North Dakota attracts Americans from all over. And there’s a good reason why: Cheaper homes, affordable utilities, and better jobs. You can’t go wrong with the Peace Garden State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $200,000. Oakes’ cost of living is 29.1% lower than the national average, and Valley City is 24.4% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Grafton’s friendly community and peaceful environment, with homes averaging a nominal $151K. Meanwhile, Wahpeton offers a booming job market in education, healthcare, and technology, with median home prices at just $211,844.
Cheapest Places to Live in North Dakota in 2025
| City | Median Household Income | Median Home Value | Population | Unemployment Rate | Poverty Rate |
|---|---|---|---|---|---|
| Oakes | $64,931 | $126,558 | 1,798 | 3.2% | 10.6% |
| Valley City | $52,224 | $160,064 | 6,566 | 3.7% | 16.4% |
| Jamestown | $53,389 | $175,801 | 15,754 | 4.0% | 14.9% |
| Beulah | $90,655 | $191,416 | 3,058 | 6.2% | 7.1% |
| Wahpeton | $51,417 | $198,340 | 8,014 | 3.5% | 18.3% |
| Devils Lake | $41,203 | $204,394 | 7,161 | 4.3% | 22.4% |
| Stanley | $101,351 | $208,303 | 2,321 | 4.6% | 5.4% |
We have divided the top 10 most affordable places to live in North Dakota into three categories: for families, for young adults, and for retirees. Each city is evaluated based on key components of the North Dakota real estate market: median home value, median house rent and cost of living.
10 Cheapest Places to Live in North Dakota
Here’s our list of 10 cities that offer affordable living options in the Peace Garden State:
#1 Oakes
- Median house rent is $620.
- Median home value of Oakes is $151,438.
- Cost of living in Oakes is 29.1% cheaper than the national average.
- 3 Popular Zips in Oakes, ND: 58601 | 58047 | 58201
Oakes is a small, affordable city in southeastern North Dakota. The Oakes Public School system is highly rated, making it ideal for families. While there are no universities in this area, nearby colleges like Valley City State University are accessible. Besides, the city hosts annual events like the Oakes Day Festival, which brings the community together.
» Oakes Homes for Sale: Find your dream home in this city.
#2 Valley City
- Median house rent is $850 | Rental prices range between $550 and $1,395.
- Median home value of Valley City is $174,252.
- Cost of living in Valley City is 24.4% cheaper than the national average.
- 3 Popular Zips in Valley City, ND: 58601 | 58047 | 58201
Valley City, often called the ‘City of Bridges’ offers affordable utilities 15.5% lower than the US average. It’s home to Valley City State University, which makes it a great spot for students and young adults. The city also boasts attractions like the Medicine Wheel Park and the Sheyenne River Valley National Scenic Byway, ideal for outdoor enthusiasts.
» Valley City Homes for Sale: Browse thousands of property listings in Valley City.
#3 Jamestown
- Median house rent is $859 | Rental prices range between $669 and $2,500.
- Median home value of Jamestown is $188,849.
- Cost of living in Jamestown is 19.9% cheaper than the national average.
- 3 Popular Zips in Jamestown, ND: 58601 | 58047 | 58201
Housing costs in Jamestown are 36.4% cheaper than the US median. The city also features attractions like the National Buffalo Museum and the iconic World’s Largest Buffalo monument. Annual events like the Jamestown Arts Center Festival make it a great place for art enthusiasts. Apart from this, the city is home to the University of Jamestown, ideal for students and families as well.
» Jamestown Homes for Sale: Cheap homes for sale in Jamestown.
#4 Beulah
- Median house rent is $808 | Rental prices range between $800 and $975.
- Median home value of Beulah is $220,354.
- Cost of living in Beulah is 18.9% cheaper than the national average.
- 3 Popular Zips in Beulah, ND: 58601 | 58047 | 58201
Utility costs in Beulah are 5.9% less than the national average. It is known for its recreational spots like Lake Sakakawea, a hotspot for fishing, boating, and camping. Also, Beulah’s local economy is driven by the coal and energy sector, providing job opportunities for professionals. An annual event like the Beulah Coal Country Days is a popular event in the city.
» Beulah Homes for Sale: Search homes for sale in ND.
Use a North Dakota Cost of Living Calculator to compare housing, utilities, and transportation costs. Get a detailed cost breakdown across affordable cities for free💲.
#5 Wahpeton
- Median house rent is $750 | Rental prices range between $495 and $2,195.
- Median home value of Wahpeton is $211,844.
- Cost of living in Wahpeton is 23.6% cheaper than the national average.
- 3 Popular Zips in Wahpeton, ND: 58601 | 58047 | 58201
The transportation expenses in Wahpeton costs 39.4% less than the US median. It is also home to the North Dakota State College of Science. Annual events like the Wahpeton Breckenridge Walleye Tournament make it a lively place for families and outdoor lovers. Besides, you can also enjoy car racing at Red River Valley Speedway for entertainment.
» Wahpeton Homes for Sale: Browse through thousands of properties in this cultural city.
#6 Devils Lake
- Median house rent is $850 | Rental prices range between $700 and $1,595.
- Median home value of Devils Lake is $225,060.
- Cost of living in Devils Lake is 21.2% cheaper than the national average.
- 3 Popular Zips in Devils Lake, ND: 58601 | 58047 | 58201
You can comfortably live in Devils Lake with an average household income of $42,755. You can also enjoy fishing, boating, and hiking at Grahams Island State Park. The city is home to Lake Region State College, making it a great spot for students. Annual events like the Devils Lake White Bass Festival make it a fun place for families and outdoor lovers.
» Devils Lake Homes for Sale: Find a home in one of the cheapest places to live in North Dakota.
#7 Stanley
- Median house rent is $735 | Rental prices range between $700 and $1,500.
- Median home value of Stanley is $220,808.
- Cost of living in Stanley is 17.4% cheaper than the national average.
- 3 Popular Zips in Stanley, ND: 58601 | 58047 | 58201
Outdoor enthusiasts can explore Stanley Park and nearby Lake Sakakawea, which offer fishing, boating, and camping opportunities. Stanley’s economy is driven by the oil and gas industry, providing job opportunities for professionals. The city is safe, with a low crime rate, and hosts annual events like the Stanley Fair, which brings the community together.
» Stanley Homes for Sale: Get yourself a home in Stanley.
#8 Grafton
- Median house rent is $1,025.
- Median home value of Grafton is $151,388.
- Cost of living in Grafton is 28.8% cheaper than the national average.
- 3 Popular Zips in Grafton, ND: 58601 | 58047 | 58201
Grafton offers housing costs 71.3% cheaper than the US average. For retirees, Grafton provides several senior living options, including Leisure Estates and Lutheran Sunset Home. You can also enjoy walks and camping at Grafton City Park and nearby Turtle River State Park. The city also hosts annual events like Grafton’s Walsh County Fair, which makes it a lively place for families.
» Grafton Homes for Sale: Discover homes in North Dakota.
#9 Mayville
- Median house rent is $1,995 | Rental prices range between $670 and $1,995.
- Median home value of Mayville is $179,621.
- Cost of living in Mayville is 23.9% cheaper than the national average.
- 3 Popular Zips in Mayville, ND: 58601 | 58047 | 58201
Mayville is a small, affordable city known for its Mayville State University, which makes it a hub for students and young adults. You can explore Oak Grove Park and nearby Pioneer Park, which offer walking trails and picnic areas for family outings. Moreover, Mayville’s Potato Days Festival is a popular event.
» Mayville Homes for Sale: Find homes in ND.
#10 Lisbon
- Median house rent is $800 | Rental prices range between $580 and $850.
- Median home value of Lisbon is $207,000.
- Cost of living in Lisbon is 21.6% cheaper than the national average.
- 3 Popular Zips in Lisbon, ND: 58601 | 58047 | 58201
Lisbon is a historic city with attractions like the Ransom County Museum and Sheyenne River Valley National Scenic Byway. Families will appreciate the excellent public schools and safe neighborhoods. Outdoor enthusiasts can explore Lisbon City Park and nearby Fort Ransom State Park, which offer hiking, fishing, and camping.
So, Where Is the Cheapest Place to Live in North Dakota?
You will find cheap houses for sale in North Dakota under 100K in cities like Oakes, Valley City, and Jamestown. They offer stable job opportunities, and the cost of living is more affordable than other North Dakota cities.
To make your search easier, use Houzeo, North Dakota’s best home-buying website. Browse up-to-date listings, filter by budget, and make offers online in just a few clicks.
Find an Affordable House With Houzeo
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Research Methodology for Cheapest Places to Live in North Dakota
To rank the top cities in North Dakota, we analyzed all the regions, evaluating them based on specific criteria. Below is a breakdown of the factors used and the sources of information that informed our rankings.
- Population: World Population Review [1]
- Median Home Price: Zillow [2] & Redfin [3]
- Median Rent: Zillow [4]
- Cost of Living: Rent Cafe [5]
Frequently Asked Questions
What is the cheapest place to live in North Dakota?
The cheapest place to live in North Dakota is Oakes. It offers affordable transportation, which is 39.4% lower than the national average.
» 10 Cheapest Places to Live in North Dakota: Find out the other cheapest places to live in North Dakota.
Is North Dakota the cheapest place to live in?
Yes, it is. The median home value is $264,260. 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 North Dakota?
The best place to live in North Dakota is Oakes, followed by Williston, Casselton, Dickinson, Horace, West Fargo, and Wahpeton.
Which North Dakota city has the lowest cost of living?
Oakes has the lowest cost of living, which is 29.1% and 20% lower than the national and state average, respectively.
