Want Washington’s natural beauty without Seattle’s sky-high prices? Don’t give up on the dream. You can afford a house in the Evergreen State if you know where to look.
Your perfect home could be a family-friendly house in Yakima or a starter home in Spokane, Washington’s second-largest city, with a growing economy. If you’re retiring, look at homes for sale in Pasco to enjoy a peaceful lifestyle, with median home prices under $423,000.
After assessing hundreds of cities, we’ve ranked the 10 most affordable places to live in Washington to help you find a home that fits your budget.
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Key Takeaways
- Sunnyside is the most affordable city: With a median home price of $269,000 and a cost of living 16% below the state average, it’s the cheapest place to live in Washington.
- Spokane is the best city for young professionals: Washington’s second-largest city offers a growing economy, a strong manufacturing industry, and homes well under $200,000.
- For families, Kelso is a great choice: Easy access to schools and parks, plus outdoor activities like hiking on Mt. St. Helens, make it ideal for families.
- Retirees should consider Connell: Enjoy a peaceful, friendly community with homes averaging $387,000 and the lowest rent at just $990.
- Washington has no state income tax: This results in significant savings compared to other states, though sales tax runs around 6.5% to 10.4%.
Cheapest Places to Live in Washington in 2026
| City | Median Home Price | Median House Rent | Cost of Living Compared to State Average | Affordability Score |
|---|---|---|---|---|
| 1. Sunnyside | $269,000 | $1,020 | 16% less | 8.5 |
| 2. Connell | $387,000 | $990 | 22% less | 8.1 |
| 3. Yakima | $360,500 | $1,104 | 13% less | 7.9 |
| 4. Grandview | $336,905 | $1,425 | 20% less | 7.7 |
| 5. Kelso | $285,000 | $1,350 | 9% less | 7.7 |
| 6. Spokane | $380,000 | $1,393 | 17% less | 7.4 |
| 7. Cheney | $373,000 | $1,421 | 15% less | 7.4 |
| 8. Walla Walla | $363,000 | $1,495 | 11% less | 7.2 |
| 9. Moses Lake | $352,500 | $1,600 | 14% less | 7.2 |
| 10. Pasco | $423,000 | $1,499 | 13% less | 6.9 |
How We Ranked the Most Affordable Places to Live in Washington
To identify the cheap places to live in Washington, 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 Washington Housing Market report and double-checked the numbers with the University of Washington’s Washington Center for Real Estate Research (WCRER).
- 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 Washington 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 Washington 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 Washington State
Sunnyside is the cheapest city in Washington State to live, known for its cheese, vineyards, and agricultural activities. Those looking for well-maintained parks and a quiet lifestyle can find plenty of affordable homes for sale in Sunnyside, even on a tight budget.
- Central Park Area: This neighborhood has a small-town residential feel, with convenient access to Sunnyside High School, Harrison Middle School, Washington Elementary School, and Central Park.
- Upland Park on the Hill: Great neighborhood for families looking for peaceful life and close-knit community. Residents have access to basketball court and playground equipment in the park.
- Kiwanis Youth Park Area: The neighborhood offers easy access to Kiwanis Youth Park and is near Pioneer Elementary School, Chief Kamiakin Elementary School.
- Job Market: Sunnyside’s employment base is anchored in agriculture and food processing. Major employers include Darigold cheese plant, Johnson Foods, and Seneca Foods. Sunnyside School District also provide some form of employment like k-12 educator and coaching jobs. These include substitute teacher and assistance football coach.
- Recreation: Sunnyside has numerous parks such as Central Park, and Kiwanis Youth Park with sports fields and swimming pools. You can also enjoy wine tasting at two known wineries including Co Dinn Cellars in downtown Sunnyside. Look forward to shopping at the farmers market or enjoying authentic Mexican restaurants such as El Mejor Taquito.
- Elevated Crime Rates: Property crime is 90.5% above the state average; vehicle theft is notably higher 626 per 100,000 residents, while violent crime is around 277 per 100,000, which is 15% below state levels.
- Limited Job Diversity: Employment is heavily tied to agriculture, food processing, and seasonal farm work.There are limited opportunities in IT or healthcare.
- Natural Disaster Risk: Sunnyside is located withing Yakima valley which experiences seasonal wildfire smoke and modest earthquake hazards.
Connell is one of the most affordable and safe places to live in Washington. This Franklin County city is connected to Tri-Cities (Kennewick, Pasco, and Richland) through U.S. Route 395. Browse cheap homes for sale in Connell, if you’re looking for budget-friendly living with wide-open spaces and sunny weather.
- West Connel Area: If you are planning to buy a house here, the neighborhood offers proximity to schools including Connell Elementary, Robert L Olds Junior High. Residents can also go to Columbia Basin Junior Livestock Show exhibition venue. There are no mainstream fast food outlet in the area.
- South East Connell Area: In this area, residents gets quick access to Pioneer park and St. Vincent Catholic Church. There are three gas stations including a Chevron and Subway outlet at a short drive distance. Palouse Junction Altrntv High School is also located in the neighborhood.
- Job Market: Connell’s economy relies on public administration, agriculture, and corrections. Major employers include Coyote Ridge Corrections Center and North Franklin School District.
- Recreation: You can go see places like Scooteney Park and Reservoir and North Franklin Heritage Museum. There is Town and Country Lanes where people enjoy bowling and snooker.
- Limited Job Diversity: There are no major opportunities in IT, tech, retail, or healthcare. The economy relies on Coyote Ridge Corrections Center and North Franklin School District.
- Minimal Amenities: Connell offers basic retail like restaurants, coffee shops, and a grocery store. The town has a community health clinic but no hospital. For shopping and entertainment, residents have to visit major cities like Pasco.
- Harsh Rural Surroundings: Connell sits in eastern Washington’s dry, open plains. There are few trees or trails. Summers are hot, around 89 °F. Connell may not appeal to those seeking shaded and cool outdoor areas for recreation activities.
Due to low housing costs, Yakima qualifies as one of the most affordable places to live in Washington State. The city offers vibrant cultural attractions, like Yakima Valley Museum and seasonal festivals such as Fresh Hop Ale Festival.
- West Valley: This neighborhood has well-kept homes and is counted as one of the safest areas in Yakima. Buyers also get access to West Valley High School, West Valley Junior High, and community sports fields at Elks Parks.
- Barge-Chestnut: The neighborhood is located in the heart of Yakima and has several homes dating back to 1880. It is near Parks and schools including Franklin Park and
- Nob Hill: This family-friendly neighborhood offers easy access to local services along West Nob Hill Boulevard, including grocery stores, ATMs, and pharmacies. The area is great for those who want a short distance to Yakima Valley College.
- Job Market: Key industries include fruit and hop production, with major employers such as Washington Fruit & Produce, MultiCare Yakima Memorial Hospital, Borton Fruit, and Yakima Valley Farm Workers Clinic, Novolex-Shields Bag, Costco, and Yakima School District.
- Recreation: Yakima’s leisure reflects outdoor and cultural pursuits, including Cowiche Canyon Trail, the Yakima Area Arboretum with botanical gardens, and Naches Heights vineyards for tastings. There is also Yakima river and Yakima Speedway for auto races.
- High Crime Rates: Yakima’s violent crime rate stands at approximately 544 incidents per 100,000 residents, which is 30–65% above the national average.
- Seasonal Air Quality Issues: Agricultural burning and wildfire smoke causes seasonal degradation in air quality, with PM2.5 levels often exceeding federal standards (annual primary NAAQS 9.0 µg/m³, 24-hour 35 µg/m³).
- Limited Public Transit: Bus services via Yakima Transit cover basic routes that take to Walmart (Nob Hill Blvd) and Yakima Valley College. However, there is lack of frequency and coverage in outer areas like like Terrace Heights or West Valley, requiring personal vehicles for most daily needs.
For affordable housing in Washington State, Grandview is a good option. There are plenty of homes for sale in Grandview, surrounded by peaceful neighborhoods and countryside charm. Grandview is within 45 minutes of two regional airports: Tri‑Cities Airport (PSC) and McAllister Field (YKM).
- Grandview High School Area: This is a residential area near Grandview High School (1601 W 5th St). Rich Leenhouts Stadium (football field/track) and Greyson’s House gym are within walking distance.
- Dykstra Park Neighborhood: The area has a family-oriented residential feel. It is near an 18-hole disc golf course, Rotary picnic shelter, basketball court, and proximity to elementary schools like Thompson or McClure.
- Grandridge Estates: This newer development area is along North Euclid Road, features modern single-family homes. Residents are within a short drive of Grandview High School and Grandview Middle School. Outlets like Les Schwab Tire Center, Central Pre-Mix, Ros Wine Co. and Starbucks are also close.
- Job Market: Grandview’s economy relies on food processing and agriculture. Top employers include Walmart Distribution Center, Grandview School District, FruitSmart, and J.M. Smucker Company.
- Recreation: Grandview hosts the Yakima Valley Fair & Rodeo at its community center. Residents can pick fruits at Bill’s Berry Farm, explore local wines at Yakima Valley Vintners, and enjoy views of Mount Rainier and Mount Adams.
- Elevated Crime Rates: The overall crime rate is 64.6% above the national average, with 261 total crimes reported in the last year. City plans call for hiring 7 more officers by 2028.
- Limited Job Diversity: Opportunities are most in agriculture and food processing companies. Residents looking for jobs in tech, finance, or healthcare have fewer options.
- Sparse Amenities: Grandview has limited shopping, dining, and entertainment options. Residents often drive to Yakima for hospitals, malls, and cultural venues.
Kelso, one of the least expensive places to live in Washington State, is located on Interstate 5 at the confluence of the Cowlitz, Coweeman, and Columbia Rivers. It is just 45 minutes from Portland.
The city also has family-friendly parks like Tam O’Shanter and the Cowlitz River waterfront and cooler weather compared to other cities like Pasco.
- Rose Valley Area: Families choose this area because of closeness to Rose Valley Elementary School. Plus, being just 4 miles from I‑5 makes commuting or traveling easy for residents.
- Lexington: It is a suburban neighborhood north of Kelso along Westside Highway. Lexington attracts buyers for its walkable streets, nearby Lexington Park, Cowlitz River access. Nearby schools include Lexington Elementary and Kelso High School.
- Old Town Kelso: This area is suitable for those who want character and convenience. Residents enjoy quick access to Kelso High School, Tam O’Shanter Park, and the Cowlitz Riverfront Trail for daily walks and outdoor time.
- Job Market: Leading sectors employ in health care & social assistance, manufacturing, and retail trade. Key employers include Foster Farms, Steelscape, NORPAC, Weyerhaeuser/WestRock, and PeaceHealth St. John Medical Center.
- Recreation: You can climb Mt. St. Helens or Rotary Skate Park. There is an annual Highlander Festival to look forward to in September. Furthermore, people can relax near Cowlitz River or go eat at places like Sora Sushi and Fiesta Bonita.
- High Poverty Rate: Economic struggles affect many families, with 19.5% of Kelso families living in poverty despite the city’s relatively low cost of living.
- Flood Risk Exposure: Kelso is situated at the Cowlitz River confluence which makes it prone to flooding. Historically, it has also suffered from regional seismic risks near Mount St. Helens.
- Limited Job Opportunities: Those seeking finance, tech, or IT roles may struggle in Kelso, as the local economy relies more on healthcare and manufacturing.
Spokane is counted among the cheapest cities to live in Washington State. The Spokane River Centennial Trail supports kayaking, biking, and fishing. Meanwhile, the aerospace and healthcare sectors drive the economy. There are homes for sale in Spokane that meet the needs of everyone from young adults to big families.
- North Hill: The neighborhood features single family residential areas. There are many Spokane Public Schools including Madison Elementary and Shadle Park High School. Residents have access to Franklin Park as well, which is the largest park in the neighborhood.
- Logan: This zone is home to Gonzaga University, which adds lively energy around. Students have occupied several homes in the neighborhood. Furthermore, it is home to Logan Elementary and many other Spokane public schools.
- Nevada Heights: The neighborhood has a big Northtown Mall and several important commercial and retail districts like Division Street which offer shopping and dining outlets. Education responsibilities are handled by private Gonzaga Prep high school and public schools such as North Central High School.
- Job Market: Healthcare is Spokane’s largest sector, followed by manufacturing in aerospace, medical products, and wood/metal fabrication, with employers such as MultiCare, Kaiser Aluminum, and Collins Aerospace.
- Recreation: Spokane offers Riverfront Park and its gondola over Spokane Falls. The Northwest Museum of Arts and Culture is nearby. The 37-mile Centennial Trail follows the Spokane River for biking and walking. Many dining are there including Riverfront Park Café, Frank’s Diner Downtown, and The Melting Pot.
- Severe Air Quality: The Spokane–Spokane Valley–Coeur d’Alene metro area ranked 11th worst in the U.S. for short-term particle pollution, according to the American Lung Association’s 2025 State of the Air report.
- Homelessness Issue: Downtown Spokane and surrounding areas face persistent homelessness challenges with visible encampments, particularly along the Spokane River corridor.
One of the most affordable cities in Washington state, Cheney, is just 15 miles from Spokane. The city is home to Eastern Washington University and Turnbull National Wildlife Refuge. Browse cheap homes for sale in Cheney to later enjoy peaceful life and affordable housing.
- EWU Campus Zone: Historic homes and rentals form a lively college-town vibe near university buildings. Residents prefer the area for its walking distance to Eastern Washington University classes, Roos Field football games, and downtown Cheney pubs.
- Avalon Place Area: This centrally located residential pocket near Betz Elementary, Cheney Middle, and High School. It has a suburban, family-focused feel with primarily single-family homes and short local streets. Even EWU is close to the neighborhood.
- Job Market: Eastern Washington University and Cheney School District are major employers. However, jobs in mining/quarrying operations, and gasoline extraction have been increasing rapidly.
- Recreation: City has seven well-maintained parks like Golden Hills Park within limits. Some local programs include Cheney Storm Soccer Club, West Plains Little League Association, and Hunter Safety Courses.
- Harsh Winter Weather: Cheney averages 44 inches of snow per year compared to the US average of 28 inches Cheney Merchants, and winters are freezing, snowy, and mostly cloudy.
- Limited Growth Impact: Mining jobs have grown in Cheney, but benefits for residents are limited. Since 2019, overall jobs have dropped 24.5%. Furthermore, the most mining spending occurs outside the region. Many residents also prefer commuting to Spokane for work.
- Smaller Retail and Service Base: Residents usually travel to Spokane for major shopping, healthcare specialties, and entertainment purposes.
Walla Walla is Washington’s unofficial wine capital with around 120 wineries. The local housing market offers a range of homes for sale in Walla Walla to fit your taste without pressuring your loan amount.
👉 The city is also known for its appreciation of history and art which can be witnessed in the Whitman Mission National Historic Site and the Walla Walla Chamber Music Festival.
- Mountain View Neighborhood: This is a suburban residential area with single-family homes. Residents prefer living because of proximity to schools like Lincoln High and Walla Walla High and Highway 12 connectivity. Meanwhile, healthcare centers such as Providence St. Mary Medical Center gives peace of mind.
- Abbott Acre Neighborhood: Abbott Acre is in northeast Walla Wall. It mostly has mid‑sized single‑family homes near Abbott Road. The area is part of the Walla Walla Public Schools district, so kids attend schools like Prospect Point Elementary, Garrison Middle, and Walla Walla High School.
- Mill Creek Neighborhood: Residents prefer the neighborhood due to its location next to Eastgate Lions Park. It is also just a short drive away from Walla Walla Community College and schools like Pioneer Middle. Furthermore, Mill Creek is only 3-4 miles away from Walla Walla Regional Airport (ALW).
- Job Market: Agriculture and food processing (Broetje Orchards, Tyson Fresh Meats), healthcare (Providence St. Mary), corrections (Washington State Penitentiary), and education (Walla Walla School District, Whitman College, Walla Walla Community College) are key employers.
- Recreation: You can visit Whitman Mission National Historic Site to learn history while Gesa Power House Theatre is a perfect place to enjoy art. For wine tasting, Walla Walla Vintners is one of many places you can explore. Meanwhile, Borleske Stadium is there to entertain baseball and football fans.
- High Crime Rates: Walla Walla’s overall crime rate is about 17.9 % above the national average. Meanwhile, 1 in 42 chances of experiencing property crime is also a main concern among residents.
- Limited Job Diversity: Those seeking tech, finance, and advanced manufacturing jobs will have a hard time. Since most jobs are either in healthcare and agriculture or originate from the state Penitentiary.
- Hot, Dry Summers: Summers are hot and dry, with average highs around 91–93°F. Occasional heat waves can push temperatures above 100°F. Air conditioning use can drive up summer electricity costs.
Moses Lake is one of the more affordable and safe places to live in Washington State. The city has tech and seasonal agricultural jobs, plus activities like boating, fishing and off-roading near the lake and sand dunes.
👉Moses Lake is just six miles from Grant County International Airport (MWH). Explore cheap houses for sale in Moses Lake to find your next residence.
- Mont Lake Neighborhood: Mont Lake Park is in Moses Lake and part of the Moses Lake School District, which includes Moses Lake High School. The area is near North Elementary School, Montlake Park with shoreline access, and Lions Field recreational facilities.
- Pelican Point: Pelican Point is a southeastern Moses Lake subdivision with an HOA park and playground. Nearby outdoor options include Blue Heron and Montlake parks with trails and lake access. Local services include grocery stores like Safeway, Grocery Outlet, WinCo Foods, and healthcare at Samaritan Hospital.
- McConihe Flats: McConihe Flats is a quiet residential area along McConihe Rd NE in northeast Moses Lake. It is next to North Elementary School. Residents also enjoy a stroll near Connelly Park. There is direct access to the lake, picnic areas, and a playground as well.
- Job Market: Moses Lake has jobs in advanced materials and manufacturing, with Sila Nanotechnologies, Boeing, Dell, BMW, REC Silicon, and Frito‑Lay leading the way. Moses Lake School District and Big Bend Community College also offer steady work for residents.
- Recreation: Moses Lake has nearby sand dunes for off‑road fun. Blue Heron Park offers boating, fishing, trails, disc golf, and playgrounds. Seasonal events include the Grant County Fair. There are local parks, a farmers market for fresh produce, and golf courses nearby.
- Limited Retail Access: Moses Lake has basic retail outlets like a Walmart Supercenter and Marshalls. However, for larger malls, specialty boutiques, or big cinema houses, residents typically drive to larger cities like Spokane.
- Seasonal Dust: Moses Lake and the surrounding Columbia Basin experience windy, dry conditions that can lift dust from fields and open land. These dust events can reduce visibility and affect outdoor activities at times.
Pasco has some of the cheapest homes in Washington State. Its economy is rooted in agriculture. Furthermore, there are community events like the Pasco Farmers Market and the Fiery Foods Festival which adds to the local character. Pasco is also part of the tri-city region in Washington and is home to Tri-Cities Airport.
- Road 68 Neighborhood: Road 68 is a growing neighborhood in Pasco with ongoing development. Families have access to nearby schools like McClintock STEM Elementary. The area offers convenient access to the Pasco Sporting Complex on Burden Boulevard which has soccer and softball fields.
- Riverview Corridor: Riverview is in west Pasco along the Columbia River near Riverview Park, with baseball fields and a playground. The Sacagawea Heritage Trail has paved paths for walking and biking by the river. The area has grocery stores like Safeway and WinCo Foods and easy highway access via I-182.
- Broadmoor Area: Broadmoor is a growing district in west Pasco near I-182 and Road 100 interchange. The area features ongoing infrastructure development including Sandifur Parkway extensions and housing options complex like The GOAT. The neighborhood also provides convenient access to the Tri-Cities Airport.
- Job Market: Key employers include food processors Lamb Weston, Reser’s Fine Foods, and Tyson Foods. Hanford Site contractors such as Washington River Protection Solutions and Battelle/PNNL support the regional workforce. The Pasco School District and BNSF Railway provide steady, long-term jobs.
- Recreation: Sacajawea State Park at the Columbia-Snake Rivers confluence is ideal for weekend picnics, boating launches, and fishing spots. Meanwhile, Pasco Farmers Market is open on Saturdays between May and October for fresh produce shopping.
- Elevated Property Crime: Pasco reports 2,196 property crimes per 100,000 residents annually, 25% above national average.
- Hot Summers: Pasco is hot with many 90°F+ days and occasional 100°F days. If you like cooler places, consider western Washington cities with cooler climates like Kelso.
- Limited Public Transit: Pasco lacks comprehensive bus services beyond Ben Franklin Transit’s Route 60 along I-182. Most residents need a car for daily errands. There’s no rail service, though services like Uber is available.
Pro Tip If you’re looking for a tech scene and an urban lifestyle, Seattle would be a great choice. From Rainier Valley and Beacon Hill, you’ll find a wide range of affordable houses in Seattle with strong rental potential.
Connell (safety score of 95) and Grandview (safety score of 86) are the cheapest and safest cities in Washington. They offer low crime rates, family-friendly neighborhoods, and a lively, welcoming lifestyle.
Top 3 Cheapest Cities to Live in Washington for Young Adults
When looking for the least expensive city to live in Washington, you want more than just cheap rent. You want good jobs, a fun social life, and a city where you can find your true home. These Washington cities deliver all three, with affordable housing and growing job markets.
| Rank | City | Why It’s Great for Young Adults |
|---|---|---|
| 1. | Sunnyside | Agriculture and wine jobs at A.B. Foods/Washington Beef let entry-level workers climb fast; Sunnyside High School sports fields host weekend leagues for networking. |
| 2. | Moses Lake | Sila Nanotechnologies battery plant hires engineers with clean energy perks; Moses Lake Sand Dunes pulls ATVers for Friday meetups. |
| 3. | Othello | Lamb Weston potato plant hires production supervisors; Scooteney Reservoir hosts boat races and waterski groups for after-work crews. Affordable homes for sale in Othello make sure that you can keep some hard-earned money in savings. |
Top 3 Inexpensive Places to Live in Washington for Families
Washington is a favorite among families for its natural beauty, no state income tax, and excellent quality of life. These three cities offer low living costs and family-friendly amenities.
| Rank | City | Why It’s Great for Families |
|---|---|---|
| 1. | Grandview | Grandview City Pool teaches swim safety to ages 3+ all summer; Country Park-Fairgrounds Easter Egg Hunt fills baskets for neighborhood children annually. |
| 2. | Yakima | West Valley Junior High fields host youth soccer camps where kids join organized teams; Cowiche Canyon Trail’s flat paths let strollers roll beside creeks for daily walks. |
| 3. | Hoquiam | Birth-to-Three preschool programs operate downtown; Hoquiam River waterfront walk connects to playgrounds and duck ponds. Furthermore, cheap homes for sale in Hoquiam make it easier for families to relocate without breaking the bank. |
3 Best Affordable Places to Live in Washington for Retirees
Washington is a great place to retire. These cities have affordable homes, peaceful communities, and good healthcare. Plus, there’s no state income tax and plenty of outdoor activities like hiking, fishing, and exploring local vineyards.
| Rank | City | Why It’s Great for Retirees |
|---|---|---|
| 1. | Kelso | Kelso Veterans Memorial Park benches overlook Cowlitz River sunsets; PeaceHealth St. John Medical Center handles routine checkups five miles away. |
| 2. | Walla Walla | Pioneer Park’s rose garden paths suit morning strolls; Providence St. Mary Medical Center offers senior outpatient clinics downtown. |
| 3. | Centralia | Borst Park’s covered picnic shelters host family reunions; Centralia Square antique shops fill weekends near Providence Centralia Hospital. Besides, you can find homes for sale in Centralia that are near community centers as well. |
3 Hidden Costs to Consider in Washington
Even in the cheapest Washington cities to live in, home prices are only part of the cost. Washington has unique expenses that can significantly impact your budget, so factor these in when looking for the most affordable area to live in Washington.
- Earthquake Insurance: Standard homeowners insurance doesn’t cover earthquake damage. Washington sits on the Ring of Fire with over 1,000 earthquakes yearly. Premiums typically range from $100 to $500 annually for most homes, but can cost $800+ in high-risk areas.
- Sales Tax: While Washington has no state income tax (a major benefit), it compensates with high sales taxes. The state rate is 6.5%, but combined with local taxes, total rates range from 7% to 10.55% depending on location.
- Property Taxes: Washington property taxes are higher than the national average at around 0.88% effective rate. The median annual property tax payment is $4,158, though this varies significantly by county.
Quick Tip Washington offers legal protection of home equity from certain creditors and judgments. However, it does not currently reduce annual property tax bills for most homeowners.
Savings Breakdown: Cheapest Cities in Washington to Live In
Housing costs vary dramatically across Washington. Sunnyside residents save $3,487 monthly compared to Seattle and $1,727 compared to Vancouver. 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. Seattle |
|---|---|---|---|---|---|
| Sunnyside | $269,000 | $1,206 | $634 | $1,840 | $3,487 |
| Vancouver | $494,250 | $2,246 | $1,315 | $3,561 | $1,760 |
| Seattle | $865,000 | $3,930 | $1,397 | $5,327 | – |
Affordable Living Beyond Washington
Not sure if the cheapest places in Washington to live will fit your budget? Here are a few surrounding states that offer major tax benefits, a strong job market, and economic growth, just like Washington.
Economic Growth
Oklahoma blends strong job markets with low living costs. Aerospace, energy, and university-driven tech sectors power steady growth, making the cheapest places to live in Oklahoma:
- Tulsa: Median home price is $260,000, rent is $1,007, with growing aerospace jobs akin to Washington’s Boeing influence.
- Oklahoma City: Median home price is $264,240, rent is $1,044, with energy sector jobs (mainly oil and gas), and a growing economy.
- Norman: Median home price is $295,691, rent is $1,270, and the University of Oklahoma drives education/tech jobs and a youthful, educated workforce, boosting research sectors.
Tax Benefits
Tennessee eliminates state income tax on wages and retirement income—a rare win for both workers and retirees. Pair that with below-average housing costs and utilities, and the cheapest places to live in Tennessee become even more attractive for long-term savings.
- Nashville: Average home price is $459,000, and median rent is $1,819. The famous music city has no state income tax on wages or retirement income.
- Knoxville: Average home price is $301,000, median rent is $1,748. This University town has cost of living index near 85.
- Memphis: Average home price is $185,00,0, and median rent is $1,131. The city has low utilities, strong logistics, anda manufacturing economy.
Job Opportunities
Idaho’s healthcare, food processing, and agriculture sectors offer steady employment. The cheapest places to live in Idaho combine accessible housing with blue-collar job markets built for year-round hiring.
- Pocatello: The average house price is $316,500, while the average rent comes out to around $1,430. Portneuf Medical Center hires nurses
- Nampa: The median home price is $405,050, and the average rent is $1,515. You can get entry-level openings at Simplot food processing.
- Twin Falls: The median house price lies around $359,50,0, and the average rent is near $1,650.The Amalgamated Sugar plant offers steady shifts.
Where Is the Cheapest Place to Live in Washington State?
Sunnyside, Connell, and Yakima are some of the cheapest cities to live in Washington. These areas offer more than low prices; they also provide steady job markets, plenty of recreation, and a cost of living 22% lower than the state norm.
Moving to Washington also offers valuable tax advantages, with property taxes averaging at 0.84%. Whether you’re relocating or buying your first home, you can browse listings, compare prices, and make offers online.
Frequently Asked Questions
Where is the least expensive place to live in Washington?
The cheapest city to live in Washington is Sunnyside. It offers affordable housing at a median sale price of $269K.
» 10 Most Affordable Places to Live in Washington: Discover the other least expensive places to live in Washington.
Where is the best place to live in Washington?
The best place to live in Washington is Seattle, followed by Olympia, Spokane, Tacoma, and Vancouver.
Is it expensive to live in Washington State?
Yes, the average cost to live in Washington is 17% higher than the national average. Meanwhile, healthcare is 16% higher while utilities are 5% lower than the national average.
However, compared to states like California and New Jersey, Washington is cheaper.
Where is the best place to retire in Washington on a budget?
Kelso, Walla Walla, and Centralia are among the best places to retire in Washington on a budget. They offer affordable housing, small-town comfort, and convenient access to medical care.
Which cities have the cheapest cost of living in Washington?
