Want Nevada’s outdoor lifestyle without Las Vegas’ sky-high prices? Don’t give up on the dream. You can still afford a home in the Silver State if you know where to look.
Your perfect home could be a family-friendly house in Elko or a starter home in North Las Vegas, one of the fastest-growing job markets in the state. If you’re retiring, explore homes for sale in Pahrump, where affordable homes and a slower pace of life make it a popular choice.
After assessing hundreds of cities, we’ve ranked the 10 most affordable places to live in Nevada to help you find a home that fits your budget.
Cheapest Places to Live in Nevada in 2026
| City | Median Home Value | Median House Rent | Cost of Living Compared to State Average | Affordability Score (out of 10) |
|---|---|---|---|---|
| 1. West Wendover | $179,000 | $550 | 1% ⬇️ | 8.2 |
| 2. Carlin | $245,000 | $1,200 | 7% ⬇️ | 7.8 |
| 3. Winnemucca | $345,617 | $777 | 10% ⬇️ | 7.4 |
| 4. Ely | $268,000 | $1,500 | 13% ⬇️ | 7.3 |
| 5. Yerington | $295,000 | $1,275 | 6% ⬇️ | 7.2 |
| 6. Pahrump | $375,000 | $1,500 | 19% ⬇️ | 6.5 |
| 7. Elko | $372,495 | $1,475 | 5% ⬇️ | 6.2 |
| 8. Paradise | $406,000 | $1,339 | 5% ⬇️ | 6.2 |
| 9. North Las Vegas | $405,000 | $1,609 | 8% ⬆️ | 5.4 |
| 10. Fernley | $390,000 | $2,095 | 1% ⬆️ | 4.8 |
How We Ranked the Most Affordable Places to Live in Nevada
To identify the cheap places to live in Nevada, 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 Nevada Housing Market report and double-checked the numbers with the University of Nevada, Las Vegas (UNLV) Center for Business & Economic Research housing studies.
- 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 Nevada 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 price dips. Furthermore, each city’s data was also cross-checked with HUD and the Nevada Housing Division 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 Nevada 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 Cheapest Places to Live in Nevada
Straddling the Nevada-Utah border in Elko County, West Wendover serves as a gateway to the Great Salt Lake Desert, blending cross-state economics and outdoor adventures. This friendly town draws buyers amid robust growth and low everyday costs, ideal for families and remote workers enjoying no state income tax.
- Bluegrass Circle: Sparse suburban development with single-family homes and golf course proximity in a border-town layout. It appeals to casino workers through walks to West Wendover High School, Pilot Butte Park playgrounds, and annual Toana Vista Festival events.
- Pueblo Boulevard Area: Quiet residential zone blending modest homes amid open desert lots near the Utah state line. It draws families with access to Great Basin Elementary School, Wendover Airport trails, and Bonneville Salt Flats driving routes.
- Fairway View Estates: Low-density outskirts subdivision featuring larger parcels and mountain vistas on the Nevada side. It suits buyers via proximity to Alterra Academy middle school, Community Center fields, and cross-border shopping at Smith’s plaza.
- Job Market: Key industries center on gaming tourism and cross-border logistics, with casinos driving the economy alongside I-80 trucking hubs. Major employers include Peppermill Resort, Wendover Nugget Hotel-Casino, Rainbow Hotel-Casino, and Pilot Flying J for fuel and retail services.
- Recreation: Highlights include Pilot Butte Park for playgrounds and picnics, Toana Vista Golf Course for casual rounds, and Bonneville Salt Flats speedway events drawing racers yearly. Landmarks feature the giant “Wendover Will” cowboy statue. Wendover Airport trails offer biking amid desert views.
- Extreme Weather Swings: Harsh desert summers exceed 100°F while winters drop below freezing with snow, straining homes without strong HVAC and complicating travel on I-80.
- Gaming Economy Dependence: Heavy reliance on casinos like Peppermill and Nugget means boom-bust cycles tied to tourism, with few diversified jobs beyond hospitality and trucking.
- Cross-Border Complications: Proximity to Wendover, UT creates dual tax zones and service discrepancies, confusing newcomers on utilities, schools, and emergency response.
- Water Scarcity Issues: Great Basin desert location leads to strict water rationing and high utility bills, limiting landscaping and raising costs for larger households.
Carlin sits in Elko County along I-80, right in Nevada’s mining area. It has gold and energy jobs, plus big desert spaces for hikes and family fun. Housing costs beat Reno or Vegas prices, making it great for buyers looking for cheap homes for sale. Low daily costs and no state income tax help, too.
- Cedar Street Area: Quiet suburban rural mix with modest single-family homes and mobile setups amid open desert spaces. It appeals to mining families through proximity to Grass Valley Elementary School, Carlin Community Park playgrounds, and annual Mining Festival parades.
- Hamilton Street District: Compact working-class residential pocket near rail yards with fenced yards and easy highway access. It draws commuters close to Carlin Junior High School, Pete Sferrazza Park trails, and Humboldt River fishing access points.
- Elm Street Outskirts: Sprawling low-density zone featuring larger lots and ranch-style properties on the town edge. It suits buyers via walks to Carlin High School, Pioneer Park sports fields, and Buckaroo Hall of Fame rodeo events.
- Job Market: Gold mining dominates, complemented by Union Pacific rail and I-80 trucking logistics. Leading employers in the area include Newmont Goldcorp, Barrick Gold operations, the Nevada National Guard Readiness Center, and support firms such as Redi Services, located in the industrial park.
- Recreation: The Chinese Garden Nature Study Area provides birdwatching paths, while Carlin Community Park includes playgrounds and picnic areas. Humboldt River spots support kayaking, with the Mining Festival parade as a yearly draw.
- Mining Dust Exposure: Carlin’s position as a gold mining hub exposes residents to constant dust from operations like Newmont and Barrick, irritating lungs and coating homes during wind events.
- Extreme Isolation: Situated along remote I-80 between Elko and Winnemucca, Carlin requires 30-45 minute drives for groceries, hospitals, or schools, challenging families without vehicles.
- Boom-Bust Economy: Heavy dependence on volatile gold prices leads to job layoffs during downturns, forcing temporary residents to relocate frequently.
- Harsh Desert Climate: Summer highs over 100°F alternate with freezing winters and blizzards, damaging vehicles and limiting outdoor time year-round.
Winnemucca sits in northern Nevada along I-80, in a mining and ranching spot. It offers jobs in gold mines and energy, plus wide desert views for hikes and family time. Housing beats prices in Reno or Vegas, making it good for buyers wanting cheap homes for sale. Low daily costs and no state income tax add up nicely.
- Winnemucca Colony: Quiet residential area blending modest homes with proximity to the Winnemucca Indian Colony cultural sites. It appeals to residents through walks to Grass Valley Elementary School, Winnemucca Colony Park playgrounds, and Basque Festival gatherings.
- South Winnemucca: Working-class suburban zone of single-family homes near rail yards and energy job hubs. It draws families with access to Adam Elementary School, Pete Sferrazza Park trails, and Humboldt River fishing spots.
- Ridgecrest: Sprawling outskirts subdivision offering larger lots amid high-desert ranch views. It suits buyers via proximity to Winnemucca High School, Pioneer Park sports fields, and Buckaroo Hall of Fame events.
- Job Market: Gold mining leads alongside agriculture and lithium development near Thacker Pass. Major employers feature Newmont Mining in Golconda, SSR Mining in Valmy, Walmart Supercenter, Humboldt County School District, and casinos such as Model T Hotel Casino RV Park.
- Recreation: Humboldt River provides trout fishing spots, Pioneer Park hosts Little League baseball games, and Pete Sferrazza Park includes disc golf. The Buckaroo Hall of Fame displays Basque artifacts, while the Winnemucca Basque Festival offers handball games.
- Harsh Climate Extremes: Summer heat tops 100°F while winter blizzards and sub-zero snaps close roads and strain heating systems in older homes.
- Water Conservation Limits: Great Basin aquifer depletion enforces strict rationing, prohibiting lawns and pools while hiking utility bills for basic use.
- Train and Truck Noise: 24/7 Union Pacific rail yards and I-80 semis create constant vibrations and horns, disrupting sleep across residential zones.
- Limited Dining Variety: Beyond casino buffets and fast food, few independent restaurants mean repetitive meals or travel for diverse cuisine.
Ely sits high in eastern Nevada’s rugged mountains, home to old mining history and starry night skies perfect for stargazing or quiet family evenings. Unlike busier spots, it pulls in history buffs and retirees with its slow pace and jobs in tourism, plus a prison nearby. Housing stays super cheap compared to big cities.
- Downtown Ely: Compact historic urban core blending older homes amid mining-era architecture close to Main Street. It appeals to residents through easy walks to White Pine High School, Broadbent Park’s playgrounds, and White Pine County Fair festivities.
- South Ely: Sparse suburban zone of single-family homes framed by striking mountain backdrops. It draws families with nearby David E. Norman Elementary School, Bianchi Park’s wooded trails, and routes leading to Great Basin National Park.
- East Ely: Quiet outskirts offering larger lots alongside historic rail sites for a relaxed feel. It suits buyers via proximity to White Pine Middle School, Terrace Park’s sports fields, and Cave Lake State Park’s serene fishing areas.
- Job Market: Primary industries revolve around mining and corrections. Key players include Robinson Nevada Mining Co and Bald Mountain Mine, William Bee Ririe Hospital etc. Government roles via Nevada Department of Transportation and local schools like White Pine School round out stable employment.
- Recreation: Broadbent Park offers playgrounds and picnic spots, while Bianchi Park provides wooded walking trails. Terrace Park features sports fields for community games, and the White Pine County Fair draws crowds with rides and exhibits. Nearby Cave Lake State Park supports fishing and boating.
- Extreme Isolation: Ely’s remote high-desert location requires 4+ hour drives to Las Vegas or Salt Lake City for major airports, hospitals, or shopping beyond basics.
- Limited Indoor Amenities: Few restaurants, theaters, or stores mean boredom for non-outdoorsy residents, with options restricted to bowling or movies.
- Mining and Prison Economy: Heavy reliance on volatile copper mining and the state prison creates unstable jobs and a transient population feel.
- Severe Winter Snow: Heavy snowfall and sub-zero temperatures isolate the town for weeks, closing US-93 and challenging unprepared drivers.
Yerington nestles in Lyon County’s green Mason Valley, famous for its farms, onions, and easy river access. Just 70 miles from Reno, this historic spot draws families and outdoor lovers with its old downtown, country music fests, and trails. Housing keeps things wallet-friendly compared to city prices.
- Mason Valley: Rural suburban area with single-family homes and agricultural lots in the Walker River valley. It appeals to residents near Yerington Elementary School, Yerington High School, and the Night in the Country music festival grounds.
- Old Town Yerington: Historic residential district featuring older homes and proximity to downtown shops along Main Street. It draws families close to Yerington Intermediate School, Riverview Park playgrounds, and Walker River Trail access points.
- Wilson Ranch Estates: Spacious suburban subdivision with larger parcels and mountain views on the town’s outskirts. It suits buyers by Dayton Valley Elementary feeder schools, local farm markets, and off-road trails in the Mason Valley Wildlife Area.
- Job Market: Agriculture anchors the economy in the fertile Mason Valley, with an emerging industrial park. Key employers include Lyon County School District, with schools such as Yerington High School, and nearby industrial tenants like Sherwin-Williams in the Yerington Industrial Park.
- Recreation: Riverview Park along the Walker River offers tubing and picnic areas, while the Night in the Country music festival fills the festival grounds yearly. Mason Valley Wildlife Area provides birdwatching trails. Standout spots include the off-road paths in the Singatse Range foothills.
- Limited Retail and Dining: Few chain stores or restaurants exist, with grocery and fast food dominating options and requiring trips to Fernley for variety.
- High Unemployment Rate: Around 7% unemployment exceeds state averages, tied to seasonal agriculture and sparse manufacturing beyond onion fields.
- Intense Summer Heat: Valley temperatures routinely surpass 100°F from June through September, straining AC systems and limiting outdoor activities.
- Aging School Facilities: Lyon County schools like Yerington High face overcrowding and maintenance issues from steady enrollment growth.
Pahrump spreads out in Nye County’s desert basin, 60 miles from Las Vegas, with big lots for horses, a winery trail, and wildflower blooms after rain that families love exploring. This fast-growing spot attracts retirees, off-road riders, and commuters. It’s a top pick for cheap homes for sale where you get acreage.
- Mount: Gated suburban community centered around an 18-hole golf course with spacious homes. It appeals to residents near Hafen Elementary School, Rosemary Clarke Middle School, and the Mountain Falls golf clubhouse trails.
- Burson Ranch: Sprawling HOA ranch-style subdivision with fitness trails, playgrounds, and large lots for horses. It draws families close to Pahrump Valley High School, Mount Charleston Viewpoint hikes, and community center events.
- Artesia at Hafen Ranch: Newer ranch-home development featuring designer finishes, dog parks, and walking paths in a rural valley edge.It suits buyers by J.G. Johnson Elementary School, local shopping plazas, and Spring Mountain Raceway events.
- Job Market: Key industries span retail, healthcare, education, and gaming, with Nye County School District leading as a top employer alongside Desert View Hospital, Walmart Supercenter, Pahrump Nugget, and Albertsons. Proximity to the Nevada Test Site supports defense-related opportunities.
- Recreation: Pahrump Valley Winery offers tasting tours amid vineyards, while Spring Mountain Raceway hosts motorsports races drawing crowds. Mount Charleston Viewpoint provides panoramic hikes, and community events fill the Pahrump Fall Festival with craft booths.
- Dust and Wind Issues: Frequent high winds kick up “poof dirt” from desert valleys, coating homes and cars while irritating lungs during spring and fall gusts.
- Limited Local Jobs: Hourly casino and retail work dominates, but professionals often commute to Las Vegas for better pay, leaving few high-skill opportunities on-site.
- Healthcare Distance: Desert View Hospital handles basics, but specialists or emergencies require 60-mile drives to Las Vegas trauma centers.
Elko serves as a key hub in northeastern Nevada, known for its strong mining industry and annual events. Residents enjoy access to the Ruby Mountains for outdoor activities, along with reliable employment. Housing remains accessible, making it suitable for those seeking affordable homes for sale in a community-focused setting.
- Spring Creek: Sprawling suburban ranch-style area with open lots and horse properties amid high desert vistas. It appeals to mining families near Spring Creek High School, Lamoille Canyon backpacking trails, and the Cowboy Poetry Gathering festival.
- Southwest Elko: Compact working-class residential zone with quick access to rail yards and energy sector jobs. It draws commuters close to Elko High School, Stockmen’s Casino events, and fly-fishing spots on the Humboldt River.
- Ranch at Eagle Valley: Gated planned community offering custom homes and private trails in a semi-rural golf enclave. It suits executives by Great Basin College aviation programs, Elko Regional Airport, and the annual Basque Festival sheepherding demos.
- Job Market: Gold mining is the main economic driver, supported by casinos, healthcare, education, and public sector roles. Major employers include gold mining operations such as Barrick Goldstrike Mines and Newmont Mining Corp, Northeastern Nevada Regional Hospital, and Walmart.
- Recreation: Residents have access to Ruby Mountains trails around Lamoille Canyon for hiking and fishing, along with year-round programs at the Western Folklife Center. Local parks and facilities support baseball, tennis, and community events, reflecting an outdoor-oriented lifestyle.
- Mining-Dependent Economy: Jobs center on volatile gold and copper mines, leading to boom-bust cycles, long shifts, and transient workers with few alternatives for non-miners.
- Harsh Year-Round Weather: Brutal winters with heavy snow and sub-zero temps alternate with scorching summers, constant winds, and annual wildfire smoke blanketing the area.
- Limited Shopping and Entertainment: No malls or major chains beyond Walmart; entertainment revolves around bars, casinos, or outdoors, boring urban dwellers quickly
Paradise is in Clark County, directly adjacent to Las Vegas. Residents benefit from immediate access to major entertainment venues, sports arenas like T-Mobile Arena, and employment in tourism and hospitality. Housing provides better value here, attracting those seeking affordable homes for sale near world-class amenities.
- Paradise Palms: Mid-century suburban neighborhood with ranch-style homes and palm-lined streets near UNLV. It appeals to buyers near Las Vegas Strip access, Paradise Palms Park, and UNLV campus events.
- Sunrise Manor: Diverse residential area with affordable single-family homes and mountain views east of the Strip. It draws families close to Sunrise Mountain Park trails, Las Vegas Wash, and local community centers.
- Whitney Mesa: Suburban enclave featuring homes with proximity to nature preserves southeast of central Paradise. It suits residents with Whitney Mesa Nature Preserve hiking trails, the Silver Mesa Recreation Center, and Henderson schools.
- Job Market: Tourism and hospitality dominate in this Strip-adjacent area, with gaming resorts, hotels, and entertainment venues as primary drivers. Major employers include MGM Resorts International, Caesars Entertainment, and retail giants like Target and Walmart near the Strip.
- Recreation: Sunset Park spans 200 acres with boating lakes and playgrounds, while Clark County Wetlands Park offers 3,000 acres of desert trails for birding. The annual Clark County Fair features rides. Winchester Dondero Cultural Center hosts art exhibits and theater performances.
- Las Vegas Strip Overcrowding: Paradise encompasses most of the 4.2-mile Strip with 30+ mega-resorts, drawing 42 million tourists yearly and causing constant traffic jams, noise, and pedestrian chaos.
- High Crime and Theft Risks: Dense urban environment near casinos and airport reports elevated property crime, vehicle break-ins, and scams targeting residents amid transient visitors.
- Extreme Summer Heat: Mojave Desert highs exceed 105°F from June to September, with low humidity amplifying discomfort in a car-dependent area (Walk Score 42).
North Las Vegas is a practical suburb north of the Strip, with new parks, shopping centers, and easy airport access for travelers and workers. It serves families and young professionals through strong logistics jobs and community events. Housing delivers solid value away from insurance premiums, in a diverse, expanding area.
- Aliante: Master-planned suburban community with golf course, parks, and modern family homes. It appeals to residents near Aliante Station High School, Aliante Nature Discovery Park, and the annual Aliante Independence Day Festival.
- Eldorado: Family-oriented suburban area with walking trails, open spaces, and single-family residences. It draws buyers close to Eldorado High School, Shadow Rock Park playgrounds, and community events at Eldorado Med Center Plaza.
- Crestline: Up-and-coming residential suburb featuring affordable housing and proximity to retail centers. It suits families by Craig Ranch Regional Park, Goynes Park trails, and the North Las Vegas Library branch.
- Job Market: Logistics, manufacturing, and healthcare form the core, with Nellis Air Force Base driving defense contracts. Major employers include North Vista Hospital, Goodwill of Southern Nevada distribution center, and casinos like Jerry’s Nugget. Retail from Target and TJX Companies supports suburban growth.
- Recreation: Craig Ranch Regional Park covers 170 acres with equestrian arenas and dog parks, while Aliante Nature Discovery Park features butterfly gardens and amphitheater concerts. Goynes Park hosts summer splash pads, and the annual North Las Vegas Independence Day fireworks draw crowds.
- Heavy Traffic Congestion: Proximity to I-15 and the Strip creates gridlock during rush hours and events, with commutes to central Las Vegas stretching 45+ minutes amid construction.
- Limited Public Transit: Sparse bus routes and no rail service force car dependency, challenging non-drivers while low walkability scores hinder pedestrian-friendly neighborhoods.
- Crime Perceptions Persist: Higher-than-average property and violent crime rates in some areas fuel safety concerns, despite improvements in master-planned communities.
Fernley positions itself east of Reno along I-80 in Lyon County, acting as a logistics powerhouse drawing industrial jobs. Families appreciate its quick commute to Reno amenities, local parks like the Fernley Swim Beach, and steady growth in a high-desert setting. Housing provides strong value for commuters, avoiding urban premiums.
- Golf Club at Fernley: Suburban layout with golf course views and single-family homes near industrial zones. Appeals to active residents via proximity to Fernley Golf Club, Tesla Gigafactory jobs, and I-80 for Reno commutes.
- Cottonwood Lane: Quiet residential area featuring larger lots and family homes in a high-desert setting. Draws families close to Fernley High School, local parks like Fernley Swim Beach, and community events at City Plaza.
- Millard Estates: Established suburban enclave with newer homes and green spaces off major roads. Suits professionals near Fernley Antelope Valley Library, warehouse employment, and trails at Fernley Wildlife Management Area.
- Job Market: Manufacturing and logistics lead due to the Tesla Gigafactory nearby, alongside distribution centers for UPS and Amazon. Major employers include Tesla, Walmart, McDonald’s, Starbucks, Sherwin-Williams, and Lyon County School District, schools like Fernley High School.
- Recreation: Fernley Swim Beach provides a man-made lake for summer swimming and picnics, while the Fernley Wildlife Management Area offers wetlands trails. The annual Hot August Nights car show stops here with classic vehicle displays. City Plaza hosts farmers’ markets and live music events.
- Long Reno Commutes: Fernley lies 35 miles east of Reno via I-80, turning 30-45 minute drives into hours during peak traffic or winter storms for jobs, airports, or major shopping.
- Industrial Growth Pains: Tesla Gigafactory and logistics hubs bring traffic, noise, and air pollution from trucks, shifting quiet rural vibe to semi-urban sprawl.
- Hot Desert Summers: Temperatures hit 100°F+ from June to September at 4,100 ft elevation, driving up AC costs without widespread shade or pools.
- Crime in Avoidable Areas: Property theft and minor incidents cluster near highways, though family zones feel safer with sheriff patrols.
Top 3 Cheapest Cities to Live in Nevada for Young Adults
When looking for the least expensive city to live in Nevada, you want more than just cheap rent. You want good jobs, a fun lifestyle, and a city where you can thrive. These Nevada cities deliver all three, with affordable housing and growing job markets.
| Rank | City | Why It’s Great for Young Adults |
|---|---|---|
| 1. | Fernley | Fernley offers affordable homes around $400,000 amid Tesla Gigafactory jobs in manufacturing and logistics. Young professionals enjoy outdoor parks, a dog park, and quick Reno access for nightlife without high urban costs. There’s also an increase in homes for sale in Fernley. |
| 2. | Pahrump | Pahrump provides median homes near $310,000 with casino and retail gigs close to Vegas commutes. Active young adults hit casinos, off-road trails, and community events in a budget-friendly desert spot. Affordable homes for sale in Pahrump ensure that you don’t spend all your hard-earned money on housing. |
| 3. | Yerington | Yerington features low rents and homes under $300,000 tied to ag and manufacturing growth. Thriving young residents network at local farms, enjoy valley trails, and drive short hops to Reno for concerts or tech hubs. Check out homes for sale in Yerington. |
Top 3 Inexpensive Places to Live in Nevada for Families
Nevada attracts families with no state income tax, vast outdoor spaces, and budget-friendly housing options. These three cities combine low costs with strong schools and family activities.
| Rank | City | Why It’s Great for Families |
|---|---|---|
| 1. | Ely | Ely features small-town safety and White Pine County schools with low student-teacher ratios for personalized learning. Families love Great Basin National Park for hiking, stargazing, and camping trips. Pocket-friendly homes for sale in Ely under $250,000 make it ideal for raising kids in a quiet high-desert setting. |
| 2. | Fernley | Fernley boasts strong Lyon County schools, family parks including the dog park and playgrounds, plus Tesla Gigafactory jobs for parental stability. Community Little League fields and holiday events foster bonds, with quick Reno drives for bigger outings. Affordable homes for sale in Fernley around $400,000 support growing families. |
| 3. | Elko | Elko offers quality Elko County schools, mining community events like the Elko Cowboy Arts Alliance festivals, and Ruby Mountains for skiing and fishing. Youth sports leagues and the Western Folklife Center provide cultural enrichment. Cheap homes for sale in Elko keep budgets low for outdoor family adventures |
3 Best Affordable Places to Live in Nevada for Retirees
Nevada is a retiree’s haven with no state income tax, mild winters, and scenic deserts. These cities offer affordable homes, accessible healthcare, and safe communities with outdoor activities like hiking, golfing, and stargazing for an active retirement lifestyle.
| Rank | City | Why It’s Great for Retirees |
|---|---|---|
| 1. | Mesquite | Retirees in Mesquite enjoy senior centers with bingo, line dancing, and golf leagues at Virgin Valley facilities. Mesa View Regional Hospital provides trusted care, and affordable homes for sale in Mesquite around $300,000 make it easy to maintain a comfortable lifestyle near golf courses and the Virgin River. |
| 2. | Fallon | In Fallon, retirees access Banner Churchill Community Hospital for rehab and heart services. Peaceful trails at Stillwater Marsh and fishing spots suit nature lovers, with affordable homes for sale in Fallon under $280,000 enabling a quiet, low-cost retirement. |
| 3. | Winnemucca | Winnemucca offers Humboldt General Hospital for reliable medical care and senior wellness programs. Community golf and Basque festival events keep things lively, while homes for sale in Winnemucca near $290,000 support a relaxed lifestyle close to the high desert. |
3 Hidden Costs to Consider in Nevada
Even in the cheapest Nevada cities to live in, home prices are only part of the cost. After major wildfires and drought cycles, insurance premiums have risen sharply. Factor in wildfire and drought coverage along with property taxes when looking for the cheapest area to live in Nevada.
- Wildfire Insurance: Many homeowners now pay around $3,000–$5,000 yearly, with rural areas near forests exceeding $7,000. Inland high-desert cities like Ely and Yerington generally have lower rates but still face surcharges for smoke damage.
- Drought/Water Insurance: Standard homeowners insurance doesn’t include drought-related losses or well failure. Policies from private insurers now average $1,500–$2,500 per year, rising with aquifer restrictions in places like Pahrump and Fernley.
- Property Taxes: Nevada property taxes typically range from 0.50% to 0.70% of assessed home value, varying by county and adding to yearly ownership costs in growing areas like Elko County.
Savings Breakdown: Cheapest Cities in Nevada to Live In
Housing costs vary dramatically across Nevada. West Wendover residents save $2,200 monthly compared to Las Vegas and $850 compared to Reno. The following table breaks down these savings by median home price, monthly mortgage, property tax, insurance, and total monthly costs.
| City | Median Home Price | Avg. Monthly Mortgage | Insurance/taxes | Estimated Monthly Cost for a Single Person | Monthly Savings vs. Las Vegas |
|---|---|---|---|---|---|
| West Wendover | $280,000 | $1,490 | $350 | $1,600 | $2,200 |
| Reno | $520,000 | $2,770 | $580 | $2,570 | $1,230 |
| Las Vegas | $425,000 | $2,265 | $650 | $3,800 | – |
Affordable Living Beyond Nevada
Not sure if the cheapest places in Nevada to live will fit your budget? Here are a few surrounding states that offer major tax benefits, a strong job market, and endless outdoor recreation, just like Nevada.
Tax Benefits
Utah offers a flat 4.65% income tax with average property tax of about 0.55-0.60%. Here are the top 3 cheapest places to live in Utah:
- Tooele: Homes around $380,000, rent under $1,500, and a growing community near Salt Lake City with mining and tech jobs.
- Price: Homes around $290,000, rent from $1,000, with affordable living tied to energy sector and outdoor access.
- Roosevelt: Homes near $340,000, rent from $1,200, offering rural charm and oil industry stability at low costs.
Robust Job Market
Idaho ranks in the top 10 for job growth in 2025, while the state’s cost of living is 5% lower than the national average. These are the top three cheapest places to live in Idaho:
- Payette: Homes around $280,000, rent near $1,000. The job market is supported by agriculture, food processing, and manufacturing.
- Emmett: Homes around $350,000, rent near $1,200. The economy thrives on farming, tourism, and small business growth.
- Burley: Homes from $290,000, rent $1,100–$1,400. Offers jobs in agribusiness, logistics, and healthcare with solid wages.
Recreation and Climate
Arizona offers stunning desert landscapes and mild winters, perfect for retirees and families seeking outdoor adventures at great value. Here are the cheapest places to live in Arizona:
- Kingman: Median home price $265,000, rent from $1,100. Historic Route 66 vibe with hiking in Hualapai Mountains.
- Prescott Valley: Median home price around $420,000, rent from $1,500. Mountain town with golf, lakes, and 300 sunny days.
- Sierra Vista: Median home price $310,000, rent from $1,300. Family-friendly near Huachuca Mountains with parks and mild weather.
Where Is the Cheapest Place to Live in Nevada?
West Wendover, Carlin, and Winnemucca are the most affordable cities to live in Nevada. These areas offer more than low prices; they also provide steady job markets, plenty of recreation, and a cost of living 20% lower than the national norm.
Moving to Nevada also offers valuable tax advantages, with property taxes averaging at 0.55%. Whether you’re relocating or buying your first home, you can browse listings, compare prices, and make offers online.
Frequently Asked Questions
What is the least expensive place to live in Nevada?
The cheapest place to live in NV is Carlin. It offers affordable transportation, which is 3.7% lower than the national average.
» 10 Cheapest Places to Live in Nevada: Find out the other cheapest places to live in Nevada.
Is Nevada expensive to live in?
yes, it is. The median home value is $441,637. If you're looking for cities with affordable housing and a low cost of living, you can try your luck in some of these cheapest places in America.
Where is the best place to live in Nevada?
The best place to live in Nevada is Boulder City, followed by Reno, Sparks, Las Vegas, Henderson, Carson City, Mesquite, Spring Valley, Paradise and Elko.
Which Nevada city has the lowest cost of living?
Ely has the lowest cost of living, which is 20.7% and 27.7% lower than the national and state average, respectively.
