Clovis Market Advantage – Clovis continues to rank among the most desirable cities in California’s Central Valley, offering strong schools, safe neighborhoods, and steady growth. Buying here means investing in both lifestyle and long-term value.
Today’s Opportunity – With this home priced at just $615,000 for nearly 3,000 sq. ft., it stands out as one of the best values in the area. Comparable homes often list higher, making this a rare find.
Interest Rate Considerations – Rates fluctuate, but owning today secures you against tomorrow’s uncertainty. Locking in a property now means building equity sooner rather than later.
Lifestyle Upgrade – Whether you’re moving for space, school districts, or modern smart-home living, this property delivers it all — ready for your family today. Your dream home isn't just about location — it's about timing. And the time is now.
EDITORSNOTE
Welcome to the Eric Lawrence Frazier Real Estate Magazine Clovis, California (960 Everglade Edition).
I feel blessed. For four decades I’ve served families as a real estate broker and mortgage professional, and I’ve also had the privilege of teaching what I know publishing magazines and articles, producing TV shows and podcasts, and building a platform that turns knowledge into results for my clients. This issue is exactly that: a working example of my unique value proposition.
This is not a generic, ad-stuffed real estate magazine. It is a single-property magazine one home, one story distributed to thousands of households across Clovis and Fresno County and shared nationally online. Because my team owns the publishing, production, and distribution stack, your time and attention aren’t diluted by competing listings on the next page. My seller’s property stands alone, with the editorial depth, photography, and market context it deserves
As summer gives way to fall and kids settle back into school, the market is shifting in ways that reward decisive buyers Economic signals suggest we may see rate relief ahead. Don’t mistake rumor for strategy: when rates drop, demand jumps and when demand jumps, prices follow. If this is your moment, act in this moment
About This Issue
One City, One Property, Full Context. Inside you’ll find deep-dive feature articles on Clovis—its parks and trail network, public safety culture, schools, community events, and current housing trends so you can evaluate lifestyle and value with the same professional lens I use for my clients.
A Showcase Not Just a Listing 960 Everglade Avenue is a newly constructed, move-in-ready, five-bedroom, three-bath home offered at $615,000 (price as of September 13, 2025; subject to change). The backyard is a clean slate ready to landscape to your taste and plans. In a marketplace of noise, this issue gives you the space to really see the property, inside and out, without distraction.
Easy to Tour. The home is available to licensed agents via Supra. Fresno-area MLS participants and cooperating partner MLS agents can schedule showings directly. If you’re already working with a Realtor®, have them arrange a tour. If you’re not represented, reach out to me; I’d be honored to help you evaluate fit, financing, and next steps.
Why This Magazine Format Matters
I believe great properties deserve great storytelling and that sellers deserve more than a thumbnail on a portal. Owning a publishing company means I can design a campaign where your home is the headline, not the sidebar: original photography and video, authoritative articles that answer the real questions buyers ask, and targeted distribution that brings qualified attention to your door.
If you’re a homeowner reading this and thinking, “Could my property be presented like this?” the answer is yes This single-property magazine is part of a broader media strategy I tailor to each listing: neighborhood microsites, long-form content, paid+organic digital distribution, and privateshowing events that respect your time and maximize your outcome. It’s selling without shouting education first, persuasion by proof
A Word to Buyers
Buying in Clovis isn’t just a transaction it’s a choice about how you want to live Walk the Old Town and Dry Creek trails at golden hour Visit a Friday Night Farmers Market. Drive past the new Terry P. Bradley Educational Center and consider what it means to invest in a community that invests in itself. Then step into 960 Everglade and imagine your people in those rooms If it fits, let’s get you from imagining to owning clean disclosures, disciplined pricing, and the kind of professional process that lowers stress and raises confidence
Final Thought
Real estate is personal. It’s also technical. My promise is to bring you both: the warmth and honesty you deserve, and the expertise you need brokerage, mortgage strategy, contracts, and tax-savvy guidance delivered with clarity and care
Thank you for reading, for sharing this issue with friends and neighbors, and for giving this remarkable Clovis property the attention it merits. I look forward to meeting you at a showing
Step into a bright and inviting living space designed for both comfort and style. The open layout flows seamlessly into the kitchen and dining area, creating the perfect setting for entertaining or relaxing with family. Warm wood-look flooring adds an elegant touch, complemented by the neutral walls and recessed lighting that fill the room with a soft, welcoming glow. A modern gallery wall adds personality and charm, while the cozy seating arrangement with a rich brown sofa, accent chairs, and a chic coffee table creates a balanced mix of contemporary design and homey warmth. Large windows bring in plenty of natural light, making this living room a cheerful and refreshing place to gather, unwind, and feel right at home.
Lawrence Frazier, MBA - Principal advisor
This kitchen is the perfect blend of modern elegance and everyday functionality. Crisp white cabinetry stretches to the ceiling, offering abundant storage while keeping the space bright and airy. The sleek quartz countertops and matching backsplash create a polished look, beautifully complemented by the warm wood-look flooring beneath. A spacious island with a built-in sink and chic gold faucet doubles as a prep station and casual dining spot, enhanced by stylish pendant lighting overhead. Stainless steel appliances, including a gas range and French-door refrigerator, add a contemporary edge and ensure both convenience and durability. Open, inviting, and thoughtfully designed, this kitchen is ready to inspire gourmet meals, lively gatherings, and lasting memories.
Eric Lawrence Frazier, MBA - Principal advisor
Sleek, bright, and functional this bathroom offers a refreshing retreat with a clean modern design. The spacious vanity with crisp white cabinetry and a wide mirror provides ample storage and style, while the polished chrome fixtures add a touch of sophistication. The walk-in shower, framed with clear glass doors and classic white subway tile, creates a spa-like feel that’s both timeless and low-maintenance. Warm wood-look flooring grounds the space with natural charm, giving it a cozy yet upscale balance. Perfectly blending practicality with elegance, this bathroom is designed to be both a calming escape and a highly functional part of everyday living.
Eric Lawrence Frazier, MBA - Principal advisor
This serene bedroom is designed to be the perfect retreat after a long day. A large window fills the space with natural light, while soft neutral tones create a calm and restful atmosphere. The cozy layout easily accommodates a comfortable bed, accent seating, and storage pieces without sacrificing openness. A ceiling fan with wood-tone blades adds both charm and practicality, ensuring year-round comfort. Plush carpeting underfoot enhances the inviting feel, while the direct access to the en-suite bathroom provides convenience and privacy. Blending modern simplicity with cozy details, this bedroom offers the ideal balance of style and relaxation.
Eric Lawrence Frazier, MBA - Principal advisor
This home also features a spacious walk-in closet designed for organization and convenience, with ample shelving, hanging space, and storage to keep everything neatly arranged while adding a touch of everyday luxury. The attached garage provides plenty of room for vehicles, storage, or even a workshop, offering both security and functionality with easy access to the home. A thoughtfully designed hallway connects each living space seamlessly, with clean lines and natural light enhancing the flow and creating an elegant transition between private and shared areas. Outside, the private backyard offers the perfect setting for relaxation or recreation, whether you imagine outdoor dining, gardening, or simply enjoying the fresh air in your own outdoor oasis.
Lawrence Frazier, MBA - Principal advisor
Balancing Growth with Identity: How Clovis Plans to Stay
“The Gateway to the Sierras” Amid Expansion
Clovis has long been known as “The Gateway to the Sierras,” a title rooted in its historic ties and its foothill location bringing visitors to Yosemite, Sequoia, and Kings Canyon. That identity steeped in heritage and natural allure is now facing a new test: the city’s rapid growth. As Clovis sprawls outward, housing demand surges, and urban development accelerates, the challenge lies in managing expansion while preserving the community’s defining character
Over the past decade, Clovis has grown significantly, attracting new residents and businesses. The sixth-cycle Housing Element (2023–2031) highlights pressing housing needs, while the city’s leadership publicly emphasizes planning to safeguard both affordability and identity. Meanwhile, nearby Fresno’s housing strategies and state regulations add regional complexity to how Clovis approaches development.
In this article, we'll explore how Clovis is navigating the tension between growth and character. We’ll examine housing mandates, planning tools, affordability efforts, and the ways city leadership intends to keep that “Gateway to the Sierras” appeal intact.
Housing Mandates and Growth Pressures
Clovis’s sixth-cycle Housing Element outlines regional housing needs allocation (RHNA) for 2023–2031: 8,977 housing units, representing nearly a 30% increase over its prior allocation. Within that, 4,475 units must serve lower-income households a clear signal of growing demand and affordability pressure. Citizens raised concerns during public hearings, particularly over neighborhood changes, underlining the need for inclusive and transparent planning.
Housing Mandates and Growth Pressures
Clovis’s sixth-cycle Housing Element outlines regional housing needs allocation (RHNA) for 2023–2031: 8,977 housing units, representing nearly a 30% increase over its prior allocation. Within that, 4,475 units must serve lower-income households a clear signal of growing demand and affordability pressure. Citizens raised concerns during public hearings, particularly over neighborhood changes, underlining the need for inclusive and transparent planning
This increase reflects both compliance with state law and Clovis’s strategic foresight. The city is working toward a state-certified Housing Element, which ensures eligibility for key funding opportunities.
Planning Tools and Community Engagement
Population growth has accelerated since 2010, and Clovis was ranked the 12th-fastestgrowing city in California as of 2022. Home values have also surged a 60% increase between 2017 and 2022 while median rents climbed significantly These trends underscore both opportunity and risk: growth brings economic vitality, but unchecked, it can erode affordability and alter the community’s feel.
City leadership, including the mayor, is engaged in public outreach participating in broadcasts like the CBS47 segment on affordability and planning strategies Clovis’s economic development framework emphasizes thoughtful expansion: downtown investments, retail growth, and workforce efforts (e.g., Clovis Hires events) are designed to complement community character. More than $6 million in private investment downtown over two years has revitalized historic areas in a way that honors heritage while inviting new vitality.
Balancing Identity Through Strategic Development
Clovis’s identity as a gateway to the Sierras is more than branding it’s a connection to landscape and legacy. As residential developments proceed, planners aim to ensure that new housing is designed and located to respect that identity: clustering growth in areas that don’t intrude on green corridors or the historic Old Town district. The expansion of housing supply, particularly affordable housing, is paired with investment in infrastructure and community spaces that retain Clovis’s sense of place.
Meanwhile, Fresno’s regional housing strategies, such as the One Fresno Housing Strategy and multijurisdictional plans, inform what neighboring cities like Clovis must anticipate.
Fresno recently lost its pro-housing designation amid affordable housing setbacks, highlighting the volatility of regional planning. Clovis may need to be agile to avoid similar obstacles, including shifting funding and regulatory landscapes.
As the city continues to grow, Clovis’s challenge is clear: meet housing needs without sacrificing the “Gateway to the Sierras” character that defines it. By following its updated housing element, engaging residents in planning, directing growth toward compatible areas, and supporting thoughtful economic and housing initiatives, Clovis is working to keep its identity alive.
For city leaders, developers, and residents alike, the path ahead invites collaboration: finding smart, inclusive ways to build and ensure new development complements rather than eclipses the town we love.
If you want to explore how strategic growth can align with local identity in your community or business, let’s talk.
Eric Lawrence Frazier, MBA - Principal advisor
PRESSRELEASES
Clovis Housing Element certified (6th Cycle, 2023–2031)
Official city notice.
The City confirms its Housing Element was certified by HCD in Dec 2024 (after conditional approval 7/22/2024). Useful when you want to show current compliance.
City of Clovis clovisca.gov
2024–25 CAPER public notice (CDBG/HOME/ESG)
Official city notice.
City announces public comment window (Aug 22–Sep 8, 2025) and public hearing (Sep 8, 2025) on federal-funded housing performance (CAPER). This is directly usable as a “city release” reference.
City of Clovis
Affordable-housing settlement terms (Feb 2024)
Advocacy press release with city policy impact. Following litigation, Clovis agreed to adopt an ordinance requiring up to 10% affordable units in most new projects, create impact-fee deferrals for qualifying projects, and increase minimum density in high-density zones. (Strong policy pivot to cite.) pilpca.org
Building the Future: What’s Next for Housing and Infill Development in Clovis
Clovis is setting the stage for a significant shift in housing development, aiming to meet growing demand and improve affordability across the city. Recent policy developments, prompted by a legal settlement, signal a more proactive approach one that opens doors to diverse housing options, optimizes existing urban spaces, and supports inclusive growth. Across Clovis, a combination of public funds, strategic rezoning, and supportive incentives are clearing the path for new housing communities.
This article will examine the forthcoming housing and infill projects highlighting specific developments, zoning updates, and funding tools giving residents a clear picture of what's in the pipeline and why it matters for Clovis' future.
Transformative Programs and Policy Foundations
Settlement-Driven Infill Rezones & Trust Fund
The foundation for change lies in a landmark settlement between the City of Clovis and affordable housing advocates, which mandates rezoning small infill parcels to allow approximately 1,300 new multi-family units. It also establishes a Local Housing Trust Fund, requiring an initial $1 million contribution and yearly funding thereafter, ultimately totaling $1.8 million to support affordable housing efforts. The agreement includes deferral of development impact fees and mandates up to 10% of units in mid- to large-scale projects be affordable.
Financing
Incentives to Spur Progress
The City rolled out the Affordable Housing Development Impact Fee Deferral Program in 2024–25, providing fee deferrals for up to 120 affordable units. Additional tools include expedited entitlements, density bonuses, and support via the Housing Trust Fund and Cottage Home Program.
Spotlight on Key Project Sites & Programs
Solivita Commons – Breaking Ground Soon
The Fresno Housing Authority is set to break ground on Solivita Commons, a new affordable housing community with 60 one-, two-, and three-bedroom units located at 725 West Alluvial Avenue. The project brings hope for families seeking quality, accessible homes in Clovis.
Butterfly Gardens & 135 Osmun Apartments
A recent success born from these efforts is Butterfly Gardens, an affordable housing project that benefitted from the city’s new funding mechanisms. Similarly, the 135 Osmun Apartments, a senior housing development, received an initial $1 million Trust Fund allocation to help secure matching funds from the state.
Cottage Home Program – Small Scale, Maximum Impact
The Cottage Home Program is a creative infill solution that allows property owners especially those with alley access to add a tiny housing unit of under 500 square feet on their property. These homes add density discreetly and are already being built across the city.
Loma Vista Urban Village – Community-Driven Expansion
The Loma Vista area, envisioned as a new "downtown in the making," remains a work in progress. While over 6,400 single-family homes have been permitted or built, the urban village’s mixed-use elements like multi-family units and vibrant public spaces are just starting to emerge. A 6.2-acre village green, complete with a clock tower, amphitheater, and playground, is under construction. A 215-unit apartment project is also in development near Ashlan and Locan avenues.
Wilson Homes Projects & Northward Expansion
Wilson Homes continues to push forward with significant developments. One involves a project north of Shepherd Avenue, partially approved to eventually include over 600 homes. Infrastructure enhancements, including road widening, parks, and trails, were included in the authority granted to proceed with environmental review and annexation.
On a grander scale, Clovis is exploring expansion into a 1,000-acre tract in the northeast despite habitat concerns for the California tiger salamander. Environmental reviews are underway to allow for thousands of new single-family homes if mitigated properly.
Commercial and Mixed-Use Developments
Several commercial developments are tied to the housing momentum Tollhouse Crossing is adding a 6,000-square-foot retail space in southeast Clovis. Additionally, a 15-acre site at Herndon and Clovis avenues will host a new luxury auto dealership complex BMW, Audi, and Porsche dealerships as well as a new hotel and restaurant, slated for completion around 2026.
Conclusion
Clovis is on a clear path to expanding and diversifying its housing landscape. Through the Settlement-driven Infill Rezone Program, impactful funding tools, and creatively designed developments like Solivita Commons, Butterfly Gardens, Cottage Homes, and the future village green at Loma Vista—the city is building a foundation for more inclusive and smart growth. Though large-scale expansion will take time to materialize, today's policy shifts and projects signal a meaningful shift in direction.
Residents should stay informed and engaged as these initiatives unfold. New housing opportunities are about more than rooftops they’re about strengthening communities and fostering long-term possibilities.
Eric Lawrence Frazier, MBA - Principal advisor
PRESSRELEASES
Growth approvals & supply pipeline (context for market pages):
• City Council partially approved ~600 homes (Wilson Homes) & annexed 155 acres (3/19/2024). (News, but quotes city action.)
GV Wire
• 813 single-family lots in Heritage Grove advanced to builders incl. De Young, Bonadelle, Lennar (2/1/2025). (News; excellent “what’s coming” stat.)
Fresno Bee
Background & compliance record:
• The public Housing-Element pages keep the full HCD correspondence + revisions archive if you need to footnote state compliance or rezoning responses. clovisca.gov
Revize
The Cost of Delay: Why Housing Element Certification Matters for Clovis’s Future
For cities across California, the Housing Element is more than just a planning requirement —it is a roadmap for how a community will accommodate growth, meet state housing mandates, and ensure affordability for its residents. In December 2024, the City of Clovis secured timely certification of its Sixth-Cycle Housing Element (2023–2031). While the process may have seemed procedural, the stakes were high. A delay in certification could have exposed the city to lawsuits, financial penalties, and a loss of local control over housing decisions. By acting before the deadline, Clovis protected itself from significant risks while setting the stage for thoughtful growth through 2031.
This article explains why timely certification matters, what the potential consequences of delay would have been, and how this decision ties directly to the city’s fiscal stability and community future.
Why Certification is Critical
Under California law, every city and county must adopt a Housing Element that demonstrates how it will meet its Regional Housing Needs Allocation (RHNA). For Clovis, this meant planning for more than 17,000 new housing units across all income levels between 2023 and 2031. Certification by the California Department of Housing and Community Development (HCD) is not optional.
When a city fails to certify its Housing Element on time, it risks falling out of compliance with state housing law. In practical terms, that opens the door to consequences that can reshape local decision-making:
The Builder’s Remedy �� – Developers gain the right to bypass local zoning rules and build projects with an affordable housing component, regardless of whether they fit the city’s plans
Legal Vulnerability ⚖ – Cities without certified Housing Elements can face lawsuits from the state, housing advocacy groups, or private developers.
Loss of Funding �� – Many state and federal housing and infrastructure grants require compliance with housing law. Without certification, Clovis could have jeopardized millions in future funding for roads, parks, and community services.
Avoiding the Builder’s Remedy
Perhaps the most visible and politically sensitive consequence of delay is the Builder’s Remedy. This provision, embedded in state law, effectively strips cities of zoning authority for housing projects when they lack a certified plan. Developers can propose projects of almost any size and density, provided a portion is set aside as affordable housing.
For a growing community like Clovis long known for its careful planning, strong schools, and family-oriented neighborhoods the prospect of losing local oversight carried major implications The city has historically taken pride in managing growth in a way that balances housing with infrastructure. Certification protected that balance by keeping the city, not outside developers, in control.
Fiscal Implications
The stakes of delay were not just regulatory but financial. The City of Clovis Annual Budget for FY 2025–26 highlights the reliance on state and federal funding streams to supplement local revenue. Grants and partnerships help finance key priorities like street repairs, public safety facilities, and affordable housing initiatives.
Had Clovis allowed its Housing Element certification to lapse, it risked disqualification from many of these programs. Over time, this could have translated into millions of lost dollars forcing the city to either scale back projects or increase the local tax burden on residents. Certification safeguarded Clovis’s financial health while ensuring that planned infrastructure investments could move forward
The Broader Planning Context
Clovis’s decision also ties directly to its General Plan Update, which guides long-term growth and development. According to the city’s General Plan FAQs, the Housing Element is the only part of the plan that must be reviewed and approved by the state. That makes it both unique and essential.
By securing certification at the end of 2024, Clovis ensured consistency between its General Plan and housing policies This alignment is critical as the city works to expand economic opportunities, preserve quality of life, and meet the needs of a diverse and growing population
Protecting Community Goals
Timely certification was not simply about avoiding penalties it was about advancing Clovis’s own goals for the future. The Sixth-Cycle Housing Element includes commitments to:
Expand affordable housing opportunities for low- and moderate-income households ��
Promote infill development that makes use of existing land and infrastructure ��
Support housing for seniors, veterans, and individuals with disabilities. ����♿
Balance new housing with transportation, schools, and open space ������ These policies reflect Clovis’s efforts to grow responsibly while maintaining the community character that residents value Certification means those strategies can be implemented without disruption.
Lessons for Other Cities
Clovis’s experience offers a lesson to other jurisdictions: timing matters. Waiting until after a deadline passes can have cascading effects that are difficult to undo. Lawsuits can be costly, funding gaps can stall projects, and the Builder’s Remedy can fundamentally alter the built environment.
By contrast, timely certification provides stability, predictability, and the ability to shape growth according to local values. In Clovis’s case, acting by the end of 2024 prevented external forces from dictating housing outcomes.
Conclusion
The Housing Element may appear to be a technical document, but for Clovis, its certification in December 2024 was a turning point. By meeting the deadline, the city preserved local control, protected its financial resources, and positioned itself to manage growth through 2031 on its own terms.
In a state where housing law is rapidly evolving and enforcement is intensifying, the cost of delay is simply too high. Clovis recognized this reality and acted decisively ensuring that its vision for the future, rather than state penalties or developer remedies, will shape the community’s path forward.
Eric Lawrence Frazier, MBA - Principal advisor
Bridging Communities Through Affordable Housing Coordination in Clovis, Fresno, and Fresno County
Affordable housing remains one of the most pressing concerns across Central California. In Clovis, Fresno, and beyond, the challenge of ensuring that families, seniors, farmworkers, and vulnerable populations have access to safe, stable housing calls for thoughtful collaboration. This coordination matters not just for individual cities but for the broader Fresno County region—where shared approaches can help amplify funding, speed up project delivery, and avoid duplication of efforts.
At the heart of this effort are three key players: the City of Clovis, the City of Fresno, and the Fresno County Community Development Division, working together with Fresno Housing (the county’s housing authority and developer). Each brings its strengths whether policy tools, funding access, or development capacity—to advance housing projects. In this article, we’ll explore how these entities align through zoning incentives, funding strategies, and shared programs, illustrating how regional partnerships are expanding affordable housing options and serving diverse community needs.
1. Clovis: Local Policy and Targeted Incentives
In Clovis, the focus on affordable housing blends local policy innovation with strategic incentives. The city created a Regional Housing Needs (RHN) overlay zone, encouraging developers to build affordable units resulting in projects like Butterfly Gardens (75 permanent supportive units built in 2022) and Solvita Commons (a 60-unit affordable complex completed in 2021).
Clovis also introduced an Affordable Housing Fee Reduction Program, allocating $1 million in 2019 and later $300,000, to offset development impact fees for housing developments. These funds supported key projects: Solvita Commons and Butterfly Gardens, among others Additionally, Clovis streamlined multi-family housing approvals through a ministerial review process, reducing delays and costs for affordable housing developers
Moreover, Clovis supports a range of housing types from senior and disabilityaccessible housing to single-family infill homes expanding inclusion across low- and extremely low-income groups. This policy environment lays the foundation for broader coordination with county and Fresno Housing programs.
2. Fresno County: Funding Coordination Through NOFO and State Grants
At the county level, Fresno County’s Community Development Division administers funding opportunities through the 2025 Affordable Housing Notice of Funding Opportunity (NOFO). This initiative streamlines multiple funding streams PLHA, HOME, HOME-CHDO, and HOME-ARP into a unified application and approval process, simplifying access for affordable housing developers.
Separately, Fresno County applied for over $65 million in state Homekey+ funding (from Proposition 1) to develop housing for veterans, homeless individuals, and those with mental health challenges. Proposals include a 63-unit project on W. Olive Avenue executed alongside Fresno Housing, and a 51-unit development in Sanger with another developer. These efforts demonstrate how the County and Fresno Housing align on leveraging large-scale state resources
3. Fresno Housing Authority: Developer and Operator for the Region
Fresno Housing plays a dual role not only managing vouchers and rental units but also acting as an affordable housing developer. It oversees around 80 multi-family developments and serves nearly 50,000 residents through rental housing and Housing Choice Vouchers The agency delivers supportive services, educational programs, and community-building efforts at its sites.
Since 2010, Fresno Housing has developed over 2,100 new or renovated affordable housing units, with $600 million worth of projects, serving as a vertically integrated developer—from initial feasibility through management.
Crucially, Fresno Housing partners with both cities and the county, repaying loans to the City of Fresno, reinvesting in neighborhood improvements, and leveraging its development capacity to implement local and county priorities.
When cities like Clovis and Fresno align their zoning incentives and fee relief with the funding coordination of Fresno County, and leverage the development capabilities of Fresno Housing, a powerful regional framework for affordable housing takes shape. This collaboration bridges policy, financing, and delivery creating housing that meets the needs of low-income families, seniors, farmworkers, and vulnerable residents across Fresno County. As funding cycles and housing needs evolve, this cooperative approach offers a promising model for sustainable, inclusive housing growth—encouraging continued innovation and shared investment in our communities’ future.
Clovis vs. Fresno: How Two Neighboring Cities Tackle Affordable Housing
Affordable housing is a pressing concern across California’s Central Valley, with neighboring cities Clovis and Fresno each taking distinct but thoughtful approaches. Both cities must balance growth, equity, and resource constraints yet their strategies reflect different priorities and structures Clovis uses its Housing Element as part of its General Plan—a blueprint designed to guide housing development through 2031—while Fresno relies on a federally guided Consolidated Plan that includes its Annual Action Plan to direct HUD funding and programming over a five-year cycle.
The stakes are high. Clovis must ensure its Housing Element meets state requirements, addresses regional housing needs, and promotes fairness. Fresno must align federal funding mechanisms with local goals, from homelessness prevention to infrastructure improvements This comparison sheds light on how two cities right next to each other face similar housing challenges with different tools and frameworks. The article will explore Clovis’s Housing Element, Fresno’s Consolidated Plan and Annual Action Plan, and how each city’s approach shapes their path forward.
Clovis’s Housing Element: Planning Through 2031
Clovis’s Housing Element is a legally required piece of its General Plan, updated every eight years and recently adopted for the 2023–2031 cycle. It lays out clear components: a housing needs assessment, analysis of fair housing constraints, evaluation of past performance, and a sites inventory. Clovis also sets goals, policies, and implementation programs, complete with measurable objectives. It emphasizes preserving neighborhoods, reducing indirect housing costs (such as energy and transport), and ensuring fair housing access for all income groups.
Public engagement has been an important part of the process Clovis held community workshops and made drafts available for review. The approach is largely planningfocused, identifying land for development, recognizing constraints, and laying out a policy roadmap. It’s a forward-looking, comprehensive structure aiming to guide decisions over a multi-year span.
Fresno’s Consolidated Plan Framework
Fresno’s approach centers on the 2025–2029 Consolidated Plan and its first-year Annual Action Plan (2025-2026), which guide the use of HUD funds like CDBG, HOME, ESG, and HOPWA. The Consolidated Plan outlines housing and community development needs, funding strategies, and how federal dollars should be deployed. Fresno’s City Council approved the plan in mid-2025, and it’s now pending HUD approval.
The Annual Action Plan specifies allocations over $11.6 million in federal funding in the first year and targets areas such as homelessness, public facilities, infrastructure, and owner-occupied home repair. The city conducted broad community outreach, including hearings, surveys, and pop-up events, then published a Notice of Funding Availability to solicit applications from nonprofits and local agencies. The process also included a required Analysis of Impediments to Fair Housing Choice, as part of HUD compliance.
Contrasting the Two Approaches
Clovis’s Housing Element is an internally driven, policy-rich planning tool that looks across multiple housing needs and constraints, set against long-term regional goals Fresno’s Consolidated Plan is inherently funding-centered, geared toward deploying federal resources over a shorter period and tied directly to service delivery and program implementation
Clovis focuses on land use, planning, and structural policy goals, building a foundation for development. Fresno, meanwhile, organizes around funding streams and annual priorities translating identified needs into actual projects and services delivered on the ground. While both aim to advance affordable housing, Clovis sets the strategic direction; Fresno turns strategy into tangible action via grants, funding, and outreach.
Clovis and Fresno together illustrate two sides of the affordable housing equation longrange planning and real-time delivery. Clovis’s Housing Element provides a structured, policy-driven guide through 2031, grounded in assessments, site inventories, and fair housing goals. Fresno’s Consolidated Plan translates need into action, channeling federal funds quickly toward projects that support low- and moderate-income residents.
Affordable Housing Resources in Clovis: Vital Programs Helping Residents Today
Clovis residents face rising housing challenges from repair needs to rental and ownership support. Thankfully, the city offers a range of affordable housing programs designed to guide residents through tough times with dignity and support. Whether your home needs repairs or you're navigating the rental market, there's practical help available right now.
This article introduces the key housing assistance resources in Clovis. You’ll find clear breakdowns of home repair options, rental assistance channels, and programs for firsttime buyers. We'll explain each program’s purpose, who qualifies, and how to get connected. Whether you're a homeowner needing safe repairs or dreaming of owning your first home, you'll leave understanding what's available and how to take the next step.
Home Repair Support for Owner-Occupied Homes
Clovis offers a home repair assistance program specifically for owner-occupied properties. This initiative helps homeowners address essential repairs such as roofing, plumbing, electrical issues, and accessibility upgrades ensuring housing remains safe and comfortable. A formal application is required, and the program may involve grant funding or subsidized loans depending on applicants’ income levels Through this assistance, residents facing repairs but lacking adequate resources can act to prevent more costly future damage and improve their quality of life.
Rental Help and Tenant/Landlord Services
If you're renting and facing challenges, Clovis offers support through emergency rental assistance, tenant and landlord resources, and eviction prevention services These services are critical when financial strain or unexpected hardship threatens housing stability.
Whether you’re coping with temporary income loss or navigating lease disputes, Clovis provides support guidance, mediation, or access to rental aid to help you stay housed.
First-Time Homebuyer and Utility Support
Looking to purchase your first home? The city provides homebuyer assistance tailored to first-time buyers, helping with down payment, closing costs, and access to relevant financing tips. Additionally, assistance may extend to utility bills, ensuring essential services don’t become a barrier to stable housing.
Subsidized Rentals and Development Partners
For those interested in affordable rental properties, Clovis maintains connections to subsidized rental programs. These offer units priced below market rate based on income eligibility. The city also works closely with development partners nonprofit organizations and housing developers dedicated to creating affordable housing solutions, including senior housing, multi-family units, and supportive housing. Whether you're a renter or developer, these partnerships strengthen the community’s access to thoughtfully priced housing options.
Getting Help and Taking the Next Steps
Residents who need help navigating these programs can simply call the city’s housing assistance team or email them directly. The city’s program coordinators offer one-on-one guidance, reviewing your situation and connecting you to the programs that match your needs whether that's repairing your home, finding rental aid, or preparing to buy.
Clovis stands out for offering real, accessible housing support whether you're repairing your existing home, facing rental challenges, or ready to become a homeowner. With dedicated resources and knowledgeable staff just a call or email away, these programs are designed to meet residents where they are.
If you or someone you know could benefit from these resources, now is the time to explore your options. Take action today: reach out to Clovis’s housing team, apply for the help you need, and make a move toward more secure, affordable living. The support is ready and waiting to help you move forward confidently
Ready to make the next move? Schedule a consultation to discuss how you can leverage these housing resources in Clovis and beyond:
Clovis Moves Forward— Mayor Vong Mouanoutoua’s Vision for Growth, Affordability, and Community Development
Clovis has reached a pivotal moment of opportunity and hope. In mid-July 2025, Mayor Vong Mouanoutoua appeared on CBS47’s "Meeting with the Mayors" segment to share the city’s direction on growth, affordability, and planning for the future. Clovis is quietly evolving but now its leaders are making sure this change benefits everyone. As more families and businesses find their way here, concerns about cost of living, housing, and smart planning are coming to the forefront.
This conversation matters: rapid expansion without foresight can strain services and residents alike. The mayor’s remarks offer clarity and commitment highlighting both challenges and solutions. In this article, we’ll walk through the key points from that July 18 appearance, gaining insight into the city’s growth strategy, how affordability is being prioritized, and what that means for the community now and down the road.
Preparing for Growth with Purpose
Mayor Mouanoutoua emphasized that Clovis’ growth isn’t just happenstance. The city is actively planning to manage expansion in a measured way. The aim is to ensure development makes life easier, not harder, for residents by aligning infrastructure, zoning, and housing initiatives with future needs. Thoughtful coordination among city departments and with regional partners is at the heart of this approach.
Making Housing Affordable a Priority
Affordable housing was front and center in the mayor’s remarks.
Clovis developed an Affordable Housing Plan in 2024, and it has since been adopted by the City Commission. This plan provides tools to encourage the creation of housing that more people can afford especially critical in a growing city. These efforts signal a shift toward proactive affordability, not just reacting to market pressures.
Collaboration Across the Community
One of the strongest themes was teamwork. The mayor described working with economic partners, developers, and community organizations to bring projects to life while also keeping them accessible. Partnerships with local and regional agencies help Clovis balance economic growth with inclusivity. Though he didn’t detail specific numbers in the broadcast, his tone made it clear that affordable housing and growth are being addressed together not as competing priorities.
Looking Ahead: What This Means for Clovis
With growth comes the chance to redefine Clovis’ identity and its future. Well-planned communities are safer, more vibrant, and more livable. Strategic emphasis on affordability opens doors for young families, newcomers, and long-time residents alike. By combining planning with housing policy, Clovis is aiming to be a place where prosperity and access go hand in hand.
Mayor Mouanoutoua’s messaging offers both reassurance and resolve. The city isn’t just riding a wave it’s steering it.
Clovis is at a crossroads and Mayor Vong Mouanoutoua’s July 2025 remarks make one thing clear: the city is ready to meet growth with intention, affordability with action, and community needs with collaboration. The Affordable Housing Plan and the active role of city leadership signal a structured, inclusive path forward.
For residents and investors alike, these moves inspire confidence. Clovis is not merely expanding it’s evolving in a way that aims to keep opportunity alive for all.
If you’re part of this community whether a new resident, a local business, or a curious neighbor stay tuned and stay involved. The journey is just beginning, and thoughtful planning like this promises a stronger, more connected Clovis.
From Planning Commission to Policy: How Clovis Adopted Its Certified Housing Element
Every city must navigate a complex path when updating its housing goals. In Clovis, this journey unfolded in public hearing rooms and behind closed doors, culminating in a Housing Element that meets both local needs and state state requirements. This process matters because a well-crafted Housing Element shapes growth, supports affordable housing, and keeps the city eligible for vital state funding.
In late 2024, Clovis took a major step forward: the Planning Commission held a special meeting focused exclusively on the Housing Element, laying the groundwork for broader public review and adoption. A few months later, that effort came into sharper focus with the release of the proposed fiscal year 2025–26 city budget, identifying the resources needed to implement housing strategies Through all of this, Clovis kept public input in view and balanced regulatory demands from the California Department of Housing and Community Development (HCD).
This article will walk you through that path—from early Planning Commission deliberations to policy adoption explaining how the city moved thoughtfully, transparently, and in alignment with both community goals and state law.
Planning Commission’s Role: A Crucial First Step
The journey began with a dedicated Planning Commission special meeting on October 3, 2024 That session, focused solely on the Housing Element, brought city staff and commissioners together to review goals, proposed programs, and draft policies with community and legal considerations in mind. Although technical, these early discussions were instrumental in shaping the final document. The meeting packet provided detailed information, scenarios, and projections to ensure commissioners fully understood the element’s implications before recommending it to the City Council.
State Requirements and Public Engagement
In California, housing elements must be reviewed by HCD and updated every eight years. For Clovis’s 2023–2031 cycle, the city worked under tight deadlines and a formal review process, including public notice, a 30-day comment period, and HCD review lasting up to 90 days. City officials had to demonstrate they met requirements for fair housing, site identification, and community input These steps ensured legal compliance and helped strengthen plans for equitable housing access.
Funding Alignment: City Budget and Housing Priorities
By May 2025, attention turned to funding The draft budget for fiscal year 2025–26 included resources needed to bring housing programs to life from planning to site development to rehabilitation initiatives. Including these allocations signaled that the Housing Element wasn’t just words on a page it was backed by financial commitment. That move increased confidence that Clovis would follow through on its stated goals.
Balancing Compliance and Community Needs
At its core, this process reflects a balancing act. City staff had to navigate legal mandates and state oversight while responding to feedback from residents, housing advocates, and local developers. Programs covering mobile home rent stabilization, affordable housing loans, fair housing outreach, and zoning adjustments were crafted to reflect both compliance standards and community values. The process unfolded publicly and allowed for refinement, ensuring the final adopted Housing Element would resonate with Clovis’s future trajectory.
Clovis’s path from Planning Commission to adopting a certified Housing Element shows how thoughtful planning and strong public process come together in local governance. Starting with a focused Planning Commission review and moving through public input, state oversight, and budget alignment, each step reinforced the city’s commitment to meeting housing needs responsibly.
Ultimately, the adopted Housing Element represents more than regulatory compliance it reflects Clovis’s readiness to address affordability, fairness, and growth. Residents and stakeholders now have a clear roadmap to guide housing decisions for years to come. If you’re curious how these plans will unfold in practice or want to learn more about local programs, keep watching as Clovis brings policy to life
The Infill Rezone Program: A Fresh Strategy for 1,284 Affordable Homes in Clovis
Clovis is taking a focused, strategy-driven step to address its affordable housing gap. With housing costs rising across California, the city has introduced the Infill Rezone Program—a targeted rezoning initiative aimed at creating space for 1,284 new affordable housing units within existing neighborhoods. This isn't a broad-stroke overhaul, but a thoughtful shift in land use, designed to unlock opportunity where it already exists In this article, we'll walk through how the program works, why it matters, and what it could mean for Clovis residents. You’ll get a clear look at the program’s goals, mechanisms, and what to expect next.
What Is the Infill Rezone Program?
At its core, the Infill Rezone Program rezones select areas in Clovis particularly infill sites within developed neighborhoods to higher-density categories (R-3 and R-4). The program is projected to create capacity for approximately 1,284 new housing units. These zones allow for more multifamily housing, supporting a mix of new, affordable units without expanding the city’s footprint. The approach focuses on smart growth by using land more efficiently in places that already have infrastructure References: City responses note the addition of Program H11 in the Housing Plan, zoned to R-3 and R-4 for roughly 1,284 units.
Why This Matters for Clovis Residents
Clovis is among the least affordable cities in Fresno County. A settlement reached with a housing advocate and legal services groups pushed the city to adopt housing reforms, including this rezoning program. It's part of a broader agreement that included new funding streams, trust funds, and zoning changes to ease the creation of affordable housing. Though construction is still in early stages, the policy groundwork shows the city is shifting from resistance to active facilitation. References: Settlement details (§1,300 units) and funding strategies.
How the Program Fits into Broader Housing Efforts
The Infill Rezone aligns with other reforms in Clovis’ Housing Plan triggered by HCD feedback. Code revisions increased minimum densities in R-3 zones from 15 to 20 units per acre. Several new programs were adopted: a local Housing Trust Fund, inclusionary zoning mandates, and fee waivers all designed to support affordable housing. Together, these tools aim to streamline development, reduce financial hurdles, and encourage partners to step forward. References: Updates to Program H4, H8, H10, H11, and H12.
What’s Happened So Far and What Comes Next
Implementation of these changes is underway, but tangible results like completed units remain in progress. The city has taken actions like funding the first housing trust fund projects and rezoning medium-density areas. However, affordable housing development remains slow overall due to resource constraints and funding competition. Still, developers see these changes as a positive signal that Clovis intends to work closely on these projects. References: Status updates and remarks from developers and legal partners.
Conclusion
Clovis’s Infill Rezone Program is a clear shift toward inclusive, efficient housing development. By rezoning existing infill parcels for density and coupling that with financial and policy incentives, the city is now laying the groundwork for 1,284 affordable housing units While it will take time for new homes to appear, these steps reflect a serious and coordinated push to bring more housing choice within reach of lower-income residents As the city follows through, these efforts may soon transform communities and build stronger foundations for all
Ready to learn more about affordable housing strategies and local development? Let’s continue the conversation.
Inside Clovis’s SixthCycle Housing Element: Meeting State Mandates Through 2031
Clovis’s rapidly growing community is at an important turning point. Between balancing new home development, enhancing affordability, and complying with evolving state regulations, the city’s planning team has a tall order to fill. Enter the Sixth-Cycle Housing Element (2023–2031) a roadmap that does much more than check legal boxes. It shapes Clovis’s future by outlining tangible strategies around land use, housing variety, and inclusivity.
This planning document isn’t just a bureaucratic requirement. It reflects careful consideration of regional demand, available land, community feedback, and fiscal practicalities In this article, we’ll break down what the Sixth-Cycle Housing Element includes, how Clovis addressed state mandates, and how the city is striving to support growth without sacrificing affordability. We’ll also highlight key planning processes, public participation, and funding levers that are influencing this plan. By the end, you’ll have a clear picture of how Clovis is positioning itself to meet housing goals responsibly and strategically through 2031.
1. What Is the Sixth-Cycle Housing Element?
Every California city and county must have a Housing Element as part of their General Plan, updated every eight years. It must meet specific state law requirements, including demonstrating adequate capacity to meet regional housing needs across income levels and showing realistic implementation measures. Clovis’s Sixth-Cycle Housing Element covers the period from 2023 to 2031 and has undergone a thorough review process, including drafts, feedback from the state Housing and Community Development (HCD), and public participation. The state gave conditional approval mid-2024, and the city presented the draft to Planning Commission in October 2024, with final adoption expected soon afterward.
2. State Mandates and Clovis’s Response
California’s Government Code (Sections 65580–65589.8) requires cities to plan for housing across all income categories very low, low, moderate, and above moderate and demonstrate the capacity to accommodate the Regional Housing Needs Allocation (RHNA). Clovis responded by analyzing land inventory, rezoning where necessary, and identifying sites that can provide a mix of housing types. The document also includes programs aimed at speeding up development review, encouraging accessory dwelling units, and promoting mixed-use and multifamily development in targeted areas
3. Public Input and Planning Commission Involvement
Clovis held at least two public workshops in August 2022 and March 2023 at Tarpey Elementary School to gather community viewpoints These sessions were open to all residents and offered both English and Spanish materials. Input from residents, along with feedback from stakeholder groups and HCD’s conditional reviews, contributed to a refined draft that addresses housing needs and local context. The Planning Commission reviewed the revised draft at a special meeting on October 3, 2024, ensuring transparency and public awareness before moving toward final approval
4. Budget and Implementation Considerations
The City’s Fiscal Year 2025–26 budget allocates resources to support Housing Element implementation. This includes funding for staffing, outreach, permit streamlining, and affordable housing programs. By aligning budget appropriations with Housing Element goals, Clovis has taken a practical step in ensuring the plan isn't just a guideline but a living document with real follow-through.
5. Balancing Growth and Affordability
Clovis faces the challenge of encouraging new housing while maintaining affordable options for all residents. The plan includes programs that incentivize affordable housing developers, programs supporting middle-income homeowners, and streamlined procedures for missing middle housing types (e.g. duplexes, triplexes, courtyard housing). The combination of zoning tools, funding, and public engagement intends to produce housing that fits different needs and incomes.
Clovis’s Sixth-Cycle Housing Element is more than a compliance document it’s a foundational strategy for thoughtful growth through 2031. By combining state mandates, public feedback, strategic budgeting, and clear implementation tools, the city is positioning itself to meet housing needs responsibly This plan aims to guide Clovis toward a future where growth contributes to diverse, inclusive, and affordable neighborhoods rather than straining them.
As the plan continues through the approval process, residents and stakeholders will play a crucial role in making it a success. Whether you're a developer, a community advocate, or a longtime resident, this document will shape Clovis in the years ahead. Keep an eye on upcoming Planning Commission and City Council meetings to stay informed and involved.
If you're navigating housing, development, or affordability in Clovis or beyond, I’d be glad to help you understand how these policies might affect you.
