Washington attracts Americans from all over. And there are good reasons why: Tax benefits, low cost of living, and cheaper houses. You can’t go wrong with the Evergreen State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $300,000. Sunnyside’s cost of living is 7.9% lower than the national average, and Moses Lake is 11.8% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Connell’s friendly community and peaceful environment, with homes averaging a nominal $313K. Meanwhile, Yakima offers a booming job market in education, healthcare, and technology, with median home prices at just $344,636.
Cheapest Places to Live in Washington in 2025
| City | Median Home Value | Median House Rent | Cost of Living | Median Household Income | Population |
|---|---|---|---|---|---|
| 1. Sunnyside | $311,297 | $906 | 7.9% lower⬇️ | $49,134 | 16,264 |
| 2. Grandview | $321,680 | $883 | 7.9% lower⬇️ | $61,635 | 11,149 |
| 3. Connell | $313,14 | $990 | 3% lower⬇️ | $59,239 | 4,735 |
| 4. Yakima | $344,636 | $1,375 | 7.9% lower⬇️ | $55,734 | 96,750 |
| 5. Moses Lake | $358,956 | $1,575 | 11.8% lower⬇️ | $66,218 | 26,299 |
| 6. Kelso | $373,173 | $1,215 | 15.9% lower⬇️ | $59,405 | 12,648 |
| 7. Spokane | $383,008 | $1,477 | 15.4% lower⬇️ | $63,316 | 229,447 |
| 8. Pasco | $406,880 | $1,850 | 3% lower⬇️ | $75,316 | 80,038 |
| 9. Cheney | $414,526 | $1,175 | 15.4% lower⬇️ | $45,419 | 12,620 |
| 10. Walla Walla | $407,627 | $1,500 | 6.8% lower⬇️ | $58,179 | 33,339 |
We have divided the top 10 most affordable places to live in Washington into three categories: for families, for young adults, and for retirees. Each city is evaluated based on key components of the Washington real estate market: median home value, median house rent and cost of living.
10 Cheapest Places to Live in Washington State
Here’s our list of 10 cities that offer affordable living options in the Evergreen State:
#1 Sunnyside
- Median house rent is $906 | Rental prices range between $520 and $2,175.
- Median home value of Sunnyside is $311,297.
- Cost of living in Sunnyside is 7.9% cheaper than the national average.
- 3 Popular Zips in Sunnyside, WA: 99208 | 99205 | 99206
Healthcare in Sunnyside costs 13.1% lower than the US median, which makes it ideal for retirees. The city is known for its cheese and scenic views of the Cascade Mountains. It also offers outdoor activities like camping and hiking in the Ahtanum Ridge Natural Area. In terms of jobs, Dairygold is a major local employer.
» Sunnyside Homes for Sale: Find your dream home in one of the least expensive places to live in Washington state.
#2 Grandview
- Median house rent is $883 | Rental prices range between $598 and $2,300.
- Median home value of Grandview is $321,680.
- Cost of living in Grandview is 7.9% cheaper than the national average.
- 3 Popular Zips in Grandview, WA: 99208 | 99205 | 99206
Grandview, one of the cheapest cities in Washington, offers transportation 10.2% cheaper than the national average. With events like the Grandview Invitational Basketball Tournament, it is ideal for sports enthusiasts. It is surrounded by orchards, vineyards, and fields, which offer stunning countryside views. This town is ideal for those who seek a quiet life away from an urban frenzy.
» Grandview Homes for Sale: Browse property listings in one of the cheapest areas to live in Washington State.
#3 Connell
- Median house rent is $990.
- Median home value of Connell is $313,141.
- Cost of living in Connell is 3% cheaper than the national average.
- 3 Popular Zips in Connell, WA: 99208 | 99205 | 99206
Connell is known for its small population, close-knit community, and scenic views of the Columbia River. With a crime rate of 10.8%—against the national average of 22.7%, the city is also considered very safe. Healthcare expenses are a further 14.4% lower than the national average, which makes it ideal for senior citizens.
» Connell Homes for Sale: Look for affordable homes in one of the least expensive cities in Washington state.
#4 Yakima
- Median house rent is $1,375 | Rental prices range between $428 and $4,400.
- Median home value of Yakima is $344,636.
- Cost of living in Yakima is 7.9% cheaper than the national average.
- 3 Popular Zips in Yakima, WA: 99208 | 99205 | 99206
Yakima boasts diverse attractions like the Yakima Valley Museum, State Fair Park, and Capitol Theater. It also offers outdoor activities like jogging and biking in the Yakima Greenway. Yakima is ideal for young professionals, with jobs expected to grow at 20.2% annually. Borton Fruit and Shields are the two top employers in the city.
» Yakima Homes for Sale: Explore homes for sale in one of the cheapest cities in WA.
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#5 Moses Lake
- Median house rent is $1,575 | Rental prices range between $555 and $5,500.
- Median home value of Moses Lake is $358,956.
- Cost of living in Moses Lake is 11.8% cheaper than the national average.
- 3 Popular Zips in Moses Lake, WA: 99208 | 99205 | 99206
Moses Lake offers scenic views of the Cascade Mountains. Transportation costs 30% less on average than the US median, which makes it ideal for young professionals. REC Silicon and Moses Lake Industries are prominent local employers. Besides, popular local chains like Brown’s Shoes and K&M Foods offer essential goods and services.
» Moses Lake Homes for Sale: Browse properties in cheap places to live in Washington State.
#6 Kelso
- Median house rent is $1,215 | Rental prices range between $740 and $3,700.
- Median home value of Kelso is $373,173.
- Cost of living in Kelso is 15.9% cheaper than the state average.
- 3 Popular Zips in Kelso, WA: 99208 | 99205 | 99206
Situated in Cowlitz County, Kelso offers scenic views of the Columbia River waterfront. The Mount St. Helens National Monument has several trails locals visit to hike, and camp around. Moreover, the Kelso School District, Foster Farms, Safeway, and Target are major local employers.
» Kelso Homes for Sale: Find the cheapest homes in WA.
#7 Spokane
- Median house rent is $1,477 | Rental prices range between $500 and $8,000.
- Median home value of Spokane is $383,008.
- Cost of living in Spokane is 15.4% cheaper than the state average.
- 3 Popular Zips in Spokane, WA: 99208 | 99205 | 99206
Spokane offers several water-based recreational options at the Riverside State Park. It is also home to the Northwest Museum of Arts & Culture. Spokane also offers job employment with top employers like ATS and Ecova Technology Services. The Lilac Bloomsday Run is an annual 12-km marathon that attracts local and foreign runners alike.
» Spokane Homes for Sale: Explore properties that offer affordable living in Washington.
#8 Pasco
- Median house rent is $1,850 | Rental prices range between $585 and $7,500.
- Median home value of Pasco is $406,880.
- Cost of living in Pasco is 3% cheaper than the national average.
- 3 Popular Zips in Pasco, WA: 99208 | 99205 | 99206
Pasco is one of the most affordable cities in Washington, with the cost of utilities 16.2% lower than the US median. Low food, health, housing, and transportation costs make it one of the cheapest places to live in America. Besides, LAD IRRIGATION and Tri-Cities Community Health offer ample job opportunities.
» Pasco Homes for Sale: Search for homes in one of the most affordable places to live in Washington State.
#9 Cheney
- Median house rent is $1,175 | Rental prices range between $600 and $3,000.
- Median home value of Cheney is $414,526.
- Cost of living in Cheney is 15.4% cheaper than the state average.
- 3 Popular Zips in Cheney, WA: 99208 | 99205 | 99206
Utilities cost 21.5% lower in Cheney than the US average. Healthcare and transportation costs 15.5% and 12.2% lower respectively, ideal for retirees and young adults alike. The city is also home to the reputed Eastern Washington University. Major employers include System Twt Transportation LLC and Cheney Care Center.
» Cheney Homes for Sale: Find homes in one of the cheapest cities to live in Washington State.
#10 Walla Walla
- Median house rent is $1,500 | Rental prices range between $500 and $3,955.
- Median home value of Walla Walla is $407,627.
- Cost of living in Walla Walla is 6.8% cheaper than the national average.
- 3 Popular Zips in Walla Walla, WA: 99208 | 99205 | 99206
Walla Walla’s annual cost of living for a single adult is $33,415, far cheaper than the US median of $38,433. The Walla Walla Valley is also renowned for its exceptional wines, with over 130 wineries in production. For job seekers, major employers like Banner Bank and Key Technology offer ample employment opportunities.
» Walla Walla Homes for Sale: Looking to save on housing costs? Explore one of the most affordable places to live in Washington.
So, Where Is the Cheapest Place to Live in Washington State?
Sunnyside, Grandview, and Moses Lake are some of the cheapest cities that offer houses for sale in Washington under 250K. They also have stable job opportunities and a low cost of living, which is far more affordable than other Washington cities.
Cities like Pasco and Walla Walla are slightly expensive but have better job opportunities and a higher median income. Get a mortgage pre-approval to stand out from the competition and to know how much to budget for your next house.
📢 Check Out Budget-Friendly Homes for Sale in Washington
Here are a few options for cheap houses for sale in WA:
» 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.
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Research Methodology
To rank the top cities in Washington, 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 Washington?
The cheapest place to live in Washington is Sunnyside. The cost of utilities in the city is among the most affordable in the State and is 16.4% lower than the US median.
» 10 Cheapest Places to Live in Washington: Learn about the other cheapest places to live in Washington.
Is Washington expensive to live in?
Yes, it is. The median home value is $588,856. For cities with affordable housing and a low cost of living, browse through our selection of the cheapest places in America.
Where is the best place to live in Washington?
The best place to live in Washington is Seattle, followed by Olympia, Spokane, and Tacoma, Vancouver, Pullman and Redmond.
Which Washington city has the lowest cost of living?
Sunnyside has the lowest cost of living. It is 7.9% and 24.4% lower than the national and state average, respectively.
