortlist

Old Town Clovis

• The Vibe: Historic Core
• Rent Check: High. You pay a premium for the 93612 zip code charm.
• The Good: Walkability is king here. You can hit The Revue for live music or grab a stout at Tioga-Sequoia’s beer garden without moving your car. Clovis High is a legacy school, and the Clovis Trail runs right through the heart of it. It’s the only place in town that feels like a community, not just a subdivision.
• The Bad: Parking is a nightmare on weekends. The train tracks that cut through town will rattle your windows at 2 AM. Older homes mean plumbing and electrical headaches—get a thorough inspection.
• Best For: The social buyer who wants to live where the action is and doesn't mind a 1950s kitchen.
• Insider Tip: Drive Bullard Avenue between Pollasky and Minnewawa to see where the "cool" pockets end and the generic strip malls begin.

Loma Vista

• The Vibe: Established Stability
• Rent Check: High. Consistent demand keeps this area expensive.
• The Good: This is the safest bet in the city. Mature trees, wide streets, and homes that actually have landscaping. You’re close to Sierra Vista Mall but far enough away to avoid the parking lot noise. The schools here (Clovis West feeder) are the main draw, and the yards are actual yards, not concrete patios.
• The Bad: It’s sleepy. If you want nightlife, you’re driving to Old Town. The architecture is strictly 1970s/80s tract—cookie-cutter exteriors.
• Best For: Families who prioritize school districts over walkability and want a quiet cul-de-sac.
• Insider Tip: Look for streets off Bullard near Meadow View Park. The lots are bigger there, and the tree canopy is the best in the city.

Sunnyslope

• The Vibe: Up & Coming
• Rent Check: Mid. The last "affordable" pocket near the center.
• The Good: You get the best bang for your buck here. It’s centrally located, sandwiched between Shaw and Herndon. The older ranch-style homes have good bones and decent lot sizes. It’s close to the Clovis Botanical Garden and the trail system without the Loma Vista price tag.
• The Bad: It’s a transitional neighborhood. You’ll see a fixed-up bungalow next to a house with a tarp for a roof. Street parking is tight. Crime is petty theft; keep your car locked.
• Best For: First-time buyers and investors looking to renovate and flip.
• Insider Tip: Check out the homes on Sunnyslope Avenue itself. The lot lines are weird, which means some hidden gems with extra side yards exist if you look at the survey maps.

Harlan Ranch

• The Vibe: Master Planned
• Rent Check: Very High. Premium pricing for new construction.
• The Good: Everything is new. The parks (Harlan Ranch Community Park) are manicured, the sidewalks are wide, and the amenities (pool, clubhouse) are top-tier. It’s technically in Clovis but feels like its own gated city. The energy efficiency of the homes saves you money on PG&E.
• The Bad: The HOA is aggressive and the fees are climbing. It feels sterile; you won’t see a neighbor fixing a car on the street here. It’s a drive to get anywhere decent; you are isolated in the northeast corner.
• Best For: Tech/Remote workers who want a pristine house and don't mind driving 20 minutes to Old Town.
• Insider Tip: The Table Mountain casino expansion is nearby, so expect increased traffic on Auberry Road during peak hours.

Strategic Recommendations

For Families: Loma Vista is the winner. The lot sizes allow for pools and trampolines, and the proximity to the top-tier Clovis West high school district is unmatched. The streets are calm enough for kids to ride bikes. Old Town is too loud and busy for a family hub.

For Wall St / Tech: Harlan Ranch. You want the turnkey lifestyle. You’re commuting to the Fig Garden or Downtown Fresno? The 168 access from the northeast is the fastest route in the valley. You want a house that impresses clients and requires zero maintenance on weekends.

The Value Play: Sunnyslope. Buy west of Minnewawa and north of Shaw. The gentrification wave is hitting this area next. The older homes here are being bought by developers who are tearing them down for infill housing. Get in before the price per square foot jumps 20% in the next two years. Avoid the area directly south of Sierra Vista Mall—it’s saturated.