The Nazaroff neighborhood guide

Clovis

The Fresno area's most family-focused city: a rated school district, a genuine Old Town, and neighborhoods built around parks and trails, twenty minutes from the Sierra foothills.

Inside

At a glance · Where people live · What to check before you buy · Eating and shopping · Buying and selling here · Your next step

Prepared by

Bill & Judy Nazaroff
The Nazaroff Team
CA DRE Broker 00957752
559-432-8220 · moreinfo@nazaroff.com

2026 edition · Figures refreshed with every guide we send. Nothing here is an appraisal or a guarantee of value.

At a glance

Clovis, in one page

Known as

"Gateway to the Sierras"

Population

About 120,000 residents

Schools

Clovis Unified, an "A"-rated district (Niche)

Signature event

Frontier-heritage rodeo, running since 1914

Our typical price range

$400K to $800K

Our typical price range

$400K to $800K

The honest summary

People move to Clovis for the schools, and then discover that Clovis Unified boundaries are street-specific — a house across the road can be a different assignment. Every guide we send includes the boundary check, because it is the single thing that most often changes a Clovis buyer's mind.

Where people live

The pockets buyers ask us about

Harlan Ranch

A premier master-planned community with parks, trails, and newer family homes, one of the most popular addresses for growing families.

Quail Lakes

Homes wrapped around manmade lakes with walking paths and a resort-like feel, close to shopping and Clovis High.

Wawona Ranch Estates

Historic larger estates near top-rated schools, for buyers who want space and character.

Around Old Town

Charming early-1900s homes within walking distance of the antique shops, restaurants, and trail that define Clovis.

Before you buy

What we check, every time

Five things we verify before you write an offer in the Clovis. None of them are reasons to walk away. All of them are numbers you want to know first.

  1. Confirm the Clovis Unified boundary for the address. Street-level, not neighborhood-level. We verify the assignment before an offer, every time.
  2. Read the HOA and Mello-Roos on master-planned homes. Harlan Ranch and the newer communities carry association dues and, on some parcels, special taxes. Get the actual numbers, not the range in the listing.
  3. Check lot size against the plan. Newer Clovis homes vary widely in yard depth. If a real backyard matters, it is a filter, not a preference.
  4. Inspect older Old Town homes as period houses. The charm is original; so is much of the wiring and plumbing. Budget the upgrades before you fall for the porch.
  5. Ask what the two-story resale looks like. Clovis has a deep pool of two-story family homes. Single-story and primary-bedroom-down layouts carry a premium here, and it is worth paying attention to.

Living here

Where to eat and where to shop

A short list from the people who live here, not a directory.

To eat

Andiamo Ristorante Italiano

Shaw Avenue — Family-run Italian cooking with a loyal Clovis following.

Four Seasons Chinese Restaurant

North Clovis Avenue — A longtime Clovis favorite for Chinese classics and generous family dinners.

Carrillo's Mexican Food

West Bullard Avenue — A neighborhood taqueria and Mexican kitchen popular with locals.

Michelangelo's Pizzeria & Whiskey Bar

Woodworth Avenue — New York-style pizza and a long whiskey list in a casual Clovis room.

To shop

Sierra Vista Mall

1050 Shaw Avenue, at Clovis Avenue — Clovis's enclosed regional mall, with Target and Kohl's anchors and a 16-screen theater.

Old Town Clovis

Pollasky Avenue, between Shaw & Bullard — The historic downtown district packed with boutiques, antique shops, and gift stores.

Clovis Crossing

Herndon Avenue & Clovis Avenue — Clovis's biggest power center, anchored by a Walmart Supercenter with national retail and dining.

The market

Buying and selling in Clovis

If you are buying

What moves the needle

  • School boundaries matter here: confirm the assignment for the school you want before you commit.
  • Desirable pockets and the top master-planned communities can see multiple offers, so come pre-approved and ready.
  • Old Town homes deliver charm and walkability, while newer developments deliver space and amenities.
  • The $400K to $800K range covers starter homes, mid-size family homes, and larger estate properties.

If you are selling

How we read this market

  • Family buyers are looking hard at schools, yards, and layout. Sell those strengths in your listing.
  • A clean, well-lit, freshly staged home stands out instantly in the Clovis market.
  • Pricing against recent Clovis sales, not homes across town, is the only number buyers trust.
  • We have sold Clovis homes from first-time bungalows to Harlan Ranch family houses, at every stage of the market.

Your next step

Want the full Clovis picture with today's numbers?

Tell us what you are trying to do and we will send the current comparables for the Clovis area, the streets that fit your budget, and an honest read on anything you are considering.

Ask Bill & Judy about Clovis

Email

moreinfo@nazaroff.com

Visit

4460 W. Shaw Ave, Suite 460
Fresno, CA 93722

Bill and Judy Nazaroff · The Nazaroff Team · CA DRE Broker 00957752. Figures are current as of publication and change monthly; we will send a current set with your copy. This guide is informational and is not an appraisal, a broker price opinion, or a guarantee of value.