Nevada attracts Americans from all over. And there are good reasons why: cheaper houses, zero income tax, and affordable cost of living. You can’t go wrong with the Silver State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $400,000. Ely’s cost of living is 20.7% lower than the national average, and Elko is 9.1% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Yerington’s friendly community and peaceful environment, with homes averaging a nominal $297K. Meanwhile, Winnemucca offers a booming job market in education, healthcare, and technology, with median home prices at just $317,041.
Cheapest Places to Live in Nevada in 2025
Here’s our ranking of the most affordable places to live in Nevada. 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. Carlin | $184,674 | $650 | 9.1% lower ⬇️ | $72,734 | 1,990 |
| 2. Ely | $195,208 | $1,900 | 20.7% lower ⬇️ | $64,347 | 3,907 |
| 3. West Wendover | $276,060 | $399 | 2.9% lower ⬇️ | $54,075 | 4,499 |
| 4. Yerington | $297,410 | $1,100 | 6% lower ⬇️ | $37,438 | 3,194 |
| 5. Winnemucca | $317,041 | $1,200 | 3.6% lower ⬇️ | $78,16 | 8,261 |
| 6. Elko | $339,825 | $1,475 | 9.1% lower ⬇️ | $80,148 | 20,785 |
| 7. Pahrump | $346,192 | $1,550 | 6.5% lower ⬇️ | $53,743 | 44,711 |
| 8. North Las Vegas | $405,968 | $2,000 | 3% lower ⬇️ | $71,774 | 284,771 |
| 9. Paradise | $394,883 | - | 3% lower ⬇️ | $55,224 | 189,733 |
| 10. Fernley | $384,807 | $1,865 | 9% lower ⬇️ | $84,025 | 24,744 |
10 Cheapest Places to Live in Nevada
Here’s our list of 10 cities that offer affordable living options in the Silver State:
#1 Carlin
- Median house rent is $650 | Rental prices range between $650 and $825.
- Median home value of Carlin is $184,674.
- Cost of living in Carlin is 9.1% cheaper than the national average.
Carlin is an affordable place to live in Nevada, with housing costs 13% lower than the national average. The city is known as the gateway to the world’s largest gold mines. Mining is a major occupation, with the presence of major companies like Sunrise Adventure Trek P. Ltd and Newmont Mining Corporation.
» Carlin Homes for Sale: Find your dream houses in one of the cheap cities in Nevada.
#2 Ely
- Median house rent is $1,900.
- Median home value of Ely is $195,208.
- Cost of living in Ely is 20.7% cheaper than the national average.
- 1 Popular Zip in Ely, NV: 89301
Ely offers affordable transportation at 24.6% lower than the national average. Fishing, hiking, stargazing, and guided tours are popular outdoor activities. The landscape is also dotted by a diverse range of flora and fauna. It is also home to major employers such as the Native American Services Corp. and Mt. Wheeler Power for job seekers.
» Ely Homes for Sale: Browse thousands of property listings in one of the best cities to live in Nevada.
#3 West Wendover
- Median house rent is $399 | Rental prices range between $399 and $499.
- Median home value of West Wendover is $276,060.
- Cost of living in West Wendover is 2.9% cheaper than the national average.
West Wendover is known as the ‘Gateway to the Great Salt Lake Desert’. Utilities cost 7.2% lower than the national average, while housing is 8.4% lower. One of the most affordable cities in Nevada, it offers range of gaming, entertainment, and outdoor experiences.
» West Wendover Homes for Sale: Browse thousands of property listings in one of the best cities to live in Nevada.
#4 Yerington
- Median house rent is $1,100 | Rental prices range between $800 and $1,700.
- Median home value of Yerington is $297,410.
- Cost of living in Yerington is 6% cheaper than the national average.
Yerington offers budget-friendly healthcare, which is 5% below the national average. It is also renowned for its picturesque view of the Mason Valley and the Walker river. Rated B- in terms of safety and crimes, it is home to top employers like Lyon County District Office, and Peri & Sons Farms for job seekers.
» Yerington Homes for Sale: Browse thousands of property listings in one of the most affordable places to retire in Nevada.
Try Nevada’s #1 Mortgage Calculator to see how much house you can afford. Get an instant amortization schedule and a detailed cost breakdown for free💲.
#5 Winnemucca
- Median house rent is $1,200 | Rental prices range between $730 and $1,985.
- Median home value of Winnemucca is $317,041.
- Cost of living in Winnemucca is 3.6% cheaper than the national average.
Winnemucca stands as one of the most affordable cities to live in Nevada. Groceries and utilities are 1.4% and 7.5% lower than the national average respectively. The presence of major employers like Hycroft Mining Corporation and Humboldt General Hospital also makes the city attractive to job seekers.
» Winnemucca Homes for Sale: Get yourself a home in one of the cheapest cities to live in Nevada.
#6 Elko
- Median house rent is $1,475 | Rental prices range between $848 and $2,900.
- Median home value of Elko is $339,825.
- Cost of living in Elko is 9.1% cheaper than the national average.
- 1 Popular Zip in Elko, NV: 89801
The house rent in Elko ranges between $848 – $2,900. With an average household income of $85,000, you can comfortably live in this city. It offers wonderful Basque food, and is also home to major firms like the Liebherr Group and Ram Enterprise, Inc., which offer ample employment opportunities.
» Elko Homes for Sale: Find a home in one of the cheapest city to live in Nevada.
#7 Pahrump
- Median house rent is $1,550 | Rental prices range between $575 and $5,100.
- Median home value of Pahrump is $346,192.
- Cost of living in Pahrump is 6.5% cheaper than the national average.
- 3 Popular Zips in Pahrump, NV: 89048 | 89060 | 89061
Pahrump’s monthly expenditure on food for an individual amounts to a budget-friendly $537. Located 60 miles away from Las Vegas, urban amenities are easily accessible to residents. The Valley Electric Association and Nye Communities Coalition offer jobs in the manufacturing and healthcare sectors.
» Pahrump Homes for Sale: Find cheap houses in Nevada.
#8 North Las Vegas
- Median house rent is $2,000 | Rental prices range between $725 and $6,000.
- Median home value of North Las Vegas is $405,968.
- Cost of living in North Las Vegas is 3% cheaper than the national average.
- 3 Popular Zips in North Las Vegas, NV: 89031 | 89084 | 89081
The cost of living in North Las Vegas is 3% lower than the national average, with the average rent for a 2-bed home being $1,584. It has excellent public transportation, and several options for dining, entertainment, and shopping. Real Property Services Corp and Desert Plastering are two prominent firms in the area.
» North Las Vegas Homes for Sale: Search cheap homes in Nevada.
#9 Paradise
- Median home value of Paradise is $394,883.
- Cost of living in Paradise is 3% cheaper than the national average.
Paradise’s housing costs are 3% lower than the national average. Situated close to Las Vegas, it offers a vibrant culture and a range of entertainment options. The Mount Rainier National Park and Narada Falls are also easily accessible. The Siegel Group and Affinity Gaming Finance Corp are major employers.
» Paradise Homes for Sale: Find homes in one of the most inexpensive places to live in Nevada.
#10 Fernley
- Median house rent is $1,865 | Rental prices range between $995 and $2,900.
- Median home value of Fernley is $384,807.
- Cost of living in Fernley is 9% cheaper than the national average.
Fernley is a highly affordable town, with transportation costs 4.8% lower than the national average. Rmax Operating, LLC, and Empower U are two top firms that offer employment to local residents. Utilities and groceries are also cost less than the national average. These factors combined make the city a cheap place to live in Nevada.
» Fernley Homes for Sale: Find cheap places in Nevada to live.
So, Where Is the Cheapest Place to Live in Nevada?
If you want to move to Nevada, you will find cheap houses for sale in Nevada under 200K in cities like Ely, Carlin, and Elko. They also offer stable job opportunities, and a low cost of living which is more affordable than other Nevada cities.
Cities like Yerington and North Las Vegas 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 Nevada.
Get a Home Loan in Nevada🏡
Select Your Loan Type
-
New Home Purchase
-
Mortgage Refinance
-
Cash-out Refinance
📢 Check Out Budget-Friendly Homes for Sale in Nevada
Here are a few options of cheap houses for sale in NV.
» 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 an Affordable House With Houzeo
With thousands of property listings, Houzeo.com is one of the biggest property listing sites in the US. Find condos, townhouses, co-ops, and other types of tiny homes for sale in Nevada on Houzeo.
» Need More Clarity? Read these exclusive Houzeo reviews and learn why the platform is the best in America’s competitive housing market.
Research Methodology
To rank the top cities in Nevada, 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 Nevada?
The cheapest place to live in NV is Carlin. It offers affordable transportation, which is 3.7% lower than the national average.
» 10 Cheapest Places to Live in Nevada: Find out the other cheapest places to live in Nevada.
Is Nevada expensive to live in?
yes, it is. The median home value is $441,637. 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.
Where is the best place to live in Nevada?
The best place to live in Nevada is Boulder City, followed by Reno, Sparks, Las Vegas, Henderson, Carson City, Mesquite, Spring Valley, Paradise and Elko.
Which Nevada city has the lowest cost of living?
Ely has the lowest cost of living, which is 20.7% and 27.7% lower than the national and state average, respectively.
