Ready to buy a home in the Old Dominion State?
Looking for Virginia’s charm and quality of life without the high costs of Arlington? Don’t give up on the dream. You can afford a house in Virginia if you know where to look.
Your perfect home might be a family-friendly house in Roanoke or a starter home in Harrisonburg, the state’s growing cultural and economic hub. If you’re retiring, consider homes for sale in Martinsville to enjoy a coastal lifestyle with median home prices under $117,500.
After evaluating hundreds of cities, we’ve ranked the 10 most affordable places to live in Virginia to help you find a home that fits your budget.
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Key Takeaways
- Bristol is the most affordable city: Bristol’s cost of living is 18% lower than the state average. With a median home price of $205,500, it is the cheapest place to live in Virginia.
- Roanoke is the best city for young professionals: Ranked among Virginia’s top job growth areas, Roanoke offers manufacturing and logistics careers at low living costs.
- For families, Pulaski is a great choice: With strong schools, safe neighborhoods, and child-rearing expenses 10% below state averages, Pulaski is ideal to raise a family on a budget.
- Retirees should consider Staunton: Retirees enjoy a relaxed Appalachian lifestyle, with homes typically ranging from $200,000 to $220,000.
- Don’t forget Virginia’s “flood tax”: Insurance premiums average $1,500–$2,500 yearly in coastal/river areas (post-Helene spikes), and standard policies exclude floods—so your $200K home could cost thousands more annually.
Cheapest Places to Live in Virginia in 2026
| City | Median Home Value | Median House Rent | Cost of Living Compared to State Average | Affordability Score (out of 10) |
|---|---|---|---|---|
| 1. Bristol | $205,500 | $983 | 18% ⬇️ | 8.6 |
| 2. Danville | $148,900 | $1,050 | 18% ⬇️ | 8.5 |
| 3. Martinsville | $117,500 | $1000 | 10% ⬇️ | 8.4 |
| 4. Pulaski | $208,000 | $1,100 | 17% ⬇️ | 8.3 |
| 5. Roanoke | $230,000 | $1,328 | 8% ⬇️ | 7.7 |
| 6. Portsmouth | $260,000 | $1,359 | 8% ⬇️ | 7.4 |
| 7. Lynchburg | $277,700 | $1,247 | 6% ⬇️ | 7.4 |
| 8. Staunton | $278,000 | $1,416 | 3% ⬇️ | 7.1 |
| 9. Harrisonburg | $282,825 | $1,725 | 3% ⬇️ | 6.5 |
| 10. Norfolk | $325,000 | $1,552 | 0% ⬇️ | 6.3 |
How We Ranked the Most Affordable Places to Live in Virginia
To identify the cheap places to live in Virginia, 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 Virginia Housing Market report and double-checked the numbers with the University of Virginia’s Weldon Cooper Center for Public Service.
- 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 Virginia 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.
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 Virginia 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 Virginia
Bristol shines as one of Virginia’s most affordable cities, straddling the Tennessee border in the Appalachian Mountains making it ideal for budget-conscious buyers seeking cheap homes for sale. Known for its vibrant music heritage on “Bristol Street,” the Birthplace of Country Music, and outdoor gems like Steele Creek Park.
- Blarney Stone: It sits close to the Virginia–Tennessee line, with older rowhouses and small yards that feel very “classic Bristol.” Families here are a short drive from Virginia High School and can spend weekends walking the wooded paths and fishing spots at Steele Creek Park.
- Lynn Garden: It is a quieter residential pocket with modest single-family homes. Residents can pop over to the nearby Bristol Public Library branch and take advantage of live music and food vendors during the Bristol Rhythm & Roots Reunion each fall.
- Colonial Heights: It has more of a suburban feel, with larger lots and easy access to I‑81 for commuters heading toward Abingdon or Kingsport. Households make regular use of Wallace Middle School’s ballfields, and South Holston Lake is close enough for quick evening trips.
- Job Market: Healthcare leads through Ballad Health and Bristol Regional Medical Center. Manufacturing via Bristol Compressors provides steady assembly roles. Retail along I-81 supports local hires amid stable demand.
- Recreation: Bristol Caverns guides visitors through illuminated underground chambers. Sugar Hollow Park’s disc golf course hosts weekend leagues. State Street’s boundary-spanning bluegrass performances fill Friday evenings.
- High Crime Rate: Bristol struggles with violent crime rates 63% above the national average and property crimes 72% higher, with 1 in 195 facing violent victimization. Research neighborhoods carefully before moving.
- Limited Job Diversity: Outside manufacturing and healthcare at Ballad Health, high-paying tech or professional roles are scarce, often requiring commutes to Kingsport or Abingdon.
- Drug Issues: Opioid overdoses remain elevated in the Appalachian region, straining local emergency services and recovery resources.
Danville stands out as a prime affordable spot in Virginia, drawing buyers with its revitalized riverfront vibe and access to cheap homes for sale in family-oriented neighborhoods. Formerly a textile powerhouse, the city now thrives on new economic drivers like the Caesars Virginia casino resort and manufacturing.
- Woodberry Hills: Established suburban area with family homes along tree-shaded streets near the Dan River.Short walk to Park Avenue Elementary School and community trails for weekend strolls.
- Grove Park: Quiet mid-century residential pocket with ranch-style houses and green lawns. Convenient to George Washington High School and nearby splash pads at local parks.
- River District: Revitalized urban core blending lofts with historic charm along the waterfront. Steps from Danville Science Center exhibits and casino resort dining options.
- Job Market: Gaming and manufacturing drive growth with Caesars Virginia casino resort as a major employer since its 2024 opening; Danville Regional Medical Center leads healthcare. Sales tax collections rose steadily through 2025 as per city economic reports, signaling business expansion.
- Recreation: White Oak Mountain’s rugged biking trails challenge locals weekly; Ballou Park’s manicured rose gardens bloom through summer. Danville Stadium lights up Friday fireworks after minor league games.
- High Crime Rate: Danville has one of Virginia’s highest crime rates at 34.16 per 1,000 residents, with 1 in 29 facing violent or property victimization—though declining for five years. Research neighborhoods carefully before moving.
- Limited Job Diversity: Beyond manufacturing and healthcare at SOVAH Health, high-paying tech or professional jobs stay scarce, pushing commutes to Greensboro.
- Poverty Challenges: Economic struggles fuel higher-than-average poverty rates, straining local services and affordability for newcomers.
Martinsville is a small Southern Virginia city that markets itself on affordability, community, and easy access to nature. It sits amid rolling foothills near Fairystone State Park and Philpott Lake, giving residents quick escapes for hiking, fishing, and camping while still enjoying everyday conveniences in town.
- Five Points: Nestled near historic downtown edges, Five Points features older bungalows set amid rolling foothills with a cozy, established feel. Residents enjoy short drives to Fairystone State Park’s hiking trails and the excitement of Martinsville Speedway race weekends.
- Patrick Henry Farms: This planned community offers spacious, upscale lots with modern family homes in a welcoming suburban layout. It’s right next to Patrick Henry Elementary School and convenient to local farm stands for fresh produce.
- Ridgeway: Ridgeway provides tranquil outskirts living with rural charm and easy lake proximity for outdoor enthusiasts. Key draws include nearby Philpott Lake fishing spots and access to Henry County school district buses.
- Job Market: Manufacturing remains dominant with Bassett Furniture Industries and legacy textile operations. Healthcare centers on Martinsville-Henry County Hospital. City government employs nearly 400 across public safety and works, emphasizing competitive wages and training programs.
- Recreation: Smith River’s put-ins at Patrick Henry Bridge launch weekend canoe trips. Beaver Creek Reservoir calms with paddleboard sessions. Virginia Museum of Natural History reveals fossil footprints from nearby 300-million-year-old quarries.
- Population Decline: Shrinking local numbers strain school enrollments and city services, making some areas feel stagnant.
- Flood Risk: Dan River overflows low areas during heavy rains, raising insurance costs near waterways.
- Limited Retail Options: Beyond Uptown’s niche spots, major shopping requires driving to Roanoke, frustrating daily needs.
Pulaski shines as an affordable haven in Virginia’s New River Valley, offering buyers a chance at cheap homes for sale amid stunning Appalachian scenery and small-town warmth. Home to the massive Volvo Trucks plant and outdoor hotspots like Claytor Lake, it balances industrial jobs with natural escapes along the New River.
- Pulaski Historic Residential District: Spacious historic neighborhood platted in the 1880s with diverse homes from factory workers to managers. Walkable to eight landmark churches and near Pulaski County Middle School developments.
- Fairlawn: Modern subdivisions along the Pete Dye River Course with commuter-friendly layouts.Adjacent to New River access and regional job hubs like the Volvo Trucks plant.
- Claytor Lake Estates: Lakeside community north of Claytor Lake with scenic waterfront lots.Close to state park boating ramps and Pulaski County school buses.
- Job Market: Volvo Trucks New River Valley Plant runs three shifts assembling heavy-duty tractors for fleets nationwide; hires locals from Pulaski County High’s welding classes. Carilion New River Valley Medical Center staffs nurses for the 24-bed ER, handling I-81 crashes.
- Recreation: Calfee Park sells $5 bleacher seats for Appalachian League games where outfielders chase foul balls into Moore Street yards. Peak Creek Battlefield Trail posts signs at exact spots where Confederates charged in 1864. Wolf Creek longhouse fires clay pots for Monacan stew tastings.
- Limited Job Diversity: Outside Volvo Trucks assembly and local healthcare, high-wage tech or finance jobs are rare, sending workers to Roanoke for better pay.
- Drug Challenges: Appalachian opioid issues overload emergency rooms at Pulaski Community Hospital, impacting response times for other calls.
- Winter Road Hazards: I-81 snow and Peak Creek ice make mountain drives treacherous without chains during storms.
Roanoke emerges as a standout affordable city in Virginia, blending urban energy with mountain access and opportunities for cheap homes for sale. Nicknamed the Star City for its iconic mountaintop star, it offers vibrant arts scenes, the Roanoke River Greenway, and proximity to the Blue Ridge Parkway.
- Old Southwest: Charming historic neighborhood with tree-lined streets of restored Victorian and Craftsman homes from the early 1900s.Walkable to Roanoke River Greenway trails and Fallon Park’s amphitheater for summer concerts.
- South Roanoke: Serene upscale residential area with established estates and modern homes near Carilion Roanoke Memorial Hospital. Convenient to Grandin Village shops and Mill Mountain Star overlook hikes.
- Garden City: Quiet mid-century suburban pocket in Mill Mountain with varied ranch and split-level houses.Adjacent to Explore Park’s mountain biking trails and Roanoke City Public Schools.
- Job Market: Carilion Roanoke Memorial Hospital hires nurses for its 700-bed campus handling trauma from Blue Ridge crashes; Virginia Tech Carilion School of Medicine recruits researchers for biomedical labs. MSA added 1,300 jobs over the past year through July 2025, as per Virginia Works.
- Recreation: Taubman Museum rooftop lets visitors sketch Star City sunsets; Hangar 42 simulators mimic F-16 flights from Roanoke-Blacksburg runways. Explore Park ziplines drop riders 100 feet into Roanoke River tree canopies.
- High Crime Rate: Roanoke has a total crime rate of 44.78 per 1,000 residents, with 1 in 22 facing violent or property victimization, one of Virginia’s highest. Research neighborhoods like Old Southwest carefully before moving.
- Limited Job Diversity: Beyond Carilion Healthcare and manufacturing, high-paying tech jobs are scarce outside the Roanoke Valley, requiring commutes to Lynchburg.
- Traffic Congestion: Blue Ridge Parkway backups and I-581 rush hours create 45-minute delays from South Roanoke to downtown.
Portsmouth stands out as an affordable coastal city in Virginia, perfect for buyers seeking cheap homes for sale in walkable neighborhoods near the Elizabeth River and Chesapeake Bay. With its rich naval heritage tied to the Norfolk Naval Shipyard and festivals like the Harbor Tour, it delivers seaside charm.
- Olde Towne: Historic waterfront neighborhood with 18th- and 19th-century homes along cobblestone streets near the Elizabeth River.Walkable to Portsmouth Art Center exhibits and annual Harbor Tour festivals with boat parades.
- Port Norfolk: Coastal residential area west of downtown with larger yards and mid-century homes by the Port of Virginia.Convenient to waterfront park sunsets and easy highway access to Norfolk Naval Shipyard.
- Churchland: Quiet suburban enclave across the river branch with spacious lots and ranch-style houses.Near Churchland High School fields and 15-minute drives to Olde Towne dining spots.
- Job Market: The city’s leading industries include maritime transportation, healthcare, and manufacturing. Unemployment dipped to 3.2% in 2025 amid port cargo surges. Norfolk Naval Shipyard overhauls submarines in Dry Dock 11 for crews. Bon Secours Maryview staffs OR techs for elective surgeries.
- Recreation: Cedar Point Park’s 125-acre trails circle turtle ponds where kids feed koi. Portsmouth Naval Shipyard Museum tours real periscopes from Cold War subs. Swan Terrace benches face sunset ferries crossing to Norfolk’s boardwalk.
- High Crime Rate: Portsmouth has a total crime rate 118% above national averages, with 1 in 121 facing violent victimization, like assaults near shipyards. Neighborhoods away from Ghent demand careful scouting before buying.
- Flood Risk: Coastal surges flood Churchland homes yearly, pushing flood insurance to $3,000+ annually for waterfront properties.
- Tunnel Traffic: Midtown Tunnel backups add 90 minutes to Norfolk commutes during rush hour from Portsmouth Blvd.
Lynchburg is one of Virginia’s classic hill cities, known for its red-brick downtown, views over the James River, and a strong base of colleges and employers that keep the housing market active and accessible. The city blends historic districts, leafy residential streets, which makes it appealing to families and retirees.
- Tinbridge Hill: Tinbridge Hill offers steep, tree-lined streets of early-1900s rowhouses and cottages overlooking the James River. Convenient to Lynchburg City Schools and Riverfront Park’s walking paths along the water.
- Garland Hill: Garland Hill features Victorian mansions and bungalows from Lynchburg’s elite past amid quiet residential blocks.Steps from Riverside Park playgrounds and the Miller-Claytor House historic site tours.
- Rivermont: Rivermont spans grand verandas along tree-shaded avenues near Blackwater Creek since the streetcar era.Adjacent to the Randolph College campus and the Lynchburg Fine Arts Center exhibits.
- Job Market: Liberty University hires professors for its 15,000-student campus. Centra Health staffs Lynchburg General Hospital’s ER for James River accidents. Meanwhile, factories along Route 29 keep their production lines moving, offering reliable jobs in manufacturing.
- Recreation: Amazement Square’s treehouse climb towers over downtown rooftops. Lynchburg Community Market grills street corn at Saturday stalls. Percival’s Island kayaks paddle past paper mill ruins, where quiet waters and old paper-mill stones create one of the area’s most scenic kayak routes.
- Limited Job Diversity: Outside Liberty University teaching and Centra Health roles, tech or corporate high-wage jobs stay scarce along Route 29, pushing commutes to Charlottesville.
- Flood Risk: James River flash floods hit low-lying Tinbridge Hill yearly, spiking insurance to $2,500+ for vulnerable homes.
- College Town Traffic: JMU shuttle overflows and I-81 construction clog Route 460 during semester starts, doubling downtown drive times.
- School Funding Gaps: Public schools lag in STEM amid Liberty’s growth, diverting resources and frustrating families seeking advanced programs.
Staunton is a small Shenandoah Valley city that blends historic charm with a very approachable, budget-friendly housing market, without big-metro costs. Its walkable downtown, artsy vibe, and mountain views give you “storybook small city” energy while still offering plenty of options for cheap homes for sale in Virginia.
- Newtown Historic District: It is Staunton’s oldest residential area, with narrow, tree-lined streets and a mix of Federal, Greek Revival, and Victorian homes. Buyers are drawn to landmarks like Trinity Episcopal Church, the Stuart House, and the proximity to schools like Stuart Hall School.
- Gospel Hill: It has a more gracious, garden-like feel. Buyers like its quick walk to Mary Baldwin University, the Woodrow Wilson Birthplace and Museum, and the shaded sidewalks that connect directly down to Beverley Street’s restaurants and shops.
- Beverley Historic District: It functions as downtown’s core. Living here puts you within a few minutes’ walk of the Clocktower Building, the American Shakespeare Center’s Blackfriars Playhouse, and frequent street festivals.
- Job Market: Augusta Health draws nurses to staff its bustling Fishersville ER, keeping patient care smooth amid growing demand. Mary Baldwin University recruits professors and research scholars. Beverley Street shops hire locals for lively tourist weekends, boosting seasonal retail energy.
- Recreation: Frontier Culture Museum invites visitors to wander Irish pastures where sheep graze under sunny skies. Veritas Vineyard offers chilled Shenandoah reds amid relaxed hillside tastings. Betsy Bell trail guides hikers to panoramic valley vistas as dusk settles in.
- Limited Job Diversity: Beyond Augusta Health nursing and Mary Baldwin teaching, high-wage tech roles are scarce off I-81, requiring drives to Charlottesville.
- Winter Road Hazards: I-64 snow shuts mountain passes around Betsy Bell, stranding commuters without 4WD during Shenandoah storms.
- Tourist Overload: Frontier Culture Museum weekends clog Route 11 traffic, doubling trips from Gypsy Hill Park.
- Aging Infrastructure: Historic buildings leak during heavy rains, raising repair costs in older Uptown homes.
Harrisonburg stands out as one of Virginia’s most affordable cities, offering a welcoming Shenandoah Valley vibe with low housing costs that make homeownership achievable for first-time buyers. Nestled between the Blue Ridge Mountains, it blends small-town charm, vibrant community, and outdoor recreation.
- Pleasant Valley: Serene southwest residential area featuring tree-lined streets of ranch homes from the mid-century era. Conveniently positioned near Eastern Mennonite Elementary School and Pleasant Valley Park’s playgrounds and pavilions.
- Park View: North end neighborhood with walkable blocks of early-1900s bungalows and duplexes. Steps from Turner Ashby High School and City Park’s tennis courts and summer concert series.
- Preston Heights: Eastern suburban pocket of quiet cul-de-sacs edged by woods since post-war growth. Right by Keister Elementary School and Black Meadow Creek’s paved biking trails to the fairgrounds.
- Job Market: Education and healthcare anchor the economy, with James Madison University as the largest employer, followed by Sentara RMH Medical Center and food manufacturers like George’s Foods. Manufacturing remains steady with recent expansions in poultry processing.
- Recreation: Families flock to Explore More Discovery Museum for hands-on science play. Rockingham County Fairgrounds hosts thrilling harness racing meets. Valley Turnpike Walking Trail winds through preserved farm landscapes for quiet strolls.
- High Crime Rate: Harrisonburg experiences elevated property crime rates above national averages, with 1 in 45 residents at risk of victimization overall. Neighborhoods near downtown require extra caution for safety.
- Limited Job Diversity: Beyond education at James Madison University and manufacturing, high-salary tech or corporate jobs are scarce, often requiring commutes to Roanoke.
- Flood Risk: Harrisonburg’s position in the Shenandoah Valley faces flash flooding from heavy rains, elevating insurance costs in low-lying areas near the river.
Norfolk ranks high among Virginia’s affordable cities. For buyers targeting cheap homes for sale in Norfolk, the city offers strong value without sacrificing lifestyle perks. As a key Hampton Roads hub, it boasts a lively naval history and easy beach access across the Chesapeake Bay, blending urban buzz with coastal relaxation.
- West Freemason: Compact historic enclave west of downtown with cobblestone streets and three centuries of architecture from Federal townhomes to Queen Anne mansions. Walkable to Freemason Street Baptist Church’s Tiffany windows and the Moses-Myers House tours.
- Ghent: Planned turn-of-century suburban district with Beaux Arts homes, grand colonnades, and tree-canopied avenues blending City Beautiful design. Near the Chrysler Museum of Art gardens and Lafayette Park’s duck ponds for family picnics.
- East Freemason: Elegant residential pocket of late-1700s to mid-1800s high-style homes by wealthy early residents along the Elizabeth River. Steps from the Norfolk Academy campus and Willoughby-Baylor House’s period furnishings exhibits.
- Job Market: Norfolk Naval Station recruits shipyard welders for fleet maintenance on the world’s largest naval base. Sentara Healthcare staffs nurses across Ghent’s bustling hospitals amid rising patient volumes. Port of Virginia terminals hire longshoremen for constant container flows from global ships.
- Recreation: Nauticus museum lets visitors climb aboard the USS Wisconsin battleship for harbor views. Virginia Zoo’s red pandas roam leafy enclosures near Lafayette Park trails. Chrysler Museum’s glass studio blows molten orbs during free evening workshops.
- High Crime Rate: Norfolk’s property crime hits nearly 45.17 per 1,000, with 1 in 25 residents at risk of theft or vandalism, while violent crime stands at 5.6 per 1,000. Neighborhoods outside Ghent require careful research before moving.
- Flood Risk: Frequent coastal surges flood low-lying areas like Larchmont, driving flood insurance costs over $3,000 yearly for many homes.
- Tunnel Traffic: Downtown and Midtown Tunnel backups stretch Portsmouth commutes to 90+ minutes during rush hours on I-264.
- Industrial Noise: Naval Station jets and ship horns rumble through neighborhoods near Waterside, disrupting quiet evenings.
Mount Jackson (safety score of 88) and Louisa (safety score of 77) are the cheapest and safest cities in Virginia. They offer low crime rates, family-friendly neighborhoods, and a lively, welcoming lifestyle.
Top 3 Cheapest Cities to Live in Virginia for Young Adults
When looking for the least expensive city to live in Virginia, you want more than just cheap rent. You want good jobs, a fun lifestyle, and a city where you can thrive. These Virginia cities deliver all three, with affordable housing and growing job markets.
| Rank | City | Why It’s Great for Young Adults |
|---|---|---|
| 1. | Roanoke | Roanoke offers big-city opportunities in healthcare at Carilion, manufacturing, and tech startups. Young professionals connect through groups like Roanoke Regional Partnership. Strong job growth and affordable homes for sale in Roanoke make building wealth easier. |
| 2. | Lynchburg | Home to Liberty University and a growing biotech scene, Lynchburg blends research jobs with vibrant college-town energy. Rentals average 20% below state levels, complemented by a rising inventory of homes for sale in Lynchburg. |
| 3. | Harrisonburg | Harrisonburg’s education at JMU, manufacturing, and logistics sectors fuel careers, while networks like the Harrisonburg Downtown Association boost connections. Affordable homes for sale in Harrisonburg keep housing costs low. |
Top 3 Inexpensive Places to Live in Virginia for Families
Virginia draws families with strong schools, outdoor recreation, and relatively mild weather.
These three cities balance low living costs with kid-friendly amenities and a community feel.
| Rank | City | Why It’s Great for Families |
|---|---|---|
| 1. | Pulaski | Calfee Park baseball games and fireworks create classic small-town family nights. Wolf Creek and nearby Claytor Lake offer low-cost outdoor fun. The slower pace and close-knit neighborhoods make it easier to keep an eye on kids. Cheap homes for sale in Pulaski keep monthly payments manageable. |
| 2. | Portsmouth | Children’s Museum of Virginia offers hands-on exhibits like bubble rooms and train displays that kids ages 1-11 adore. Cedar Point Park’s 125-acre trails circle turtle ponds for family picnics and nature spotting. Affordable homes for sale in Portsmouth near naval base schools support growing households. |
| 3. | Martinsville | Smith River access means easy days of tubing, paddling, and riverside picnics. The Virginia Museum of Natural History gives kids hands-on learning close to home. Local sports leagues and community centers offer structured activities. Budget homes for sale in Martinsville suit families watching every dollar. |
3 Best Affordable Places to Live in Virginia for Retirees
Virginia offers retirees mild weather, scenic valleys, and quality healthcare. These cities provide low-cost living, senior programs, and easy outdoor access for an active retirement.
| Rank | City | Why It’s Great for Retirees |
|---|---|---|
| 1. | Staunton | Retirees gather at Augusta Health Senior Center for gentle fitness classes and social hours. Veritas Vineyard hosts relaxed wine tastings with valley views from shaded patios. Affordable homes for sale in Staunton are available with access to nearby medical care. |
| 2. | Bristol | Ballad Health’s seniors clinic coordinates care near Steele Creek Park’s flat walking loops. Bristol Caverns tours provide cool underground escapes with elevator access. State Street shops offer senior hours with live bluegrass matinees. Budget homes for sale in Bristol fit fixed incomes well. |
| 3. | Danville | SOVAH Health runs retiree health fairs along Dan River’s paved recreation paths. Riverside Adventure Park benches suit morning birdwatching sessions. Danville Science Center planetarium shows evening astronomy for stargazers. Cheap homes for sale in Danville support easy living. |
3 Hidden Costs to Consider in Virginia
Even in Virginia’s most affordable cities, home prices tell only half the story. After storms like Helene, insurance rates spiked, especially along the coast and rivers. When scouting the cheapest places to live in Virginia, budget for flood coverage, HOA fees, and property taxes—these can add thousands annually.
- Flood Insurance: Standard homeowners policies exclude floods, critical in tidal areas like Norfolk or riverfront Richmond. Through FEMA’s NFIP or private carriers, averages hit $1,500–$2,500 yearly, with 15-20% hikes under Risk Rating 2.0. Inland spots like Charlottesville stay under $1,200.
- HOA Fees: Prevalent in Northern Virginia suburbs (e.g., Fairfax, Loudoun Counties) and new Tidewater developments, these cover amenities but average $300–$600/month ($3,600–$7,200/year), jumping 10%+ post-storm repairs. Check Virginia HOA disclosures before buying.
- Property Taxes: Virginia’s effective rate averages 0.72%–0.90% of assessed value, lowest in rural Southwest (e.g., 0.60% in Washington County) but higher in NoVA (up to 1.05%), tacking on $2,500–$5,000 yearly for a $400K home.
Savings Breakdown: Cheapest Cities in Virginia to Live In
Housing costs vary dramatically across Virginia. Bristol residents save $1,950 monthly compared to Arlington and $1,250 compared to Richmond. 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. Arlington |
|---|---|---|---|---|---|
| Bristol | $205,000 | $1,320 | $320 | $1,400 | $1,950 |
| Richmond | $330,000 | $2,125 | $520 | $2,000 | $700 |
| Arlington | $750,000 | $4,830 | $1,050 | $2,800 | – |
Affordable Living Beyond Virginia
Not sure if Virginia’s cheapest cities fit your budget? Neighboring states like North Carolina, West Virginia, and Tennessee offer affordable housing, strong job markets, and quality education systems, much like Virginia’s appeal in places like Roanoke.
Affordable Housing
West Virginia provides some of the lowest median home prices, with buyer assistance programs similar to Virginia’s DHCD grants. Here are the top 3 cheapest places to live in West Virginia:
- Huntington: Homes around $160,000 and rent under $900. It sits nestled near the Ohio River, where Marshall University boosts family opportunities and community events.
- Beckley: Homes around $145,000 and rent at $800. It serves as the gateway to the New River Gorge, with affordable housing and growing healthcare jobs.
- Parkersburg: Homes near $155,000 and rent at $850. It delivers riverside charm at low cost and offers easy commuting to Ohio.
Strong Job Market
North Carolina ranks high for job growth, with tech hubs and a cost of living 5-10% below the national average. Here are the top 3 cheapest places to live in North Carolina:
- Greensboro: Homes around $220,000 and rent at $1,100. It thrives on aviation, logistics, and manufacturing, with an American Airlines hub driving employment.
- Fayetteville: Homes at $210,000 and rent at $950. It features a military economy at Fort Liberty paired with healthcare and retail opportunities.
- Rocky Mount: Homes at $175,000 and rent at $900. It supports logistics, healthcare, and construction jobs, offering salaries up to $100,000.
Excellent Education System
Tennessee mirrors Virginia’s top public schools and universities (e.g., UT Knoxville), serving families with strong districts and grants like VTAG equivalents. Here are the top 3 cheapest places to live in Tennessee:
- Knoxville: Median homes at $280,000 and rent at $1,200. It hosts UT’s engineering excellence and highly rated K-12 districts.
- Chattanooga: Homes around $250,000 and rent at $1,100. It features nationally ranked suburbs with tech growth and outdoor recreation.
- Kingsport: Homes at $230,000 and rent at $950. It boasts strong school systems and easy access to higher education institutions in nearby Virginia.
Where Is the Cheapest Place to Live in Virginia?
Bristol, Danville, and Martinsville are the cheapest cities to live in Virginia. These areas offer more than low prices; they also provide steady job markets, plenty of recreation, and a cost of living 18% lower than the national norm.
Moving to Virginia also offers valuable tax advantages, with property taxes averaging at 0.72%–0.90%. Whether you’re relocating or buying your first home, you can browse listings, compare prices, and make offers online.
Frequently Asked Questions
Which is the least expensive place to live in Virginia?
The cheapest place to live in Virginia is Bristol. It offers affordable housing at a median sale price of 205K.
» 10 Cheapest Places to Live in Virginia: Find out the other cheapest places to live in Virginia.
Where is the best place to live in Virginia?
The best place to live in Virginia is Martinsville, followed by Danville, Bristol, Big Stone Gap, Bluefield, Roanoke, Lynchburg, Charlottesville, Alexandria and Virginia Beach.
What are the living expenses in Virginia?
The average cost to live in Virginia is 1% lower than the national average. Healthcare and utilities are 2% cheaper than the national average.
Where is the best place to retire in Virginia on a budget?
Staunton, Bristol, and Danville are among the best places to retire in Virginia on a budget. They offer affordable housing, small-town comfort, and easy access to medical care.
Which cities have the cheapest cost of living in Virginia?
