✏️ Editor’s Note: Realtor Associations, agents, and MLS’ have started implementing changes related to the NAR’s $418 million settlement. While home-sellers will likely save thousands in commission, compliance and litigation risks have significantly increased for sellers throughout the nation. Learn how NAR’s settlement affects home buyers.
Quality education, a sunny climate, and excellent healthcare have motivated more than 67,000 people to move to California. But it’s not that easy for everyone. With a median home price of 786K, California can be expensive.
Should that stop you from moving to the Golden State? Absolutely NOT!
Cities like Bakersfield and Porterville offer several budget-friendly options. While Bakersfield offers the cost of living 14% lower than the state average, the median home price in Porterville is $316K.
Whether you’re a retiree or a young professional looking for exciting opportunities, California has affordable housing for everyone. Let’s explore some of the cheapest places to live in California!
4 Reasons to live in California 🌊
- Cheaper Houses: The median home sale price in California is ~$786K. But you can get houses between $316K and $500K in affordable California cities like Porterville, Bakersfield, and Modesto.
- Tax Benefits: California has implemented programs supporting certain demographics like the CalEITC (Earned Income Tax Credit). This program aids low-income earners, potentially reducing their tax burden.
- Affordable Healthcare: In many of the cheapest California cities to live in, healthcare costs are up to 5% lower than the state average.
- Cheaper Rentals: The rent prices of these cities are lower than the national average. You can save up to $200 per month in rent.
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Cheapest Places to Live in California in 2024
This list provides insights into the average household income, median listing price, population, unemployment rate, and poverty rate of the cities.
| City | Median Household Income | Median Home Value | Population | Unemployment Rate | Poverty Rate |
|---|---|---|---|---|---|
| Fresno | $57,211 | $386,069 | 548,687 | 8.4% | 22.09% |
| Bakersfield | $69,014 | $387,759 | 416,113 | 9.3% | 16.53% |
| Chico | $60,507 | $465,797 | 100,463 | 5.7% | 22.24% |
| Eureka | $46,926 | $426,146 | 25,781 | 4.4% | 19.27% |
| Stockton | $63,916 | $445,495 | 322,615 | 6.6% | 15.62% |
| Clovis | $89,769 | $515,406 | 128,452 | 3.9% | 8.42% |
| Sacramento | $71,074 | $487,136 | 530,334 | 4.5% | 14.79% |
| Porterville | $55,785 | $316,704 | 62,876 | 9.3% | 17.7% |
| Tulare | $65,933 | $341,754 | 71,092 | 9.3% | 17.45% |
| Visalia | $75,658 | $384,573 | 144,998 | 9.3% | 12.65% |
10 Cheapest Places to Live in CA
The annual population growth of 5.8% since 2010 is reflective of people’s intention to move to California. If you’re considering shifting to the Golden State, here are some affordable cities to live in:
1. Fresno
| 🟢 Cost of Living Compared to State Average | 21%⬇️ |
| 🏡 Median Home Price | $386,069 |
| 💲 Median Rent | $1,641 |
| 🌅 Known For | Forestiere Underground Gardens |
Fresno is an affordable place to live in California. Its median house rent ranges from $560 to $7,450. Since 2020, it has seen a population growth of 1.15% driven by its low cost of living and affordable housing.
Fresno stands out as a budget-friendly city with beautiful gardens and parks. The city is home to several employers like Deloitte, JCPenney, and The Kraft Heinz Company, which contributes to its stable economy.
»Homes for Sale in Fresno, CA:Find your dream home in major cities in California.
2. Bakersfield
| 🟢 Cost of Living Compared to State Average | 20%⬇️ |
| 🏡 Median Home Price | $387,759 |
| 💲 Median Rent | $1,895 |
| 🏞️ Known For | Kern County Museum |
Bakersfield is one of the cheapest place to rent in California with an average home rent of $1,894. It also offers affordable healthcare, which is 14% lower than the state average.
This Central Valley hub is also known for its booming agricultural industry and unique Basque culinary scene. The logistics and transportation sector thrives here, with companies like Amazon and UPS employing many people.
»Homes for Sale in Bakersfield, CA:Browse thousands of property listings in cheap cities to live in California.
3. Chico
| 🟢 Cost of Living Compared to State Average | 31%⬇️ |
| 🏡 Median Home Price | $465,797 |
| 💲 Median Rent | $1,650 |
| 🏖️ Known For | Upper Bidwell Park |
Chico is one of the most affordable places to live in California, with a cost of living that is 31% lower than the state average. The average rent here is $1,348, making it an attractive option for those looking to save on housing costs.
Chico is home to several notable companies, such as Sierra Nevada Brewing Company, Sisco Enterprises, and The J.M. Smucker Company. Additionally, Chico State University offers educational and cultural benefits to the community.
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4. Eureka
| 🟢 Cost of Living Compared to State Average | 16%⬇️ |
| 🏡 Median Home Price | $426,146 |
| 💲 Median Rent | $1,375 |
| 🏖️ Known For | Sequoia Park |
Eureka offers budget-friendly living with a cost of living 16% lower than the state average. Housing is also very affordable at rent averaging $1,375.
The fishing industry plays a significant role, with companies like Pacific Choice Seafood employing a big workforce. Eureka’s coastal location provides access to outdoor activities like hiking in redwood forests and water sports in Humboldt Bay.
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5. Stockton
| 🟢 Cost of Living Compared to State Average | 14%⬇️ |
| 🏡 Median Home Price | $445,495 |
| 💲 Median Rent | $1,800 |
| 🎨 Known For | Bob Hope Theatre |
Also known as “Brick City,” Stockton is just 50 miles from Sacramento and around 90 miles from San Francisco. It’s one of the cheapest areas to live in California, with housing prices 32% lower than the state average.
Stockton’s affordable food, health, housing, and transportation facilities make the city one of the cheapest places to live in the US.
»Homes for Sale in Stockton, CA:Browse through thousands of properties in Asparagus Capital of America.
6. Clovis
| 🟢 Cost of Living Compared to State Average | 30.8%⬇️ |
| 🏡 Median Home Price | $515,406 |
| 💲 Median Rent | $2,350 |
| 🏫 Known For | Old Town Clovis |
The house rent in Clovis is between $850to$6,850. With an average household income of $123,212, you can comfortably live in this city. A low cost of living and affordable housing has led to a population growth of 5.87% since 2020.
Clovis is a compelling real estate choice for outdoor enthusiasts seeking affordable living in California. Its proximity to Yosemite National Park, Kings Canyon, and Sequoia National Park makes it an ideal location for nature lovers.
»Homes for Sale in Clovis, CA:Find a home in one of the cheapest places to live in California.
7. Sacramento
| 🟢 Cost of Living Compared to State Average | 13%⬇️ |
| 🏡 Median Home Price | $487,136 |
| 💲 Median Rent | $1,995 |
| 🖼️ Known For | Farm-to-Fork food culture |
Sacramento is one of the best places to live in California, with a slight year-over-year median home price increase of 4.2% in June 2024. The monthly cost of food and utilities is7%lower than the state average.
Sacramento is a hub for technology businesses, boosting job creation and economic growth. The city is home to major companies such as Amazon, Intel, and Aerojet.
»Homes for Sale in Sacramento, CA:Get yourself a home in one of the best and most affordable places to live in California.
8. Porterville
| 🟢 Cost of Living Compared to State Average | 33.6%⬇️ |
| 🏡 Median Home Price | $316,704 |
| 💲 Median Rent | $1,650 |
| 🏞️ Known For | Sequoia National Forest |
Porterville is one of the cheapest cities to live in California with 33.6% lower cost of living compared to CA average. The city has also seen growth of 23% in job sectors in the past few years. The city has top two employers such as PSW and Sierra Ban which boasts many job opportunities.
The average rent in Porterville is $1,650 which is lower than US average. Additionally, housing costs are also 12.6% lower than the national average.
»Homes for Sale in Porterville, CA:Get yourself a home in one of the best and most affordable places to live in California.
9. Tulare
| 🟢 Cost of Living Compared to State Average | 33.6%⬇️ |
| 🏡 Median Home Price | $341,754 |
| 💲 Median Rent | $1,850 |
| 🏞️ Known For | Tulare Outlet Center |
Tulare is cheapest city to live in California with close proximity to Fresno. The cost of living in this city is 0.4% lower than the national average. Housing is also very affordable at rent averaging $1,850.
Apart from this, Transportation costs is 6.1% lower than the national average. The city also has major employers like J.D. Heiskell and Walter Mortensen Insurance. Tulare has a youthful population and a decent school system which is best suited for young families.
»Homes for Sale in Tulare, CA:Search homes in cheapest city to live in California.
10. Visalia
| 🟢 Cost of Living Compared to State Average | 33.6%⬇️ |
| 🏡 Median Home Price | $384,573 |
| 💲 Median Rent | $2,000 |
| 🏞️ Known For | International Agri-Center |
Visalia is one of the cheapest place to rent in California with an average home rent of $2,000. It also offers affordable transportation, which is 5.7% lower than the state average.
California Dairies and Family HealthCare Network are tow top employers in the city. Apart from this, the city is known for agricultural production and diverse green space. Moreover, Visalia is also home to Tulare County Museum of Farm Labor and Agriculture.
»Homes for Sale in Visalia, CA:Find homes in cities of California.
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The Bottom Line
The cost of living in California is 38% higher than the national average. It is also home to some of the most expensive cities in America. However, if you want to shift to California, you can find affordable housing in cities like Fresno, Bakersfield, and Visalia.
Cities like Stockton and Sacramento have a slightly expensive cost of living but provide a better job market. Before relocating, do your research and find the lowest cost of living in California that suits your needs.
» Free Home Value Estimator: Get an estimate of property values with California’s most accurate home value estimator.
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» Best Rental Websites in America: Can’t find your dream home within your budget? Explore thousands of listings on the nation’s top rental websites.
Find Affordable Housing in California With Houzeo
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Research Methodology
We’ve created this list by considering factors such as cost of living, median home price, and rental price range. We have also accounted for the population, median household income, poverty rate, and unemployment rate in these cities.
To compile this list of the cheapest areas to live in California, we have drawn data from the Economic Research Institute,World Population Review, Rent Cafe, and Zillow.
Frequently Asked Questions
What is the cheapest place to live in California?
The cheapest place to live in California is Fresno. It offers an affordable cost of living 21% lower than the state average.
» 10 Cheapest Places to Live in California: Find out the other cheapest places to live in California!
Where is the best place to live in California?
Thebest place to live in Californiais Sacramento, followed by Fresno, San Diego, Long Beach, San Francisco, Los Angeles, and Anaheim.
Is California the cheapest place to live in?
No, it is not. The average California home value is $786,938. However, you can find places in California to live for cheap in cities such asBakersfield,Chico, andClovis.
- California
- Cheapest Places to Live in
