An LA suburb with many malls, well-regarded schools and access to Interstate 10
West Covina was the fastest-growing city in the United States between 1950 and 1960. It still remains an in-demand suburb of Los Angeles, even picked as the setting for the TV show “Crazy Ex-Girlfriend." Nowadays, LA commuters continue to move there, flocking to its classic midcentury houses, malls galore and access to Interstate 10. “The main draw is closeness to LA, the shopping and restaurants and good schools,” says Realtor Nick Abbadessa, who works with Re/Max Masters Realty and has about two decades of experience in the area. Although West Covina has been heavily developed, it’s still seeing some growth, with brand new townhouses next to the area’s malls. These are home to diverse eateries that reflect a population of approximately 105,000 people.
Interstate 10 heading towards Downtown Los Angeles gives West Covina residents an easy commute.
Find locally sourced fresh produce at the West Covina Farmers Market.
All your shopping and restaurant needs can be found at Heights at West Covina.
For late night bowling and fun stop at Bowlero a popular and trendy new bowling alley.
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Midcentury ranch-style homes, Mediterranean houses and townhouses in West Covina
Reflecting its post-war boom, the majority of residential West Covina is composed of loose blocks of midcentury ranch-style homes, many of which have seen some updates or renovations. These houses cost around $750,000 and tend to be a short drive away from local retail. Newer townhouses even closer to the shopping centers can go for about $800,000. The sprawling eastern side of the city, the South Hills neighborhood, was developed from the 1980s through the early 2000s. This country club community has higher prices and larger lots than the rest of West Covina. With mostly Mediterranean architecture, it has four-bedroom houses priced at about $1.5 million. “It’s kind of affordable compared to some other areas around. The market’s pretty fast I'd say, for sure desirable,” Abbadessa says. The average time houses stay on the market here is 28 days, compared to the national average of 44 days, with a median sales price of $830,000.
Big or small, Spanish style homes are a popular design in South San Jose Hills.
Condos lining the winding roads found throughout South San Jose Hills.
Mediterranean homes are not scarce in the South Hills area of West Covina, Ca.
Single story Craftsman Style homes are available to buy and for rent in the South Hills area.
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Plaza West Covina and more retail hubs
West Covina residents can get to shopping from pretty much anywhere in the city. The western side of West Covina has the most concentrated retail in the city, with a spacious indoor mall called Plaza West Covina. It offers over 180 shops and restaurants, including familiar national chain retail. Next to this shopping center is The Lakes Mall, an open-air mall with entertainment options, including a movie theater. For grocery shopping and more, there are multiple strip malls along Glendora Avenue. In northeast West Covina, the Eastland Center is one of the city’s largest big box centers, home to department stores like Target and casual chain restaurants.
Eastland Center in West Covina is a one-stop shop for just about anything.
Sprouts grocery store in West Covina offers a wide variety of healthy foods and snacks.
Visit the West Covina Mall which offers dining, shopping and entertainment for all ages.
The Lakes Mall is an open-air mall with entertainment options, including a movie theater.
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Hiking at Galster Wilderness Park, golfing at the South Hills Country Club and many municipal parks
With 16 parks, West Covina gives its residents quick access to a variety of outdoor recreation. Located in the northwest part of town, Del Norte Park is one of the city’s most versatile, with over 10 acres of space featuring a splash pad, ballfields and the Central Bark Dog Park, which has sections for larger and smaller dogs. With over 40 acres of space, the centrally located Galster Wilderness Park offers nature trails with views of the San Gabriel Valley and the San Gabriel Mountains. For more trails, hikers can go to the Angeles National Forest, located 10 miles north of West Covina. The South Hills Country Club, located on the eastern side of the city, is the main draw to the South Hills neighborhood. The private club has an 18-hole golf course, a wine cellar and a banquet room for large parties. Residents of West Covina should be careful when exercising outdoors since the area has severe heat risk, especially during the summer months, with an average high of 98 degrees in August.
Most of the area's in West Covina's South Hills is very accessible for walking.
Elevated view of Galster Wilderness Park.
Check out the playground and splash pad at Sunshine park in South San Jose Hills.
South Hills Country Club is a private club and has an 18-hole golf course.
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The highly rated West Covina Unified School District and college options
West Covina Unified School District serves the city, with an A-minus rating on Niche. It has an A-plus rating for college prep and an A for teachers. Serving approximately 8,000 students, the district’s student-teacher ratio is 21-to-1.
The entrance to and administration building for Nogales High School in South San Jose Hills.
Look down view of the center of South Hills High School in West Covina, Ca.
Children attending middle school might attend Las Palmas an intermediate school in the area.
Mesa Elementary School in the city of West Covina, Ca.
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Seasonal celebrations, including the Spring Festival
West Covina hosts about 10 seasonal events throughout the year, including the popular Spring Festival, which takes place every March. It was recently celebrated on Glendora Avenue in 2024, which allowed many locals to walk to the festival’s carnival rides, live mariachi music and beer gardens. At the Harvest Night Festival, there are Halloween-themed activities like pumpkin decorating and a costume contest, while the Let It Snow event brings holiday cheer, with sledding and a tree lighting.
Located at The West Covina Mall locals can check out Robles Pumpkin Patch.
The MEGA Moon Festival is a family-friendly event promoting cultural understanding.
Pick up a pizza and head over to Rimgrove park for Movies in the Park.
Holiday Tree lighting ceremony
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A 20-mile commute to downtown LA via Interstate 10
Via Interstate 10, West Covina is about 20 miles from downtown Los Angeles, which takes around an hour or longer during rush hour. Some residents work within West Covina, which has some large employers, including West Covina Unified School District, Queen of the Valley Hospital and the city government. For public transportation, the city is served by Foothill Transit. The Queen of the Valley Hospital is located in the western part of the city. The closest major airport, the Ontario International Airport, is about 20 miles east of West Covina. With the number of commuters and the traffic within the city, West Covina has a severe air quality risk.
Crime rates and the West Covina Police Department
According to data from the FBI, West Covina’s violent crime rate has decreased from 78 to 69 per 100,000 people from 2022 to 2023. The property crime rate has increased from 189 to 196. In contrast, the state of California’s violent crime rate rose from 92 to 103, while the property crime rate has fallen from 209 to 207 during this period. The West Covina Police Department has a Homeless Outreach and Park Enforcement Team to give those experiencing homelessness individualized support and resources towards permanent housing.
Harold joined Barbara Betts as a team in 2007. Being an athlete all of his life, his passion for winning and strong sense of competition carries into their business in his negotiating skills and transaction strategy. He brings with him a unique energy and real estate knowledge that enhances each client's experience. Working as a land surveyor before becoming a real estate agent, Harold has a strong background and wealth of knowledge regarding property, land, and development. Harold has a unique niche in the business in handling investors, unique, and/or special properties! Anyone who knows Harold knows he is passionate about two things: his family and baseball!
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