Want California’s pleasant weather without Los Angeles’ sky-high prices? Don’t give up on the dream. You can still afford a home in the Golden State by choosing one of the cheapest places to live in California.
With several homes for sale in Bakersfield you could find your perfect starter home starting at $300,000. If you’re retiring, check outhomes for sale in Sacramento to enjoy a relaxed desert lifestyle, with median home prices under $500,000.
After analyzing hundreds of cities, we’ve ranked the 10 most affordable places to live in California to help you find a home that fits your budget.
Houzeo is America’s best home buying and selling platform.
For Home Sellers: List your home for a Flat Fee, and save 2.5% to 5.5% on the listing agent commission! That’s thousands of dollars extra in your pocket.
For Home Buyers: Houzeo has the most number of houses for sale in California. Start your dream home search now!
Yes! You can list your home for sale or search millions of homes on the Houzeo mobile app!
Download now on the Apple App Store (iOS) or the Google Play Store (Android).
Key Takeaways
- Porterville is the most affordable city: Porterville is the most affordable city in the state. With a median home price of about $350,000, its cost of living is much lower than in most of California.
- Sacramento is best for young professionals: The city is growing fast and is among the cheapest areas to live in California. Sacramento offers strong jobs in tech, healthcare, and government.
- Fresno is ideal for families: It has safe neighborhoods, good schools like the Fresno Unified School District, and many affordable homes, making it a strong choice for raising kids.
- Palm Springs is perfect for retirees: Palm Springs is the top pick for retirees looking for pleasant weather and affordable homes in the countryside.
- Beware of wildfire costs: However, be aware of wildfire costs. Home insurance in high-risk areas like Palm Springs, Temecula and San Bernardino National Forest can reach $3,000–$5,000 a year, and some insurers no longer cover certain regions.
10 Cheapest Places to Live in California in 2026
| City | Median Home Value | Median House Rent | Cost of Living Compared to State Average | Affordability Score (out of 10) |
|---|---|---|---|---|
| 1. Porterville | $325,000 | $1358 | 12% ⬇️ | 8.7 |
| 2. Fresno | $388,567 | $1,975 | 22% ⬇️ | 8.5 |
| 3. Bakersfield | $441,009 | $1,995 | 18% ⬇️ | 8.4 |
| 4. Tulare | $458,693 | $1,650 | 27% ⬇️ | 8.4 |
| 5. Eureka | $418,081 | $1,600 | 21% ⬇️ | 8.3 |
| 6. Visalia | $511,736 | $2,400 | 24% ⬇️ | 8.2 |
| 7. Stockton | $317,272 | $1,595 | 25% ⬇️ | 7.9 |
| 8. Chico | $340,290 | $1,850 | 8% ⬇️ | 7.4 |
| 9. Sacramento | $385,163 | $1,895 | 14% ⬇️ | 7.3 |
| 10. Clovis | $479,880 | $1,995 | 11% ⬇️ | 6.7 |
How We Ranked the Most Affordable Places to Live in California
To identify the cheap places to live in California, we carried out an in-depth analysis using multiple reliable data sources and indicators of affordability.
Data Sources:
- Median Home Prices: We used Houzeo’s California Housing Market report and double-checked the numbers with the California Association of Realtors (C.A.R.).
- Median Rent: We got the rent data from C2ER, which publishes the national Cost of Living Index. This was verified every few months to make sure it’s accurate.
- Overall Cost of Living: We covered 6 big spending categories— housing, groceries, utilities, transportation, healthcare, and miscellaneous goods— from C2ER and Houzeo’s Cost of Living in California Calculator. We then compared everything to the U.S. average of 100.
We studied housing data from 2022 to 2025 to identify cities that remained affordable over time, not just during short dips in prices. Furthermore, each city’s data was also cross-checked with HUD and state economic reports.
All our information is up to date as of 2025, ensuring you receive the most current insights.
Affordability Scoring:
We built a simple scoring system that focuses on what really matters:
- Median Home Price (40%)
- Median Rent (35%)
- Cost of Living (25%)
This way, we can clearly show which California cities give you the best value for your money. You can also check out our score breakdown to see how each city was ranked.
Image credits: All blog images are sourced from Freepik.
10 Most Affordable Places to Live in California
Porterville is one of the cheapest cities to live in California. It offers a quiet, family-friendly lifestyle surrounded by reputable schools and proximity to orchards and views of the Sierra Nevada foothills. Located along Highway 65 and near Highway 99, it provides easy access to neighbouring towns like the Tulare County.
- Porterville Southeast: Known for its affordability and quiet atmosphere, this area features a mix of modest ranch-style homes and newer builds. Residents enjoy quick access to downtown Porterville, schools like the Vandalla Elementary School, and Highway 65 for easy commuting to nearby towns like Springville and Strathmore.
- Westwood Village: A well-kept residential community with modern homes and neatly landscaped yards. It’s ideal for families and professionals with median homes around 360,000 making it one of the cheapest towns to live in Porterville.
- Job Market: Porterville’s job market is stable, driven by agriculture, healthcare, and education, the city does not have a large concentration of diverse or heavy industries, so most jobs are service- and community-based rather than industrial. Major employers include Sierra View Medical Center and the City of Porterville.
- Recreation: There are several activities outdoor lovers enjoy Lake Success and Sequoia National Forest- home to the giant sequoia groves including the General Sherman Tree. The park is well-known for hiking, boating, and camping. Local favorites like Zalud, the vintage victorian-era mansion and Veterans Park offer great spots for family activities.
- Crime and Safety: The violent crime rate is around 385 incidents per 100,000 people, slightly above the U.S average but below the California statewide violent crime rate. The criminal activities are mostly seen in high-crime pockets around older commercial corridors and come east-side blocks in town.
- Limited Industries: Most local jobs are in farming or services, so many people commute to Visalia or Bakersfield for better pay in diverse industries.
- Environmental Difficulties: Porterville’s environment comes with real challenges like the chronic droughts mostly during the months of May and October, recurring air-quality alerts, and a growing wildfire threat that hits East Porterville and the foothill communities hardest.
Fresno is one of the big inland cities offering affordable living in California. It offers a relaxed lifestyle with parks like the Woodward Park and Roeding Park, farms, and mountain views like the Pincushion Mountain Trail near Friant. the city is Located on Highway 99, it’s close to Yosemite and Sequoia National Parks.
- Woodward Park: A quiet, upscale area with large homes, clean streets, and plenty of green space with beautiful parks spanning about 300 acres with playgrounds. It also includes Shinzen Japanese garden and a small lake. It’s close to top-rated schools and home to many community events and concerts at the Rotary Amphitheater making it great for families.
- Old Fig Garden: Known for its charming historic homes and tree-lined streets, this neighborhood offers a cozy, established feel just minutes from downtown. Local ordinances focus on beautification and preservation of trees boosting its appeal for older residents.
- Tower District: This town is Fresno’s most vibrant, artsy neighborhood, centered around the historic Art Deco Tower Theater. The area attracts students, and young professionals. The downtown offers many cafes, bars and music venues Strummers and Goldstein’s Mortuary and Delicatessan.
- Job Market: Fresno’s job market is diverse and dynamic, powered by tech, entertainment, agriculture, and healthcare. Major employers include Apple, Kaiser Permanente, and the University of California system, offering opportunities across many industries which are mostly remote.
- Recreation: Fresno offers a mix of outdoor, sports, and family friendly recreational activities for residents. Parks like the Woodward Park, Roeding Park and Oso de Orc are famous for jogging, biking and picnics. Avocado Lake and the Lost Lake Area offer swimming and fishing within a short drive of the city.
- Wildfires and Drought: Frequent wildfires on the edges of the city where neighborhoods meet open grasslands, water restrictions in the westside of the Fresno County, and poor air quality can affect daily life and home insurance costs.
- High Taxes: California has some of the highest income and sales tax rates in the country, which can impact take-home pay.
- Housing Shortage: In Fresno, demand far exceeds supply in many areas, making affordable housing hard to find. The crunch is sharpest for entry‑level and mid‑range single‑family homes.
Bakersfield is one of the affordable cities to live in California. It has a warm climate with chill winters, friendly neighborhoods, and plenty of outdoor fun in and around the city like the River Walk Park and golf courses. Located on Highway 99, it’s close to Los Angeles and the Sierra Nevada mountains. If your budget is around $440,000, homes for sale in Bakersfield are a great option.
- Seven Oaks: A modern, upscale neighborhood with gated communities, golf courses ofering a 27-hole championship space, and great schools like the Buena Vista and Ronald Reagen Elementary. It’s perfect for families and professionals looking for a quiet suburban feel alongside some fun with on-site bars like The Tavern and Grand Island Cafe.
- Stockdale Estates: A well-established upscale prestige neighborhood, known for its large lots and mature trees, this area offers spacious homes and a relaxed vibe close to shopping and dining at the Stockdale Village or the Marketplace.
- Westchester: This town is one of the oldest town located at the west of downtown. The area mixes small and midsize single-family homes where residents have quick access to the Kern County Museum and many restaurants in the city center.
- Job Market: Bakersfield’s job market is steady, with work in oil, farming, and healthcare. Big employers include Chevron, Grimmway Farms, and Kern Medical. There are also jobs freight transport and schools.
- Recreation: Locals enjoy hiking by the Kern River, visiting nearby mountains, or relaxing in city parks. You can catch concerts at Mechanics Bank Arena or see animals at the California Living Museum.
- Extreme Heat Conditions: Summers are long and extremely hot, with many days above 100°F. Air conditioning is essential, which can raise utility costs.
- Dull Nightlife: While Bakersfield has a growing food and music scene, it’s still quieter than major California cities. Entertainment options are limited outside of downtown.
- Traffic Growth: The city’s rapid growth has led to more congestion on main roads like Highway 99 and Ming Avenue, making commutes longer during rush hours.
Tulare is an affordable city in California’s Central Valley. It has a small-town vibe, friendly people, and a strong farming community. The city hosts the World Ag Expo every February, drawing several farmers across the US. With great outdoor options and several homes for sale in Tulare, the city has recently attracted more new residents.
- Alpine Vista: A quiet suburban area with newer homes and good schools with solid K-8 institutions. It’s popular with families looking for proximity to jobs and easy access to highways. The highway 99 makes commuting to Visalia and Porterville or even Fresno making its a hub for its residents.
- Del Lago: A peaceful neighborhood in northeast Tulare with parks like the Del Lago Community park and the Blain Park, walking trails, and modern homes. This town is great for families who enjoy an active lifestyle.
- Tulare Southeast: This budget-friendly area is appealing as it combines affordable living with family focused amenities like good schools and parks like the Tulare Joint Union High School and Del Lago Park.
- Job Market: Tulare’s job market is built around agriculture, food processing, and retail. Major employers include Land O’Lakes, Saputo Cheese, and the Tulare City School District. Many residents also work in nearby Visalia as to find better paying jobs.
- Recreation: Locals enjoy Mooney Grove Park for picnics and sports, or visit the Tulare Outlets for shopping, while outdoor lovers take quick trips to Sequoia National Park for hiking and nature views.
- Extreme Heat Conditions: Summers in Tulare are long and scorching, with many days above 100°F. Staying cool means higher air conditioning bills.
- Industry Limits: Most jobs are in agriculture and local services. Career growth can be slow compared to bigger cities nearby.
- Air Quality: Areas near Highway 99 struggles with extreme poor air quality, especially during harvest season, which can be tough for people with allergies or asthma.
If you want a cheap place to live near the beach, Eureka is a great pick. Homes here cost less than in most coastal cities, starting around $420,000. You’ll enjoy a peaceful lifestyle near redwood forests and beaches — you can enjoy coastal living at a much cheaper cost with many homes for sale in Eureka without the sky-high price tag.
- Old Town Eureka: A charming historic area with Victorian buildings, shops, and waterfront views. The district is on the National Register of Historic Places with iconic landmarks like the Carson Mansion and the Pink Lady Mansion. The streets are filled with cafes, public art and many eateries making this town appealing to everyone looking for a cheap coastal living option.
- Henderson Center: It sits a few minutes from downtown but feels quieter and more residential. Regular community events, a farmers market and an active merchants association makes the locality very much a place of interest for many people to move in. Houses nearby are mostly mid-century ranch and older.
- Sequoia Park:
- Job Market: Eureka’s job market is stable, with jobs in healthcare, schools, and government. Major employers include St. Joseph Hospital and Humboldt County. Tourism and eco-focused jobs like jobs at forest reserves and hospitality are on the rise.
- Recreation: Enjoy redwoods at Sequoia Park, kayaking in Humboldt Bay, or strolling Old Town. Redwood National Park nearby offers great hiking and camping.
- High Cost of Goods: Because Eureka is an inland state farther from other big cities, groceries, gas, and supplies can cost more than in inland cities.
- Limited Job Options: While stable, the job market is small, and higher-paying positions can be hard to find.
- Rainy Weather: Eureka gets over 40 inches of rain a year, with long, cool, gray winters that can feel damp and overcast for weeks at a time that may not suit everyone.
Visalia is a standout city in California without sky-high price tag. With Sequoia and Kings Canyon National Parks less than an hour away, plus year-round events, local restaurants, and family amenities. Visalia gives you that rare mix of affordable housing with luxurious weekend escapes like the Sequoia County.
- Green Acres: Green Acres sits close to major roads and shopping areas. The streets are lined with tall trees and well-kept single family homes attracting several families and professionals who want space, comfort, and solid value without leaving the state’s core job markets.
- Shannon Ranch: Shannon Ranch stands out as a special neighborhood in Visalia because it’s a newer, master‑planned community that feels both family‑friendly and progressive. Many families are drawn to the strong overall school ratings with quick access to highway 99.
- Beverly Glen: Beverly Glen is one of the city’s most desirable, established neighborhoods, known for its central location and old‑school charm. It sits close to Downtown and Mooney Boulevard shopping, so residents get quick access to restaurants, boutiques, parks.
- Job Market: Visalia’s job market is steady, driven by agriculture, healthcare, and education. Major employers include Kaweah Health, Visalia Unified School District, and Tulare County offices.
- Recreation: Locals enjoy nearby Sequoia National Park for hiking and camping. Mooney Grove Park and Riverway Sports Park offer family-friendly outdoor fun within the city.
- Traffic Congestion: Traffic can get heavy on Mooney Boulevard and Highway 198, especially during rush hours. Public transit is limited, so most residents rely on cars.
- Air Quality: For year‑round fine particle pollution, the Visalia–Porterville–Hanford area has ranked as high as 3rd worst out of all U.S. metro regions in recent national reports
- Crime Concerns: Some neighborhoods face higher crime rates. Total crime in Visalia is about 23–24% higher than the national average, with roughly 11 reported crimes per day. Crime risk tends to be higher in and around the older central and southern parts of the city.
Stockton sits along the San Joaquin River and offers affordable housing with a mix of urban and suburban living. The city has plenty of parks like the Oak-Forest Park and a growing arts scene in the Haggin Museum or the mexican Heritage Center & Gallery, plus it’s just an hour’s drive from Sacramento and the Bay Area.
👉 If you want budget-friendly homes with easy access to major cities, homes for sale in Stockton are a great option for families and commuters.
- Brookside: This town combines safety and comfort offering gated communities with crime 40–45% below the national average. The neighborhood homes newer, well maintained homes alongside beautiful country clubs with golf courses and lakes. Brookside is the most appealing to retirees.
- Lincoln Village West: Peaceful area near the marina with good schools and shopping options. This town further offers beautiful walkways and playgrounds with access to the water for kayaking or boating. Lincoln Village West mixes single-family homes, condos, and apartments, often at prices lower than other places in Stockton.
- Spanos Park: Modern neighborhood with newer homes, parks, and easy highway access. The area is made up mostly of medium to large single-family homes built since the 2000s. Split into Spanos Park East and West, the community features gated pockets, manicured streets and calm lakes.
- Job Market: Stockton’s economy is diverse, with jobs in shipping, healthcare, education, and agriculture. Major employers include Amazon, Kaiser Permanente, and the Port of Stockton. Many residents also commute to the Bay Area for higher-paying jobs.
- Recreation: Stockton offers riverfront parks, museums, and the Stockton Arena for concerts and sports. You can also enjoy boating on the Delta or day trips to nearby wine country like the Lodi Wine region.
- Increasing Crime Rate: Stockton has a 82% higher crime rate than national average, so it’s important to research neighborhoods before buying.
- Traffic & Commutes: Highway 99 and I-5 often get congested, especially for those commuting to the Bay Area.
- Economic Struggles: While improving, Stockton’s economy has faced challenges with unemployment and poverty, affecting some areas more than others. There have been long years of bankruptcy making Stockton’s economy a slow moving one.
Chico has a charming downtown filled with shops, cafes, and local art. It’s known for Bidwell Park, one of the largest urban parks in the US, offering trails clustered along Big Chico Creek, and picnic spots like the One Mile. The city’s friendly vibe and college-town energy with the presence of the California State University makes it great place for students and families alike.
👉 From cozy bungalows to modern homes near downtown, explore homes for sale in Chico.
- California Park: A peaceful lakeside neighborhood with walking trails and family-friendly homes. It is a master-planned lake community on the east side of Chico. The are wraps around two private lakes and several ponds with about eight acres of water and biking trails. It also has reputable schools like the Little Chick Creek and Marigold Elementary.
- Amber Grove: Amber Grove is a north Chico neighborhood known for its wide streets and quiet areas with spacious houses and tree-lined streets, close to schools like Pleasant Valley High and Chico shopping centre.
- Doe Mill: Built in the early 2000s by New Urban Builders. It is a modern, walkable community with parks like Baroni Park which has a huge playground, cafes and shopping centres in the Chico Mall, and a close-knit neighborhood feel with typical home prices around the mid $400,000.
- Job Market: Chico’s job market is mid-sized, service-heavy, and realtively stable, with unemployment slightly above the US average but below its previous years. Key local sectors include healthcare, education with major employers being Enloe Medical Centre, California State University and Walmart.
- Recreation: Chico has an outdoor-heavy, very local recreation scene centered on Bidwell Park for hiking, biking, and swimming. Downtown Chico offers farmers markets in North Valley Plaza and Meriam Park, local breweries like the Sierra Nevada Brewing Co. which is also the flagship Chico brewery, and seasonal community events.
- Hot and Dry Summers: Weeks of 100‑degree heat and bone‑dry air can make Chico’s summers hard to live with if you don’t love extreme heat
- Limited Job Market: Mostly education, healthcare, and agriculture jobs area available, it is difficult to find creative and technical job roles pushing people to travel farther to look for work.
- Crime Hotspots: Chico sees about 1,661 property crimes per 100,000 residents, with higher rates in parts of south and far‑east Chico.
This inland city is one of the more affordable places in California. The city offers parks and the American River for outdoor recreation, accessible year-round. Affordable homes in Sacramento appeal to both families and first-time buyers seeking budget-friendly city living with nearby nature.
- Midtown Sacramento: The area blends historic tree‑lined streets and Victorian homes with mid‑rise apartments, lofts, boutiques, bars, and cafes, and it serves as a core of Sacramento’s art and music scene with the monthly Second Saturday Art Walk. Affordable condos and townhomes make it ideal for young professionals.
- East Sacramento: This is an upsclae, tree lines neighborhood known for its top-rated schools. Homes here offer classic charm and a strong sense of community. Streets are filled with ear;y 20th century bungalows with walkable retail strips along J Street and cafes down the Folsom Boulevard.
- Natomas: Natomas is a large, newer suburban area on North Sacramento, known for its planned neighborhood, parks and a quick freeway access to downtown. Places like Natomas Park and Discovery Park makes it more appealing to many buyers.
- Job Market: Sacramento has a diverse, government‑anchored job market with moderate unemployment and growing roles in healthcare, logistics, and technology. Main employers include the State of California agencies, the federal government, local government, and major health systems like UC Davis Health and Sutter Health.
- Recreation: Enjoy year-round outdoor activities along the American River, including biking, kayaking, and walking trails. Parks like William Land Park and McKinley Park offer picnicking, sports, and family-friendly fun. Within the city, there are more than 230 parks and open spaces totaling over 4,000 acres, including landmarks like McKinley Park’s rose garden and William Land Park’s ponds, picnic areas, and walking loops.
- Traffic & Commute: Congestion can be heavy, especially near downtown and highway bottlenecks. The worst congestion is typically on I‑5 through downtown and Natomas, US‑50/Business 80 between West Sacramento and the I‑5/Highway 99 junction.
- Limited High-Paying Jobs: Government, healthcare, and education dominate; tech and finance roles are fewer than in the Bay Area.
- Crime Hotspots: Certain pockets in south and North Sacramento report higher property and vehicle crime; Midtown and East Sacramento are generally safer.
Clovis offers a classic Central Valley lifestyle with family-friendly neighborhoods and easy access to Fresno. Residents enjoy a strong sense of community, good schools, and plenty of parks and local events. Clovis is branded as the ” Gateway to the Sierras” with a quick dive to the Yosemite, Kings Canyon and Sierra National Forest.
Skip the price tag and explore affordable Clovis homes under $400,000 today. Browse homes for sale in Clovis and find your ideal property now.
- Harlan Ranch: A newer, family-friendly community with a high amenity neighborhood with good schools like Bud Rank Elementary. There are plenty of parks and playgrounds. Homes are modern, and the area is known for good schools, making it perfect for families.
- Old Town Clovis: This historic district offers charming streets lined with boutique shops, cafes like the Grove cafe and the Two Cities Coffee Roasters, and restaurants. It’s walkable and full of character, ideal for those who enjoy a lively, close-knit community.
- Loma Vista: A quiet, suburban neighborhood with tree-lined streets and a peaceful atmosphere. Residents enjoy easy access to shopping, schools, and local amenities, making it great for families or anyone seeking a calm area.
- Job Market: Clovis’ economy is centered on education, healthcare, agriculture, and retail. Major employers include Clovis Unified School District, Community Medical Centers, and local agricultural businesses. As of late 2025, platforms list over 8,000 jobs, including roles in delivery, stocking, and technical positions. The unemployment rate stood at 6.0% mid this year.
- Recreation: Residents enjoy year-round outdoor activities at Woodward Park, Millerton Lake, and the San Joaquin River. Clovis also hosts seasonal events like the Clovis Rodeo, farmers markets, and local arts festivals.
- Traffic & Commute: Clovis, California, experiences moderate traffic congestion primarily during rush hours, exacerbated by rapid development and proximity to Fresno highways like SR 168 and SR 180.
- Job Market Limits: Employment is mostly in education, healthcare, agriculture, and retail; opportunities in tech, finance, or creative fields are limited.
- Air Quality Concerns: Seasonal wildfires in the Central Valley can cause smoky days (AQI 100-150).
Lincoln (safety score of 92) and Clovis (safety score of 76) are the cheapest and safest cities in California. They offer low crime rates, family-friendly neighborhoods, and a lively, welcoming lifestyle.
Top 3 Cheapest Cities to Live in California for Young Adults
When you’re searching for the cheapest city to live in California, you need more than low rent. You want good jobs, a fun lifestyle, and a place where you can grow. These California cities offer all of that, with affordable homes and strong job markets.
| Rank | City | Why It’s Great for Young Adults |
|---|---|---|
| 1. | San Diego | San Diego offers great job opportunities in biotech, defense, healthcare, and tech startups. Young professionals can also join local community and networking groups like San Diego Young Professionals. |
| 2. | Davis | Davis is home to UC Davis and offers a friendly, bike-focused college-town vibe. Its strong research scene creates solid opportunities for young adults. With steady demand and plenty of homes for sale in Davis, it’s an appealing place to study, work, and live. |
| 3. | Fresno | Fresno offers solid career options in healthcare, education, ag-tech, and logistics. Groups like Fresno Young Professionals also make it easy to network and grow. With many affordable houses for sale in Fresno, young adults can save more and build wealth without the high California price tag. |
Top 3 Inexpensive Places to Live in California for Families
California is a favorite among families for its year-round mild climate, vibrant outdoor lifestyle, and some of the nation’s best public schools. While the state does have a state income tax, several California cities still offer affordable housing and a lower cost of living.
| Rank | City | Why It’s Great for Families |
|---|---|---|
| 1. | Redding | Families enjoy easy access to nature spots like Shasta Lake and Turtle Bay Exploration Park. Outdoor recreation and pocket-friendly homes for sale in Redding make this city a great place for families. |
| 2. | Visalia | Visalia offers family services like free community events, low-cost health clinics, and strong public schools. These programs, along with affordable houses for sale in Visalia, make the city especially family-friendly. |
| 3. | Chino | Home to Prado Regional Park and several kid-focused recreation centers, families enjoy year-round activities. If you’re looking for safe neighborhoods and community playgrounds, houses for sale in Chino are a great fit. |
3 Best Affordable Places to Live in California for Retirees
California is a retiree’s haven. In these cities, you can find affordable homes, accessible healthcare, and safe communities. There are also plenty of outdoor activities like kayaking, hiking, and picnics to enjoy a comfortable, active lifestyle.
| Rank | City | Why It’s Great for Retirees |
|---|---|---|
| 1. | Palm Springs | Warm weather, golf courses, and active adult communities make Palm Springs a top retirement spot. With many homes for sale in Palm Springs, retirees can enjoy a relaxed lifestyle with great healthcare access. |
| 2. | Oceanside | This quiet coastal city offers beautiful beaches, walkable areas, and strong medical services. The variety of homes for sale in Oceanside makes it easy for retirees to find a comfortable place near the ocean. |
| 3. | Santa Rosa | Located in wine country, Santa Rosa provides scenic living, outdoor recreation, and excellent hospitals. A steady supply of homes for sale in Santa Rosa gives retirees good options in a peaceful setting. |
3 Hidden Costs to Consider in California
Even in the cheapest California cities to live in, home prices are only part of the total cost. After recent wildfires and rising climate risks, homeowners insurance premiums have climbed in many areas. So, factor in wildfire and earthquake coverage—along with property taxes when comparing the cheapest places to live in California.
- Homeowners Insurance in California: Homeowners insurance in California averages $1,516 to $1,829 per year. This is far lower than the cost in California’s coastal areas. Standard policies do not cover earthquakes or floods
- Wildfire Insurance: Statewide, average home insurance runs around $1,350 per year, but premiums in wildfire zones commonly jump to $2,500–$3,500+ annually which is well above the national average.
- Property Taxes: County by County: California property taxes are set at the county level, and the effective property tax rate typically ranges from 0.70% to 1.16%.
Savings Breakdown: Cheapest Cities in California to Live In
Porterville is much more affordable than big California cities. The homes for sale in Porterville typically have a edian home price of $360,000. This provides the buyers with a range of options. Families can enjoy a comfortable, budget-friendly lifestyle, making Porterville a great choice for anyone looking for an affordable place to live in California.
| City | Median Home Price | Avg. Monthly Mortgage | Insurance/taxes | Estimated Monthly Cost for a Single Person | Monthly Savings vs. Miami |
|---|---|---|---|---|---|
| Porterville | $360,700 | $2,260, | $211 | $2,316 | $1,684 |
| Eureka | $370,500 | $2,700 | $240 | $2,064 | $1,936 |
| Los Angeles | $905,000 | $3,984 | $1,000 | $4,000 | – |
Affordable Living Beyond California
Not sure if the cheapest places to live in California fit your budget? Here are a few nearby states that offer big tax savings, strong job markets, and plenty of outdoor activities—just like California.
Tax Benefits
Nevada offers no state income tax and a cost of living that is about 2% below the national average. Here are the top 3 cheapest places to live in Nevada:
- Reno: Known for its casinos, outdoor recreation, and lower cost of living compared to California. Homes start around $400,000, with a strong job market in tech and gaming.
- Las Vegas: Offers affordable housing, a vibrant job market, and a lower cost of living than many California cities. Median home prices are around $450,000.
- Henderson:
Robust Job Market
Arizona ranks among the top states for job growth in 2025, with a cost of living about 2% below the national average. These are the top three cheapest places to live in Arizona:
- Phoenix: This city has homes priced around $400,000, with rents starting from approximately $1,300. The job market is supported mainly by healthcare, technology, and logistics industries.
- Tucson: Tucson offers homes around $350,000, with rents from about $1,100. Its economy is driven by education, healthcare, and manufacturing sectors.
- Flagstaff: The city features homes near $450,000, and rents beginning at about $1,300. Key employment sectors include education, healthcare, and tourism.
Recreation and Climate
Oregon offers some of the most affordable coastal towns on the Pacific Coast, perfect for retirees and families seeking scenic living at a great value. Here are the cheapest places to live in Oregon:
- Medford: Median home price $350,000, rent from $1,100. It’s a gateway to the Rogue Valley, with access to outdoor recreation, mild weather, and a relaxed lifestyle.
- Eugene: Median home price $450,000, rent from $1,300. Known for its vibrant arts scene, lush greenery, and proximity to hiking and biking trails.
- Bend: Median home price $500,000, rent from $1,400. Offers year-round outdoor activities, including skiing, hiking, and mountain biking, with a strong sense of community.
Where Is the Cheapest Place to Live in California?
Porterville, Fresno, and Bakersfield are some of the most affordable places to live in California. These cities offer more than low housing costs. They also have a cost of living that is well below the state average, with plenty of cheap homes for sale in California across these markets..
Moving to California also offers valuable tax advantages, with property taxes averaging around 0.70% to 1.16% of your home’s assessed value. Whether relocating or buying your first home, you can easily browse listings, compare prices, and make offers online to find the best value in the Golden State.
