West Covina, CA · Updated Oct 2026

What a West Covina house pays

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Sent only to free public map services to find who serves it. Not stored unless you save your house.

Example · a West Covina house

$11,556a year · $963 a month

Starts at $414,334 of value before exemptions. Typical use.

Property tax$4,675
1.148% of $414,334, less $7,000 homeowners' exemption
Flat charges on the tax bill$490
Sewer $82 · LA County Sanitation District No. 22 sewer service charge $216 · West Covina Citywide Lighting and Maintenance District (single-family parcel) $62 · LA County Measure W Safe Clean Water tax (median single-family parcel) $100 · San Gabriel Valley Mosquito and Vector Control assessment $20 · Metropolitan Water District water standby charge (Upper San Gabriel Valley MWD) $9
Electricity and gas$3,505
523 kWh a month $2,637 · 35 therms $869
Water$836
9 units (CCF) a month on Suburban Water Systems (San Jose Hills): water $70 a month
Trash$557
96-gallon trash, recycling and organics carts (standard), $46 a month
Home insurance$1,492
Typical premium $1,492

A typical West Covina house pays about $11,600 a year: $5,170 property tax and charges, $840 water, $560 trash, $3,510 electricity and gas, $1,490 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 21, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Switch to the 32-gallon trash, recycling and organics carts cartUp to $84 a year
Your cart costs $46 a month; the smallest costs $39. Worth it if you rarely fill it.
How: Call the Athens Customer Care Center at (888) 336-6100.
Low-income residents with disabilities: trash discount$27.36 rate for 96-gallon carts
The City and Athens Services offer a reduction in waste collection fees for low-income persons with disabilities residing in single-family homes; the income limit ranges from $93,300 to $175,900 depending on household size. The Exhibit E rate schedule effective November 1, 2025 lists the Low Income Senior Discount & Person with Disabilities rate as $27.36 for the 96-gallon cart set (standard rate $46.43) and $23.40 for the 64- or 32-gallon set (standard $39.43).
How: Apply at the Public Works Department, 825 S. Sunset Ave., Monday to Thursday 8 a.m. to 2 p.m.; call (626) 939-8458.
Free bulky item pickup
Single-family residents can schedule weekly bulky pick-ups of up to five items on their regular pick-up day at no additional charge.
How: Reserve at least 24 hours ahead at AthensServices.com/Bulky or call (888) 336-6100.
Low-income households: Suburban Water bill credit$11.14 a month credit
Suburban Water Systems' Customer Assistance Program gives qualifying residential customers a credit of $11.14 a month; the income limits follow the CPUC's CARE program.
How: Show a CARE-type discount on your electric or gas bill or fill out Suburban's self-verification form; renew every two years.
Low-income seniors over 62: Safe, Clean Water parcel tax exemptionNo Safe, Clean Water tax
Owners over 62 who live in the home and head a low-income household can apply for an exemption from the Safe, Clean Water Program special parcel tax; the FY 2027-28 limit is $106,600 for a 2-person household.
How: Submit the claim form to the Safe, Clean Water Program by May 1 each year; call 833-275-7297.
Low water use: reduced sanitation district charge
District No. 22 parcels with significantly lower water usage may be eligible for a reduced service charge; dischargers with verified low water usage, particularly seniors and retirees, may qualify.
How: Apply to the Sanitation Districts' low water rebate program.

Adjust to match your bills

What you knowTrash cartEach rate covers a matching set of three carts: black trash, blue recycling and green organics of the same size. The 32- and 64-gallon sets cost the same.

Value before exemptionsUnder Prop 13 your assessed value starts at your purchase price and can rise at most 2% a year, so it is often far below market: use the assessed value on your tax bill. In the Covina-Valley and Rowland school areas the rate is about 1.18% rather than 1.148%.

I live here and have the Homeowners' exemption

Home insurance, a yearFrom your policy. We start at $1,492, NAIC data via the Insurance Information Institute; California figures from the California Department of Insurance.

Earthquake insurance, a yearSeparate from home insurance. Most owners don't have it.

Your use

Water, units a month

On your water bill. 1 unit (CCF) is 748 gallons. A typical house uses 7–12.

Electricity, kWh a month

On your Southern California Edison bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

Nov 30, 2026in 38 daysLast day to file a 2026 regular assessment appeal in LA County (filing runs July 2 to November 30).
Dec 10in 48 daysFirst property tax installment (due Nov 1) is late after Dec 10: 10% penalty.
Feb 15in 115 daysLast day for a first-time homeowners' exemption claim to get the full exemption for the year.
Apr 10Second property tax installment (due Feb 1) is late after Apr 10: 10% penalty plus $10.

Who serves this house

Water: Suburban Water Systems (San Jose Hills); Suburban Water Systems, San Jose Hills service area: monthly service charge plus two blocks of quantity rates per 100 cubic feet, plus a 0.70% surcharge that funds the CPUC reimbursement fee.
Property tax: 1.15% of value; 2026-27 tax year, Los Angeles County
Garbage: Athens Services; Athens Services provides West Covina residents with household trash removal, bulky-item pickup and other services.
Sewer: City of West Covina + LA County Sanitation Districts; The City collects its sewer service charge on the property tax bill; County Sanitation District No. 22 encompasses all or portions of West Covina.
Electricity: Southern California Edison; Southern California Edison provides West Covina residents and businesses with electrical services.
Gas: SoCalGas; Southern California Gas provides West Covina residents and businesses with gas service.

Pay or manage your bills

Your water

Source: Suburban serves the San Jose Hills service area from its wells in the Main San Gabriel Groundwater Basin; in 2025 local groundwater made up 88 percent of its supply.
Hardness: Total hardness averaged 217.1 ppm (12.7 grains per gallon) in the groundwater and 163 ppm (9.50 grains per gallon) in the treated surface water tested in 2025.
Lead: None of the 51 lead and copper samples collected from residences in 2025 exceeded the action level; the lead 90th-percentile result was ND.

Other CA cities

How these numbers are made

Individual bills are confidential in California, so we calculate yours from public rates and what you tell us.
Property tax: tax rate area 09495 and the others with the same rates, which cover about 54% of West Covina's single-family parcels: the 1% levy plus the 2026-27 West Covina Unified, Mt. San Antonio College and Metropolitan Water District rates from the LA County tax rate resolution (1.147802% in total), less the $7,000 homeowners' exemption, applied to the value you enter. About 35% of single-family parcels are in the Covina-Valley and Rowland school areas, which pay about 1.18% (about $140 a year more at the typical value); about 5% pay 1.25-1.30% because they also carry the Landscape Maintenance District 1 or 2 rate; about 2.5% pay 1.140947%. The starting value is the median 2026 roll value of single-family parcels; Prop 13 values of long-held homes are far below market.
Sewer and flat charges on the tax bill for 2026-27: the City sewer service charge ($82.02 per dwelling unit), LA County Sanitation District No. 22's $216 service charge (about 70% of the city's single-family parcels fall in District No. 22 in the Sanitation Districts' boundary map; parts of the city are in District No. 15 at $212 or District No. 21 at $224), the Citywide Lighting and Maintenance District ($62.42 for a single-family parcel; parcels on streets without streetlights or street trees pay less), Measure W (2.5 cents per square foot of impermeable area), where we use the median for West Covina single-family parcels in the county's Safe Clean Water tax layer ($100.04), the San Gabriel Valley Mosquito and Vector Control District's $20 per parcel, and the Metropolitan Water District's $9.27 standby charge for Upper San Gabriel Valley MWD lands (about 82% of the city's single-family parcels; the rest are in Three Valleys MWD, whose charge is $12.21). Not included: the LA County flood control assessment, the trauma and emergency services tax and the LA County park district assessment (Measure A), which vary by parcel; the hillside Landscape Maintenance Districts 4, 6 and 7, which cover only some neighborhoods; and Landscape Maintenance Districts 1 and 2 (Woodside Village, 872 and 787 properties), which are ad valorem: $0.1188 and $0.066 per $100 of assessed value for 2026-27 (about $490 and $270 a year at the typical value; West Covina staff report, July 2026).
Trash: Athens Services' Exhibit E rates effective November 1, 2025 ($46.43 for the 96-gallon cart set, $39.43 for the 64- or 32-gallon set), taken as monthly. The franchise agreement lets these rates rise automatically each July 1 from 2026 by the trash-collection CPI plus 1%; we found no published 2026 schedule, so current bills may be a few percent higher.
Water: in the state water-system map about 73% of West Covina's single-family parcels are in Suburban Water Systems' San Jose Hills system (the default here); about 16% are on Azusa Light & Water and the rest on Walnut Valley Water District, Valencia Heights, Valley County, San Gabriel Valley Water, Rowland or Covina, whose rates are not priced here (homes there see the default). Azusa charges customers outside its city limits double its in-city rates, so these homes likely pay more. Suburban: Schedule SJ-1 Tariff Area No. 1 rates effective August 15, 2026 ($16.97 a month for a 5/8 x 3/4-inch meter; $4.505 per 100 cubic feet up to 20 units a month, $5.057 above), plus the per-unit surcharges in effect now ($0.093 CAP, $0.091 WRAM, $0.279 and $0.257 reserve-account, and $0.560 and $0.020 interim-rate true-up surcharges from December 2025) and the 0.70% CPUC fee. Higher-elevation Tariff Areas 2 and 3 pay $0.18-0.53 more per unit. A further $0.188 surcharge requested from October 28, 2026 (Advice Letter 425-W) is not included.
Electricity: SCE's standard Domestic rate with SCE generation from the SCE/CPA joint rate comparison ($0.37392 per kWh in total, SCE rates as of June 1, 2026; its $195.56 average bill at 523 kWh equals that rate times the usage), plus SCE's $24.15 monthly Base Services Charge; West Covina is not a Clean Power Alliance member. Gas: SoCalGas's March 2026 average non-CARE bill ($72.39 at 35 therms), taken as including the $0.16-a-day customer charge (about $4.87 a month), so $4.87 a month plus $1.929 per therm. Both are averages; real bills vary by season. Insurance starts at the 2022 California average.
Nothing here is legal, tax or insurance advice.

Sources

How West Covina compares

A typical West Covina house against the 110 California cities we cover, using the same default numbers as the total above.

Per year	West Covina	Median	Where it falls
Property tax rate	1.15%	1.13%	higher than 65 of the other 109 California cities we cover
Water	$836	$955	lower than 77 of the other 109 California cities we cover
Trash	$557	$438	higher than 81 of the other 101 California cities we cover
Electricity and gas	$3,505	$3,556	lower than 62 of the other 109 California cities we cover
Home insurance	$1,492	$1,492	in the middle of 108 other California cities we cover
Total	$11,556	$15,240	lower than 98 of the other 109 California cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Trash

The fact: Trash pickup here costs about $557 a year for the standard cart, higher than 81 of the other 101 California cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $557 a year for the standard cart, higher than 81 of the other 101 California cities we cover. What drives that cost, and would you change anything about the service or the price?"

See who is running in your city →

Common questions about West Covina house costs

What is the property tax rate in West Covina?

About 1.15% of the value before exemptions a year (2026-27 tax year, Los Angeles County), plus flat charges on the same bill (Sewer $82, LA County Sanitation District No. 22 sewer service charge $216, West Covina Citywide Lighting and Maintenance District (single-family parcel) $62, LA County Measure W Safe Clean Water tax (median single-family parcel) $100).

How much is property tax on a $500,000 house in West Covina?

About $6,148 a year on $500,000 of the value before exemptions with the homeowners' exemption, including $490 of flat charges.

How much is the water bill in West Covina?

About $70 a month for water at typical use (9 units, or 6,732 gallons a month) on Suburban Water Systems (San Jose Hills).

How much does trash pickup cost in West Covina?

$39 to $46 a month, depending on the trash cart size (32-gallon trash, recycling and organics carts, 64-gallon trash, recycling and organics carts, 96-gallon trash, recycling and organics carts (standard)).

When is property tax due in West Covina?

Dec 10: First property tax installment (due Nov 1) is late after Dec 10: 10% penalty. Apr 10: Second property tax installment (due Feb 1) is late after Apr 10: 10% penalty plus $10.

Can seniors lower their property tax or bills in West Covina?

Yes. Low-income residents with disabilities: trash discount: The City and Athens Services offer a reduction in waste collection fees for low-income persons with disabilities residing in single-family homes; the income limit ranges from $93,300 to $175,900 depending on household size. The Exhibit E rate schedule effective November 1, 2025 lists the Low Income Senior Discount & Person with Disabilities rate as $27.36 for the 96-gallon cart set (standard rate $46.43) and $23.40 for the 64- or 32-gallon set (standard $39.43).

Where can I get help paying utility bills in West Covina?

Low-income residents with disabilities: trash discount: The City and Athens Services offer a reduction in waste collection fees for low-income persons with disabilities residing in single-family homes; the income limit ranges from $93,300 to $175,900 depending on household size. The Exhibit E rate schedule effective November 1, 2025 lists the Low Income Senior Discount & Person with Disabilities rate as $27.36 for the 96-gallon cart set (standard rate $46.43) and $23.40 for the 64- or 32-gallon set (standard $39.43). Apply at the Public Works Department, 825 S. Sunset Ave., Monday to Thursday 8 a.m. to 2 p.m.; call (626) 939-8458.

How much does a house in West Covina cost to run each year?

All California cities All cities