Reporting by Daniella Segura, USA Today Network/Palm Springs Desert Sun
California is often considered one of the nation’s least affordable states.
With its high cost of living, homeownership and renting can be out of reach for some residents. Still, away from the coast, there are communities where Californians can enjoy the state’s sunshine at a lower cost.
In a new report, Houzeo, an online real estate platform, ranked the 10 cheapest places to live in California using three affordability factors: median home value, median rent and overall cost of living.
Here’s what to know about the report.
Cheapest places to live in California, according to report
Most of the cities included in Houzeo’s roundup of the cheapest places to live in California are located in the Central Valley or Sacramento Valley. One outlier is Eureka, which sits along California’s remote North Coast.
Here’s a breakdown of the cheapest places to live in California, according to Houzeo’s report.
No. 1: Porterville
Porterville ranked as the most affordable city on Houzeo’s report, earning an affordability score of 8.7 out of 10. The city’s median home value is $325,000, and median rent is $1,358. Its cost of living is about 12% lower than the California average.
“It offers a quiet, family-friendly lifestyle surrounded by reputable schools and proximity to orchards and views of the Sierra Nevada foothills,” Houzeo says.
No. 2: Fresno
Fresno earned an overall affordability score of 8.5 on Houzeo’s report, ranking as the second-most affordable city in the state. The median home value is $388,567, while the median rent is $1,975. The city’s cost of living is about 22% lower than the state average.
“It offers a relaxed lifestyle with parks such as Woodward Park and Roeding Park, farms, and mountain views like the Pincushion Mountain Trail near Friant,” Houzeo says.
No. 3: Bakersfield
Bakersfield landed as No. 3 on the report, with an affordability score of 8.4. The median home value is $441,009, and the median rent is $1,995. The cost of living is 18% below the state average.
The city boasts a “warm climate, friendly neighborhoods, and outdoor spots like River Walk Park and golf courses,” the report says.
No. 4: Tulare
With an affordability score of 8.4, Tulare ranked No. 4 on the report. The median home value is $458,693, and the median rent is $1,650. The Central Valley city’s cost of living is about 27% below the California average.
“It has a small-town vibe, friendly people, and a strong farming community,” Houzeo says. “The city hosts the World Ag Expo every February, drawing several farmers across the US.”
No. 5: Eureka
Eureka ranked as No. 5 on Houzeo’s report, with an affordability score of 8.3. While the median home value is $418,081, the median rent is $1,600. Cost of living in the city is 21% lower than the state average.
“You’ll enjoy a peaceful lifestyle near redwood forests and beaches — you can enjoy coastal living at a much cheaper cost with many homes for sale in Eureka,” the report says.
No. 6: Visalia
Visalia earned an affordability score of 8.2, ranking No. 6 on Houzeo’s report. The median home value is $511,736, and the median rent is $2,400. The cost of living is 24% below the state average.
“With Sequoia and Kings Canyon National Parks less than an hour away, plus year-round events, local restaurants, and family amenities,” the report says. “Visalia gives you that rare mix of affordable housing with luxurious weekend escapes like the Sequoia County.”
No. 7: Stockton
Stockton ranked as No. 7 on Houzeo’s report, with an affordability score of 7.9. The median home value is $317,272, and the median rent is $1,595. Cost of living in the city is 25% lower than the state average.
“Stockton sits along the San Joaquin River and offers affordable housing with a mix of urban and suburban living,” the report says. “The city has plenty of parks like the Oak-Forest Park and a growing arts scene, plus it’s just an hour’s drive from Sacramento and the Bay Area.”
No. 8: Chico
With an affordability score of 7.4, Chico ranked as No. 8 on Houzeo’s report. The city’s median home value is $340,290, and median rent is $1,850. The cost of living is about 8% below the state average.
“Chico has a charming downtown filled with shops, cafes, and local art. It’s known for Bidwell Park, one of the largest urban parks in the US, offering beautiful walking trails,” according to the report. “The city’s friendly vibe and college-town energy with the presence of California State University makes it a great place for students and families alike.”
No. 9: Sacramento
Sacramento earned an affordability score of 7.3 on the report, ranking it No. 9. The report says the median home value is $385,163, while the median rent is $1,895. The cost of living is 14% lower than the state average.
“The city offers parks and the American River for outdoor recreation, accessible year-round,” Houzeo says. “Affordable homes in Sacramento appeal to both families and first-time buyers seeking budget-friendly city living with nearby nature.”
No. 10: Clovis
With an affordability score of 6.7, Clovis rounded out the top 10 most affordable places to live in California. The median home value is $479,880, and the median rent is $1,995. The city’s cost of living is 11% lower than the state average.
“Clovis offers a classic Central Valley lifestyle with family-friendly neighborhoods with plenty parks,” the report says. “Clovis is branded as the ‘Gateway to the Sierras’ with a quick dive to Yosemite, Kings Canyon, and Sierra National Forest.”
Cheapest California cities for young adults
The report also identified the cheapest California cities for young adults that offer affordable rent, “good jobs, a fun lifestyle and a place where you can grow.”
- San Diego: The city offers a variety of job opportunities in a range of fields including biotech, defense, healthcare, and tech startups. “Additionally, young professionals can also join local community and networking groups like San Diego Young Professionals,” the report says. Rancho Bernardo is the most affordable neighborhood in the city.
- Davis: According to the report, “Davis is home to UC Davis and offers a friendly, bike-focused college-town vibe,” which offers a “strong research scene” and “solid opportunities for young adults.”
- Fresno: “Fresno is considered to be one of the cheapest places to live in the U.S. for young adults,” the report says. It offers career options in an array of fields, including healthcare, education, ag-tech, and logistics.
Three inexpensive California cities for families
Here are three inexpensive California cities for families, according to Houzeo.
- Redding: “Outdoor recreation and pocket-friendly homes for sale in Redding make it one of the cheapest places to live in Northern California,” the report says.
- Visalia: Visalia offers a variety of free community events, low-cost health clinics, and has strong public schools. “These programs, along with affordable houses for sale in Visalia, make the city especially family-friendly,” Houzeo says.
- Chino: “If you’re looking for safe neighborhoods and community playgrounds, houses for sale in Chino are a great fit,” Houzeo says.
Affordable California cities for retirees
The report also included affordable Golden State cities for retirees that have “accessible healthcare and safe communities,” along with a variety of outdoor activities.
- Palm Springs: “Warm weather, golf courses, and active adult communities make Palm Springs a top retirement spot,” Houzeo says. “With an abundance of homes for sale, retirees can enjoy a relaxed lifestyle with great healthcare access.”
- Oceanside: “This quiet coastal city offers beautiful beaches, walkable areas, and strong medical services,” the report says.
- Santa Rosa: “Located in wine country, Santa Rosa provides scenic living, outdoor recreation, and excellent hospitals,” according to Houzeo.
This article originally appeared on Palm Springs Desert Sun.
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