California attracts Americans from all over. And there’s a good reason why: excellent healthcare, tax benefits, and cheaper rentals. You can’t go wrong with the Golden State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $500,000. Porterville’s cost of living is 33.6% lower than the national average, and Tulare is 33.6% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Fresno’s friendly community and peaceful environment, with homes averaging a nominal $382K. Meanwhile, Stockton offers a booming job market in education, healthcare, and technology, with median home prices at just $441,009.
Cheapest Places to Live in California in 2024
Here’s our ranking of the inexpensive cities to live in california. We’ve considered the average household income, median list price, median house rent, and the population of the cities.
| City | Median Home Value | Median House Rent | Cost of Living Compared to National Average | Median Household Income | Population |
|---|---|---|---|---|---|
| 1. Fresno | $382,370 | $1,900 | 21% lower ⬇️ | $63,001 | 545,716 |
| 2. Bakersfield | $388,567 | $1,975 | 20% lower ⬇️ | $73,827 | 413,381 |
| 3. Chico | $458,693 | $1,650 | 26.4% lower ⬇️ | $65,932 | 101,301 |
| 4. Eureka | $418,081 | $1,600 | 28% lower ⬇️ | $51,971 | 25,734 |
| 5. Stockton | $441,009 | $1,995 | 16.8% lower ⬇️ | $71,612 | 319,543 |
| 6. Clovis | $511,736 | $2,400 | 30.8% lower ⬇️ | $98,554 | 125,826 |
| 7. Sacramento | $479,880 | $1,995 | 27.2% higher ⬆️ | $78,954 | 526,384 |
| 8. Porterville | $317,272 | $1,595 | 0.4% lower ⬇️ | $55,785 | 62,876 |
| 9. Tulare | $340,290 | $1,850 | 0.4% lower ⬇️ | $65,933 | 71,092 |
| 10. Visalia | $385,163 | $1,895 | 0.4% lower ⬇️ | $75,658 | 144,998 |
10 Cheapest Places to Live in California
Here’s our list of 10 cities that offer affordable living options in the Golden State:
#1 Fresno: $382,370
Fresno is one of the cheapest California cities to live in.
- Median house rent is $1,900 | Rental prices range between $753 and $11,958.
- Median home value of Fresno is $382,370.
- Cost of living in Fresno is 21% cheaper than the state average.
- 3 popular zips in Fresno, CA: 93722 | 93727 | 93711
Since 2020, Fresno has seen a population growth of 0.74% driven by its low cost of living. Fresno stands out as an attractive spot with beautiful gardens and parks. Also, the city is home to several employers like Deloitte, JCPenney, and The Kraft Heinz Company, contributing to its stable economy.
» Fresno Homes for Sale: Find your dream home in major cities in California.
#2 Bakersfield: $388,567
Bakersfield is one of the cheap places to live in California.
- Median house rent is $1,975 | Rental prices range between $600 and $8,000.
- Median home value of Bakersfield is $388,567.
- Cost of living in Bakersfield is 20% cheaper than the state average.
- 3 popular zips in Bakersfield, CA: 93308 | 93307 | 93306
Bakersfield offers affordable healthcare 13% lower than the state average. This Central Valley hub is also known for its booming agricultural industry and unique Basque culinary scene. The city is home to major companies like Aera Energy and Ticor Title that offer jobs in this area.
» Bakersfield Homes for Sale: Browse property listings in the cheapest towns to live in California.
#3 Chico: $458,693
Chico is one of the most inexpensive places in California to live.
- Median house rent is $1,650 | Rental prices range between $387 and $7,625.
- Median home value of Chico is $458,693.
- Cost of living in Chico is 26.4% cheaper than the state average.
- 3 popular zips in Chico, CA: 95928 | 95973 | 95926
Chico is one of the most affordable places to live in California, with a cost of living that is 26.4% lower than the state average. It is also home to several notable companies, such as 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: $418,081
Eureka is one of the least expensive places to live in California.
- Median house rent is $1,600 | Rental prices range between $650 and $6,000.
- Median home value of Eureka is $418,081.
- Cost of living in Eureka is 28% cheaper than the California average.
- 2 popular zips in Eureka, CA: 95503 | 95501
Eureka offers budget-friendly housing with an average rent of $1,600. The city also boasts a thriving fishing industry with major employer like Pacific Choice Seafood. 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: $441,009
Stockton is one of the cheap cities to live in California.
- Median house rent is $1,995 | Rental prices range between $525 and $8,450.
- Median home value of Stockton is $441,009.
- Cost of living in Stockton is 16.8% cheaper than the state average.
- 3 popular zips in Stockton, CA: 95206 | 95204 | 95207
Also known as “Brick City,” Stockton is just 50 miles from Sacramento and around 90 miles from San Francisco. Housing prices are also 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. You can get an estimate of property values with a free home worth estimator.
» Stockton Homes for Sale: Browse through thousands of properties in the Brick City.
#6 Clovis: $511,736
Clovis is one of the inexpensive places to live in CA
- Median house rent is $2,400 | Rental prices range between $750 and $6,950.
- Median home value of Clovis is $511,736.
- Cost of living in Clovis is 30.8% cheaper than the state average.
- 3 popular zips in Clovis, CA: 93619 | 93611 | 93612
With an average household income of $123,212, you can comfortably live in Clovis. A low cost of living and affordable housing has led to a population growth of 5.58% since 2020. Clovis’ proximity to Yosemite National Park and Sequoia National Park makes it an ideal location for nature lovers.
» Clovis Homes for Sale: Find a home in one of the inexpensive places to live in California.
#7 Sacramento: $479,880
Sacramento is a cheap city to live in CA.
- Median house rent is $1,995| Rental prices range between $495 and $9,200.
- Median home value of Sacramento is $479,880.
- Cost of living in Sacramento is 15.1% cheaper than the CA average.
- 3 popular zips in Sacramento, CA: 95838 | 95691 | 95815
Sacramento is one of the best places to live in California, with a monthly cost of food and utilities 7% lower than the state average. It is also a hub for technology businesses and economic growth. The city is home to major companies such as Amazon, Intel, and Aerojet.
» Sacramento Homes for Sale: Get yourself a home in one of the best and most affordable places to live in California.
#8 Porterville: $317,272
Porterville is a cheap city to live in CA.
- Median house rent is $1,595 | Rental prices range between $850 and $2,550.
- Median home value of Porterville is $317,272.
- Cost of living in Porterville is 33.6% cheaper than the California average.
- 2 popular zips in Porterville, CA: 93257 | 93270
Porterville is one of the cheapest cities to live in California with 33.6% lower cost of living compared to the 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.
» Porterville Homes for Sale: Get yourself a home in one of the best and most affordable places to live in California.
#9 Tulare: $340,290
Tulare is one of the cheapest places to live in California for young adults.
- Median house rent is $1,850 | Rental prices range between $975 and $3,495.
- Median home value of Tulare is $340,290.
- Cost of living in Tulare is 33.6% cheaper than the national average.
- 2 popular zips in Tulare, CA: 93274 | 93272
Tulare’s cost of living is 0.4% lower than the national average. Housing is also very affordable at rent averaging $1,850. The city is also close to major cities like Fresno. Apart from this, Tulare has a youthful population and a decent school system which is best suited for families.
» Tulare Homes for Sale: Search homes in cheapest city to live in California.
#10 Visalia: $385,163
Visalia is the cheapest city to live in California.
- Median house rent is $1,895 | Rental prices range between $1,300 and $8,500.
- Median home value of Visalia is $385,163.
- Cost of living in Visalia is 33.6% cheaper than the national average.
- 2 popular zips in Visalia, CA: 93291 | 93277 | 93292
Visalia is one of the cheap areas to live in California with an average home rent of $1,895. It also offers affordable transportation, which is 5.7% lower than the national average.
California Dairies and Family HealthCare Network are tow top employers in the city. Moreover, Visalia is also home to Tulare County Museum of Farm Labor and Agriculture.
» Homes for Sale in Visalia, CA: Find homes in affordable cities to live in California.
So, Where Is the Cheapest Place to Live in California?
If you want to move to California, you will find cheap houses for sale in California under 350K in cities like Fresno, Bakersfield, and Porterville. They also offer stable job opportunities, and a low cost of living which is more affordable than other California cities.
Cities like Clovis and Chico are slightly expensive but provide better job opportunities. You must research the home prices and living costs. Also, getting a mortgage pre-approval helps you stand out in the competition before buying a house in California.
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Research Methodology
To rank the top cities in California, we analyzed the northern, central, and southern 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]
- Median Rent: Zillow [3]
- Cost of Living: Rent Cafe [4]
Frequently Asked Questions
What is the least expensive place to live in California?
The cheapest place to live in California is Fresno. It offers an affordable healthcare 8% 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?
The best place to live in California is 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 median home value is $773,363. 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.
Which California city has the lowest cost of living?
Fresno has the lowest cost of living, which is 21% lower than the state average, respectively.
