California dreamin’ without the sky-high costs? It’s possible! 76.7% of homes in the Golden State are selling at or below the list price. Chico is a hotspot for young professionals, with job growth at 33% and home prices 32.9% below the state median. But that’s not all!
Families thrive in Bakersfield, where food costs 7% less and top schools thrive. Retirees love Porterville, with 15% lower healthcare costs and scenic spots at Sequoia National. So, don’t break the bank, explore the 10 cheapest places to live in California!
👉 California Homes for Sale: Find your dream home in the cheapest places to live in CA!
What Are the Cheapest Places to Live in California?
| 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. Stockton | $441,009 | $1,995 | 16.8% lower ⬇️ | $71,612 | 319,543 |
| 4. Chico | $458,693 | $1,650 | 26.4% lower ⬇️ | $65,932 | 101,301 |
| 5. Eureka | $418,081 | $1,600 | 28% lower ⬇️ | $51,971 | 25,734 |
| 6. Clovis | $511,736 | $2,400 | 30.8% lower ⬇️ | $98,554 | 125,826 |
| 7. Porterville | $317,272 | $1,595 | 0.4% lower ⬇️ | $55,785 | 62,876 |
| 8. Tulare | $340,290 | $1,850 | 0.4% lower ⬇️ | $65,933 | 71,092 |
| 9. Visalia | $385,163 | $1,895 | 0.4% lower ⬇️ | $75,658 | 144,998 |
| 10. Sacramento | $479,880 | $1,995 | 27.2% higher ⬆️ | $78,954 | 526,384 |
*These cities are ranked based on our research methodology.
We have divided the top 10 most affordable places to live in California into 3 categories: for single families, for young professionals, and for retirees. Cities are evaluated based on median household income, median home price, median house rent, and population.
3 Cheapest Places to Live In California for Families 🧑🏻🧑🏿🧒🏽
1. Fresno
- Median House Rent: $1,900
- Median Home Value: $382,370
- Cost of Living: 30.8% cheaper than the state average.
Fresno gives families space to grow without high costs. The city has 80 parks, 300 sunny days, and 101 schools under Fresno Unified School District. Deloitte and The Kraft Heinz Company offer jobs, while food costs stay 8% lower than the state average.
On weekends, you can visit the Fresno Chaffee Zoo, wander through Forestiere Underground Gardens, and score the freshest produce at farmers’ markets. And the legendary tacos and classic California eats in Fresno won’t drain your wallet.
» Fresno Homes for Sale: Find your dream home in the cheapest city to live in California.
2. Bakersfield
- Median House Rent: $1,975
- Median Home Value: $388,567
- Cost of Living: 20% cheaper than the state average.
Bakersfield keeps costs low with food prices 7% below the state average. The city’s economy thrives on agriculture, with Frito-Lay and energy companies driving job growth. That means you and your family can save more while enjoying a great quality of life.
Schools like Stockdale High and Frontier High make education stress-free. On weekends, head to CALM Zoo, unwind with Kern River picnics, or dig into Basque feasts that hit the spot. Bakersfield blends small-town charm with just the right touch of city perks.
» Bakersfield Homes for Sale: Browse property listings in one of the cheapest towns to live in California.
3. Stockton
- Median House Rent: $1,995
- Median Home Value: $437,561
- Cost of Living: 20% cheaper than the state average.
Stockton keeps life easy and budgets happy. Transportation costs sit 6% lower than the state average, so commutes hurt less. With 54 top-rated schools and a tech sector set to grow 32% in 2025, families can land solid jobs and strong education.
Weekends mean family fun at the Children’s Museum of Stockton or Oak Grove Regional Park. A quick trip to San Francisco adds big-city excitement without big-city costs. Stockton proves that a great life doesn’t need a Silicon Valley paycheck.
» Stockton Homes for Sale: Browse through thousands of properties in one of the most affordable towns in California.
3 Cheapest Places to Live In the US for Young Adults👨🏻💻
1. Chico
- Median House Rent: $1,650
- Median Home Value: $458,693
- Cost of Living: 26.4% cheaper than the state average.
Chico thrives on energy, with California State University driving its youthful vibe. Enloe Medical Center, and Enloe Homecare & Hospice SVC lead the job market. Home prices sit 40% below the California average, which makes Chico a top pick for young professionals.
The adventure doesn’t slow down after work. Bidwell Park offers miles of trails. Downtown serves up live music, breweries, and coffee shops that fuel late-night study sessions. If you want affordability with a buzzing social scene, Chico is calling your name.
» Chico Homes for Sale: Find a home in one of the least expensive places to live in California.
2. Eureka
- Median House Rent: $1,600
- Median Home Value: $418,081
- Cost of Living: 28% cheaper than the state average.
Eureka delivers coastal vibes without the hefty price tag. Utility costs sit 20% lower than the national average. Plus, the job market is set to grow 18%, with Pacific Choice Seafood, CVS Health, and FedEx offering solid career options.
Adventure comes easy in Eureka. Redwood National Park provides endless trails. You can go fishing, kayaking and bird-watching at Humboldt Bay. For those chasing affordability and ocean air, Eureka stands out.
» Eureka Homes for Sale: Browse properties in one of the most affordable places to live in California.
3. Clovis
- Median House Rent: $2,400
- Median Home Value: $508,370
- Cost of Living: 30.8% cheaper than the state average.
Clovis is an under-the-radar gem for young professionals. Job growth is set at 30.54%, with solid careers at Clovis Unified School District and Plains Regional Medical Center. Home prices sit 32.9% below the state median, so savings come easy.
Weekends offer quick escapes. Millerton Lake, Lost Lake Park, and Shaver Lake bring nature to you. The city is always lively, with farmers’ markets, music festivals, and exciting downtown. Clovis blends work and play perfectly.
» Clovis Homes for Sale: Find a home in one of the most inexpensive places to live in California.
4 Cheapest Places to Live In California for Retirees 🏖️
1. Porterville
- Median House Rent: $1,595
- Median Home Value: $317,272
- Cost of Living: 33.6% cheaper than the state average.
Porterville offers retirees a budget-friendly escape, with healthcare costs 15% below the state average. With a slower pace and the Sierra Nevada as a scenic backdrop, it’s the perfect place to unwind. The city brings small-town charm without giving up essential conveniences.
There’s always something to do. Stroll through Murry Park, explore Sequoia National Forest, or visit the Eagle Mountain Casino for a little fun. Fresh finds at the farmers’ market make healthy living easier. Porterville makes retirement feel like a vacation.
» Porterville Homes for Sale: Get yourself a home in one of the best and most affordable places to live in California.
2. Tulare
- Median House Rent: $1,850
- Median Home Value: $340,290
- Cost of Living: 33.6% cheaper than the state average.
Tulare gives retirees the best of both worlds—small-town peace with big-city convenience. The Tulare Regional Medical Center provides top-rated healthcare. Plus, community events, local diners, and friendly neighbors can keep your social life active.
Why not visit the Tulare Historical Museum, take a scenic drive through Blossom Trail, or explore the World Ag Expo? With sunny weather year-round and plenty of local charm, Tulare proves you don’t have to leave California to retire comfortably.
» Tulare Homes for Sale: Search homes in one of the cheapest cities to live in California.
3. Visalia
- Median House Rent: $1,895
- Median Home Value: $385,163
- Cost of Living: 33.5% cheaper than the state average.
Visalia offers charm, affordability, and a stress-free lifestyle. Healthcare costs are 10% lower than the U.S. median, which keeps your expenses manageable. Plus, transportation costs are 5% below the national average, so you save on your commute!
See a show at the Visalia Fox Theatre or take a walk through Mooney Grove Park. When your grandkids visit, take them to ImagineU Children’s Museum for a fun day out. Scenic drives to Sequoia National Park make life at Visalia that much more enjoyable.
» Homes for Sale in Visalia: Find homes in one of the affordable cities to live in California.
4. Sacramento
- Median House Rent: $1,995
- Median Home Value: $479,880
- Cost of Living: 15.1% cheaper than the state average.
Sacramento isn’t just California’s capital—it’s a retiree’s hidden gem. UC Davis Medical Center ranks as the best in the state, and ensures top healthcare. With utility costs 10% below the national average, daily expenses are easier to manage.
Stroll along the Sacramento River, visit the Crocker Art Museum, or unwind at a local winery. Farmers’ markets offer fresh produce, and Old Sacramento brings a touch of nostalgia. Retirement here means comfort, culture, and endless discoveries.
» Sacramento Homes for Sale: Get yourself a home in one of the best and most affordable places to live in California.
So, Where Is the Cheapest Place to Live in California?
If you want to move to the Golden State, you will find houses for sale in California under 350K in cities like Fresno, Bakersfield, and Porterville. They also offer stable employment and a low cost of living compared to other California cities.
Cities like Clovis and Chico are slightly expensive but provide better job opportunities. Research home prices and living costs before you make an investment. Also, get a mortgage pre-approval to stand out from the competition before buying a house in California.
📢 Browse Cheap Homes for Sale in California
Here are a few options of cheap houses for sale in CA:
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Research Methodology for Cheapest Places to Live in California
This study ranks cities using a weighted average scoring model based on four parameters. We’ve linked the resources used in our study of the cheapest places to live in the Golden State:
- Zillow[1]: Median House Price, Rental Price
- RentCafe[2] : Cost of Living
- U.S. Census Bureau[3]: Median Household Income
- World Population Review[4]: Population
Frequently Asked Questions
What is the least expensive place to live in California?
The cheapest place to live in California is Fresno. The city's cost of living is 30.8% 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?
Roseville is among the best places to live in California, along with Orange, Visalia, Simi Valley, Elk Grove, and Sacramento.
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.
What are the living expenses in California?
The living expenses in California are 56% higher than the national average. However, cities like Fresno, Eureka and Porterville offer the most affordable homes in California.
