Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $300,000. Brownsville’s cost of living is 25.1% lower than the national average, and Fort Smith is 23.4% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Fort Wayne’s friendly community and peaceful environment, with homes averaging a nominal $232K. Meanwhile, Conway offers a booming job market in education, healthcare, and technology, with median home prices at just $241,673.
Cheapest Places to Live in the United States in 2024
Here’s our ranking of the most affordable places to live in the US. We’ve considered the average household income, median list price, median house rent, and the population of the cities.
| City | Median Household Income | Median Home Value | Population | Unemployment Rate | Poverty Rate |
|---|---|---|---|---|---|
| Rockford | $50,744 | $161,160 | 146,713 | 5.2% | 22.2% |
| Memphis | $48,090 | $150,672 | 621,056 | 4.9% | 23.6% |
| Fort Smith | $50,799 | $181,188 | 89,992 | 3.4% | 18.9% |
| Brownsville | $46,735 | $186,079 | 189,382 | 4.7% | 26.1% |
| Wichita | $60,712 | $202,303 | 396,192 | 2.5% | 15.5% |
| Decatur | $55,164 | $217,943 | 57,922 | 1.9% | 4.85% |
| McAllen | $56,326 | $223,991 | 144,579 | 5.9% | 21.0% |
| Fort Wayne | $58,233 | $234,244 | 269,994 | 6.1% | 15.16% |
| Springfield | $43,450 | $235,264 | 170,188 | 4.2% | 20.32% |
| Conway | $54,036 | $242,403 | 69,580 | 3.2% | 20.9% |
10 Cheapest Places to Live in USA
Here’s our list of 10 cities that offer affordable living options in the United States:
#1 Rockford, Illinois: $160,500
Rockford is one of the cheapest places in Illinois.
- Median house rent is $1,065| Rental prices range between $220 and $6,900.
- Median home value of Rockford is $160,500.
- Cost of living in Rockford is 21% cheaper than the national average.
- 3 popular zips in Rockford, IL: 61107 | 61104 | 61103
Rockford is one of the cheapest place to live in the US. The transportation costs are 17.5% lower than the national average. Moreover, the city has a livability score of 61. You can buy an affordable house in Rockford. Also, get an estimate of your property with a free home value estimator.
» Rockford Homes for Sale: Find your dream home in the cheapest cities to live in America.
#2 Memphis, Tennessee: $148,884
Memphis is one of the cheapest places in Tennessee.
- Median house rent is $1,325 | Rental prices range between $450 and $14,950.
- Median home value of Memphis is $148,884.
- Cost of living in Memphis is 14.2% cheaper than the national average.
- 3 popular zips in Memphis, TN: 38109 | 38107 | 38108
Memphis is one of the most affordable US cities with healthcare costs of 3.2% below the national average. This city offers a rich cultural experience. Additionally, the city has major employers like Wunderlich Securities and Baker Donelson for job seekers.
» Memphis Homes for Sale: Browse thousands of property listings in one of the cheapest place to live in America.
3. Fort Smith, Arkansas: $180,352
Fort Smith is one of the cheapest places in Arkansas.
- Median house rent is $1,095 | Rental prices range between $495 and $3,200.
- Median home value of Fort Smith is $180,352.
- Cost of living in Fort Smith is 23.4% cheaper than the national average.
- 3 popular zips in Fort Smith, AR: 72916 | 72903 | 72901
Fort Smith has a rich history and offers outdoor adventures for its residents. You can also enjoy sunset views from the Ferris wheel or explore parks like Creekmore. The city is known for its thriving technology sector, ABB Motors and Drives US is one of the leading firms in the area.
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#4 Brownsville, Texas: $186,700
Brownsville is one of the cheapest cities in Texas.
- Median house rent is $1,600 | Rental prices range between $550 and $30,000.
- Median home value of Brownsville is $186,700.
- Cost of living in Brownsville is 25.1% cheaper than the national average.
- 3 popular zips in Brownsville, TX: 78521 | 78520 | 78526
A low cost of living and affordable housing has led to a population growth of 1.73% since 2020. Beyond affordability, Brownsville boasts a warm climate year-round, ideal for those seeking a tropical vibe. It’s even nicknamed “The Sunset Capital of the World.”
» Brownsville Homes for Sale: Find your dream home in the most inexpensive cities to live.
#5 Wichita, Kansas: $199,848
Wichita is one of the cheapest places in Kansas.
- Median house rent is $1,200 | Rental prices range between $395 and $4,400.
- Median home value of Wichita is $199,848.
- Cost of living in Wichita is 17.2% cheaper than the national average.
- 2 popular zips in Wichita, KS: 67052 | 67207
Wichita has a low monthly average cost of living which is $1,774. The city is also known as the “Air Capital of the World.” Home to Wichita State University, the city contributes significantly to education and research.
» Wichita Homes for Sale: Find your dream home in the most inexpensive cities to live.
#6 Decatur, Alabama: $214,255
Decatur is one of the cheap places in Alabama.
- Median house rent is $1,245 | Rental prices range between $550 and $5,400.
- Median home value of Decatur is $214,255.
- Cost of living in Decatur is 16.9% cheaper than the national average.
- 3 popular zips in Decatur, AL: 35603 | 35601 | 35602
With an average household income of $78,031, Decatur is an affordable place to live. The city also offers Wheeler National Wildlife Refuge for nature enthusiasts. Some of the major employers in Decatur include Daikin America, GEMSTONE, Temple, Inc.
» Decatur Homes for Sale: Find a home in one of the cheapest places to live in Alabama.
#7 McAllen, Texas: $223,755
McAllen is one of the cheapest cities in Texas.
- Median house rent is $1,300 | Rental prices range between $500 and $4,000.
- Median home value of McAllen is $223,755.
- Cost of living in McAllen is 23.5% cheaper than the national average.
- 3 popular zips in McAllen, TX: 78504 | 78501 | 78573
McAllen is one of the best places to live in Texas, with transportation being 13.8% lower than the US average. Known as a shopping destination, McAllen is home to La Plaza Mall. It is one of the largest shopping malls in Texas and is a major employer in the area.
» McAllen Homes for Sale: Get yourself a home in one of the cheap places to live in the US.
#8 Fort Wayne, Indiana: $232,179
Fort Wayne is one of the cheapest city in Indiana.
- Median house rent is $1,100 | Rental prices range between $224 and $3,700.
- Median home value of Fort Wayne is $232,179.
- Cost of living in Fort Wayne is 18% cheaper than the national average.
- 3 popular zips in Fort Wayne, IN: 46814 | 46818 | 46825
Healthcare expenses in Fort Wayne are around 4% lower than the national average. With housing also being cheaper than the national average of 361K, Fort Wayne is a great place for retirees to have relaxed and simple life.
» Fort Wayne Homes for sale: Find homes in one of the cheapest cities to live in the USA.
#9 Springfield, Missouri: $233,001
Springfield is an affordable city to live in Missouri.
- Median house rent is $1,195 | Rental prices range between $500 and $57,780.
- Median home value of Springfield is $233,001.
- Cost of living in Springfield is 16.1% cheaper than the national average.
- 2 popular zips in Springfield, MO: 65802 | 65810
Springfield offers housing costs that are significantly 41.2% lower than the national average. The city is also a hub for employment with top employers such as CoxHealth and Prime. Springfield is known for a spot called Mizumoto Japanese Stroll Garden, which attracts tourists as well.
» Springfield Homes for Sale: Find affordable and cheapest cities to live in the US.
#10 Conway, Arkansas: $241,673
Conway is an affordable city to live in AR.
- Median house rent is $1,421 | Rental prices range between $550 and $2,750.
- Median home value of Conway is $241,673.
- Cost of living in Conway is 18.1% cheaper than the national average.
- 2 popular zips in Conway, AR: 72032 | 72034
Conway is one of the fastest-growing cities in Arkansas with 10.84% growth since 2020. It offers a vibrant job market with opportunities in various sectors, including healthcare, education, and technology. Major employers include Hewlett-Packard and Conway Regional Health System.
» Conway Homes for Sale: Get yourself a home in one of the cheap and best places to live in the USA.
Cheapest Places to Live Near You
| Region | Cheapest Places to Live Near Me |
|---|---|
| Northeast | Connecticut | Maine | Massachusetts | New Hampshire | New Jersey | New York | Pennsylvania | Rhode Island | Vermont | |
| Midwest | Illinois | Indiana | Iowa | Kansas | Michigan | Minnesota | Missouri | Nebraska | North Carolina | Ohio | South Dakota | Wisconsin |
| South | Alabama | Arkansas | Delaware | Florida | Georgia | Kentucky | Louisiana | Maryland | North Carolina | Oklahoma | South Carolina | Tennessee | Texas | Virginia | District of Columbia | West Virginia |
| West | Alaska | Arizona | California | Colorado | Hawaii | Idaho | Montana | Nevada | New Mexico | Oregon | Utah | Washington State | Wyoming |
So, Where Is the Cheapest Place to Live in the US?
If you want to move to the United States, you will find cheap homes in cities like Memphis, TN, and Rockford, IL and Fort Smith, AR. They also offer stable job opportunities, and the cost of living is more affordable.
Cities like Conway, AR and Springfield, MO are slightly expensive but provide better job opportunities. It would help if you researched the home prices and living costs before moving here.
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Research Methodology
To rank the top cities in the US, we analyzed all the 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 the US?
The cheapest place to live in the US is Rockford. It offers affordable transportation, which is 17.5% lower than the national average.
» 10 Cheapest Places to Live in the US: Find out the other cheapest places to live in the US.
Where is the best place to live in the US?
The best place to live in the US is Green Bay, followed by Huntsville, Raleigh, Boulder, Sarasota, Naples, Portland, Austin, Boise and Madison.
Which US city has the lowest cost of living?
Brownsville has the lowest cost of living, which is 25.1% and 20.5% lower than the national and state average, respectively.
