California has a reputation problem when it comes to affordability. People hear “California” and picture $4,500 studio apartments in San Francisco or million-dollar teardowns in LA. And those prices are real. The state median home sale price sits at $835,500, according to Redfin data from 2025. The average sales tax hovers around 8.85%. State income tax reaches as high as 13.3%, the steepest in the country.
But here is what most people get wrong: the entire state is not priced like its most expensive zip codes. Move inland, head north, or look past the coastal metros, and you will find cities where homes sell for $350,000 to $460,000. Places where the cost of living runs 15 to 25% below the state average. Communities with solid schools, healthcare access, outdoor recreation, and real job markets.
This guide breaks down 10 of the cheapest places to live in California, organized by region: Central Valley, Northern California, and Southern California. Each city profile includes current data on home prices, rent, cost of living, and what daily life looks like. Whether you are a remote worker scouting affordable options, a family searching for more space, a retiree stretching a fixed income, or a first-time buyer trying to get into the market, these cities deserve your attention. If you are comparing affordable cities in California, this list gives you clear starting points.
We also included five honorable mentions, a section on practical moving tips, and answers to the most common questions about affordable California living.
Cheapest Places to Live in Central California
The Central Valley stretches roughly 450 miles through the heart of California, from Bakersfield in the south to Redding in the north. It produces more agricultural output than any other region in the country. It also happens to be where most of the cheapest places to live in California are clustered. Housing costs here run well below both the state and national averages, and the major cities offer enough infrastructure, healthcare, and shopping to support a comfortable daily life.
1. Bakersfield
Bakersfield consistently tops lists of the most affordable cities in California, and the numbers back it up. The median home sale price sits around $400,000 to $415,000 (Redfin, late 2025). Average rent for a one-bedroom apartment runs between $1,150 and $1,450 per month. The overall cost of living in Bakersfield is roughly 20 to 23% below the California state average. For many buyers, Bakersfield remains one of the cheapest places to live in California with a real job market.
The local economy is anchored in agriculture, oil and energy production, and logistics. Healthcare is growing as a sector, and platforms listed over 8,000 active jobs in the metro area as of late 2025. Major employers include Kern Medical, Bolthouse Farms, and several energy companies operating in the surrounding oil fields.
Lifestyle in Bakersfield has changed significantly over the past decade. The Park at River Walk is a well-designed urban green space. The Kern County Museum preserves local history. Buck Owens’ Crystal Palace keeps the city’s country music roots alive. For outdoor access, Wind Wolves Preserve offers 93,000 acres of hiking trails, and Sequoia National Forest is about an hour east.
The honest trade-off: summers are hot. Temperatures regularly exceed 100°F from June through September. Air quality in the San Joaquin Valley is a documented concern. But if heat and air quality are factors you are willing to manage, the cost savings here are substantial, which is why Bakersfield stays on lists of the cheapest places to live in California.
2. Fresno
Fresno is California’s fifth-largest city, and it delivers urban amenities at a fraction of Bay Area or LA prices. The median home price ranges from $390,000 to $414,000. A one-bedroom apartment averages $1,200 to $1,500 per month. The cost of living in Fresno runs approximately 22% below the state average. If you want the cheapest places to live in California with city-scale services, Fresno belongs in the conversation.
Fresno County is the top-producing agricultural county in the United States. Beyond farming, the economy includes healthcare, education, government, and a growing tech presence. Fresno State (California State University, Fresno) and several community colleges feed the local workforce. Community Medical Centers and Kaiser Permanente are major employers.
The Tower District is the cultural hub, with restaurants, live music, and independent shops. Woodward Park offers 300 acres of trails and a Japanese garden. The Forestiere Underground Gardens are one of the most unique attractions in the state: hand-dug underground rooms and passageways built by a Sicilian immigrant over 40 years.
Yosemite National Park is about 60 miles to the northeast. Sequoia and Kings Canyon National Parks are even closer. Weekend trips from Fresno to world-class wilderness are routine.
The trade-offs mirror Bakersfield: intense summer heat, limited public transit, and a car-dependent lifestyle. But for the price, Fresno offers a surprising amount of city infrastructure paired with national park access that most California cities lack, which is why it ranks among the cheapest places to live in California for many households. Its amenities also make it one of the best places to live in California, too.
3. Stockton
Stockton has spent the last several years working to shed a difficult reputation. The city filed for bankruptcy in 2012, and crime rates earned national headlines. But recent investments in infrastructure, waterfront development, and public safety are changing the story.
The median home price sits around $435,000. The cost of living index is 97, which is right near the national average. Median household income is approximately $69,500. For a California city with easy access to both Sacramento and the Bay Area via I-5 and Highway 99, those numbers represent strong value. That value keeps Stockton on many lists of the cheapest places to live in California with metro access.
The economy runs on logistics, agriculture, and port operations. Amazon and other distribution companies have opened facilities in the area, adding jobs. The University of the Pacific and San Joaquin Delta College anchor the education sector. The waterfront along the Stockton Channel now features dining, entertainment, and public spaces that did not exist a decade ago.
The honest take: research neighborhoods carefully when considering living in Stockton. Crime rates have improved but remain above state averages in certain areas. Drive the streets at different times of day before committing. Stockton rewards buyers who do their homework, especially if you are searching for the cheapest places to live in California near major job hubs.
4. Visalia
Visalia flies under the radar, and residents tend to like it that way. This smaller Central Valley city (population around 140,000) has a median home price of approximately $385,000 and a cost of living that sits right around the national average. For buyers prioritizing space and a slower family-friendly pace, Visalia often lands among the cheapest places to live in California.
The downtown is walkable, with locally owned restaurants, coffee shops, and a renovated historic theater. The school district has a solid reputation, making Visalia a popular choice for families. The economy is driven by agriculture, dairy, and food processing, with healthcare and retail filling out the job market.
The biggest draw for many people: Visalia is the closest sizable city to Sequoia and Kings Canyon National Parks. If proximity to giant sequoias and Sierra Nevada hiking trails matters to you, Visalia puts you closer than any other affordable city on this list.
The trade-off is limited nightlife and entertainment compared to Fresno (about 45 miles north). For a quieter pace with exceptional park access, Visalia delivers, and it remains one of the cheapest places to live in California for families who want access to the Sierra.
Cheapest Places to Live in Northern California
Northern California is not all Bay Area pricing. Move past Sacramento and into the inland valleys, mountain foothills, or far-north coast, and you will find cities with home prices well under $400,000. The trade-off is distance from major metros, but for remote workers, retirees, and nature-focused lifestyles, these communities offer some of the best value in the state. If you are comparing the cheapest places to live in Northern California, start with the cities below, since they also rank among the cheapest places to live in California overall.
5. Redding
Redding sits in the upper Sacramento Valley, about three hours north of Sacramento. The median home price ranges from $350,000 to $410,000, depending on the neighborhood. The cost of living index is 95, meaning it runs about 5% below the national average. Those numbers make Redding one of the cheapest places to live in California for buyers who want outdoor access. It’s a great place to retire, too.
The economy centers on healthcare (two full-service hospitals), retail, government services, and small businesses. The job market is smaller than Central Valley cities, so Redding works best for remote workers, retirees, and people who bring their income with them.
What Redding does offer in abundance is outdoor access. Shasta Lake is the largest reservoir in California, with over 350 miles of shoreline for boating, fishing, and camping. Lassen Volcanic National Park is less than an hour east. The Sundial Bridge, designed by architect Santiago Calatrava, spans the Sacramento River and anchors the Turtle Bay Exploration Park, which is a great family destination.
The honest trade-off: summers are hot (regularly exceeding 100°F), and wildfire risk is a real consideration in the surrounding foothills. But the combination of low housing costs and world-class outdoor recreation makes Redding a strong pick for the right buyer, and one of the cheapest places to live in California if you can manage fire-season planning.
6. Chico
Chico is a lively college town with a small-city feel. Home to California State University, Chico, the city has a youthful energy that shows up in its restaurants, breweries, farmers markets, and downtown nightlife. The median home price ranges from $398,000 to $458,000. Average rent for a one-bedroom runs between $875 and $1,400, kept competitive by the student population. The cost of living sits 10 to 26% below the state average (depending on the data source). For many, Chico offers a college-town version of the cheapest places to live in California.
Bidwell Park is one of the largest municipal parks in the United States at 3,670 acres. It offers hiking, mountain biking, swimming holes, and shaded picnic areas. Sierra Nevada Brewing Company, one of the largest craft breweries in the country, is headquartered in Chico and operates a taproom and restaurant.
The local economy revolves around the university, healthcare, agriculture, and small businesses. Thursday night farmers markets and Friday evening live music events give the downtown a community feel that larger cities struggle to replicate.
The important context: the 2018 Camp Fire, which destroyed the town of Paradise about 15 miles east, reshaped the region. Housing demand in Chico spiked, and wildfire risk remains a legitimate factor for anyone considering this area. Insurance costs reflect that reality. If you want the cheapest places to live in California with a strong community core, price is only one part of the decision here.
7. Eureka
If you want coastal California living without coastal California prices, Eureka is your strongest option. Located in Humboldt County on the far northern coast, Eureka offers homes starting around $261,000 in some neighborhoods and topping out around $420,000 in the most desirable areas. Average rent for a one-bedroom sits between $900 and $1,300. The cost of living runs 22 to 28% below the California state average. That combination puts Eureka among the cheapest places to live in California for coastal buyers.
Old Town Eureka is a well-preserved Victorian district on the waterfront, featuring the Carson Mansion (one of the most photographed Victorian homes in the country), local shops, galleries, and restaurants. Sequoia Park and its small zoo, Humboldt Bay kayaking, and nearby Redwood National Park provide year-round outdoor activity.
The economy relies on healthcare (St. Joseph Hospital), education, government, and a growing eco-tourism sector. The job market is stable but small. Higher-paying specialized roles are limited, which is why Eureka attracts remote workers and retirees more than job seekers.
The honest trade-off: Eureka receives over 40 inches of rain per year. Winters are cool, gray, and damp for extended stretches. The closest large city (Sacramento) is about four hours south. If you thrive in rainy, quiet, nature-surrounded environments, Eureka is one of the best-value coastal cities in the western United States, and one of the cheapest places to live in California if you want ocean access.
Cheapest Places to Live in Southern California
Southern California is synonymous with expensive living, but that reputation applies mainly to the coastal strip from San Diego through LA and up to Santa Barbara. Move inland into the High Desert, the Inland Empire, or the Antelope Valley, and housing costs drop significantly. These cities offer LA-adjacent living at a fraction of the price, though the trade-offs typically include longer commutes and hotter summers. If you are focused on the cheapest places to live in Southern California, these options also qualify as some of the cheapest places to live in California.
8. Lancaster
Lancaster sits in the Antelope Valley, about 70 miles north of downtown Los Angeles in northern LA County. The median home price ranges from $445,000 to $485,000. Average rent for a one-bedroom is approximately $1,695. Those numbers are still significantly below the LA metro average, which makes Lancaster attractive to commuters, aerospace workers, and families priced out of the basin. For buyers who want proximity to LA, Lancaster can still land on a shortlist of the cheapest places to live in California.
The local economy benefits from Edwards Air Force Base and Northrop Grumman, which provide steady aerospace and manufacturing employment. Healthcare and retail round out the job market. The city enjoys over 265 sunny days per year, and the California Poppy Reserve explodes with color each spring (March through May), drawing visitors from across the state.
Metrolink commuter rail connects Lancaster to downtown LA, though the drive is 70-plus miles on the 14 freeway and takes 1.5 to 2+ hours depending on traffic. For remote workers and aerospace professionals, the value proposition is strong. For daily LA commuters, the distance is the primary challenge, even if Lancaster remains one of the cheapest places to live in California near Los Angeles County.
9. Victorville
Victorville is the High Desert’s most recognized affordable city. Located along I-15 between LA and Las Vegas, about 80 miles northeast of downtown Los Angeles, it offers a median home price of roughly $425,000. Average rent for a one-bedroom runs between $1,400 and $1,600. The cost of living is approximately 21% below the state average. That mix of pricing and location keeps Victorville among the cheapest places to live in California for space-focused households.
The economy is growing around logistics, retail, and distribution. New warehouse and distribution centers have been adding jobs over the past several years. The California Route 66 Museum and Mojave Narrows Regional Park give the city character, and proximity to Joshua Tree National Park and the San Bernardino National Forest provides weekend outdoor access.
The population is around 134,800 and growing steadily as residents price out of coastal metros. The honest take: summer temperatures regularly exceed 100°F. Local nightlife is limited. The commute to LA runs over an hour in favorable traffic. But for families and first-time buyers looking for space and affordability in Southern California, Victorville delivers on price, and it remains one of the cheapest places to live in California within reach of LA.
10. Hemet
Hemet sits in Riverside County’s San Jacinto Valley and has built a reputation as one of the most affordable and retirement-friendly cities in Southern California. The median home price ranges from $435,000 to $438,000. Average rent for a one-bedroom is approximately $1,572. The cost of living runs about 12.5% below the state average. For retirees and first-time buyers, Hemet often makes lists of the cheapest places to live in California that still feel connected to larger metro areas.
The climate is mild by Southern California standards, with warm summers and pleasant winters. Diamond Valley Lake, one of Southern California’s largest reservoirs, is right in Hemet’s backyard, offering fishing, hiking, and scenic views. The San Jacinto Mountains are a short drive for cooler weather and higher-elevation trails.
Healthcare access is a strong point, with multiple clinics and proximity to larger medical centers in Riverside and Temecula. The economy centers on healthcare, retail, and service industries. Younger residents may find entertainment options limited, but for retirees and families who value quiet living, reasonable costs, and outdoor access, Hemet is a practical choice, and one of the cheapest places to live in California for that lifestyle.
Honorable Mentions
Porterville takes the top spot on Redfin’s most affordable California cities list with a median home price of roughly $355,000. This small city of about 62,600 people sits near the southern Sierra foothills. Lake Success provides camping and water sports access. The economy is modest, but for budget-conscious buyers, the price is hard to beat. If you are expanding your search beyond the 10 cities above, these honorable mentions can still help you find the cheapest places to live in California.
Modesto (shown above) is a Central Valley agriculture and logistics hub with a growing downtown and competitive home prices. It offers proximity to both Yosemite and Lake Tahoe, making it a solid choice for families and outdoor enthusiasts who want Central Valley affordability with weekend mountain access.
Merced is home to UC Merced, the newest campus in the University of California system. It has some of the lowest rents in the state, and the growing student population is bringing new businesses and restaurants to the area. For students and young professionals, Merced offers entry-level California living at a low cost.
Palmdale neighbors Lancaster in the Antelope Valley and offers a similar pricing profile with aerospace job access. It has a slightly more suburban feel and shares many of the same advantages and commute challenges as Lancaster.
Oroville is among the cheapest options in all of Northern California, with home prices dipping below $310,000. Lake Oroville provides boating and recreation. The town is small and quiet, best suited for retirees and remote workers who prioritize rock-bottom housing costs.
Tips for Moving to an Affordable California City
Confirm your remote work setup or research the local job market before committing to a move. Many of the cities on this list have economies concentrated in agriculture, healthcare, and retail. If your career requires a specialized industry, make sure opportunities exist locally or that your employer supports remote work. This step matters if you are choosing among the cheapest places to live in California and you want stability after you move.
Visit first. Drive the neighborhoods at different times of day. Walk the downtown. Talk to people at local coffee shops and grocery stores. Online research gives you data. Visiting gives you context.
Factor in the full cost of living, not housing alone. California gas prices average over $4.50 per gallon. Electricity costs run higher than the national average. State income tax tops out at 13.3%, and the base sales tax is 7.25% before local additions. A cheaper house in a high-tax, high-gas-price state still costs more than the sticker price suggests.
Consider your climate preferences. Central Valley cities routinely hit 100°F or higher in summer. Eureka gets 40-plus inches of rain per year. High Desert cities like Lancaster and Victorville bake from June through September. Match your tolerance to the local weather before signing a lease or mortgage.
Check school ratings if you have kids. Quality varies significantly between cities and between neighborhoods within the same city. GreatSchools.org provides ratings by school, which is more useful than city-level averages.
Research wildfire risk and insurance costs. Many inland and foothill areas face elevated wildfire exposure, which directly affects home insurance premiums. Some areas have seen carriers pull out entirely, leaving homeowners reliant on California’s FAIR Plan (the state’s insurer of last resort). Factor insurance into your budget from the start.
Look at commute realities honestly. Cities like Lancaster and Victorville are “near LA” on a map, but 70 to 80 miles of freeway driving (1.5 to 2+ hours each way) is the daily reality for commuters. Fuel, wear on your vehicle, and time on the road add up quickly.
Frequently Asked Questions
What is the cheapest city to live in California?
Bakersfield and Porterville consistently rank as the cheapest. Bakersfield offers a larger job market and more amenities, with median home prices around $400,000 to $415,000. Porterville has lower home prices (approximately $355,000) but fewer services and a smaller economy.
What is the cheapest place to live in Southern California?
Victorville and Hemet offer some of the lowest housing costs in Southern California. Victorville homes start in the mid-$300,000s to low $400,000s, and the overall cost of living runs about 21% below the California state average. Hemet is about 12.5% below the state average and is popular with retirees.
What is the cheapest place to live in Northern California?
Redding and Eureka. Redding offers homes around $350,000 with strong outdoor recreation access (Shasta Lake, Lassen Volcanic National Park). Eureka provides the cheapest coastal living in Northern California, with homes starting as low as $261,000 in some neighborhoods.
Is it possible to live affordably on the California coast?
Yes. Eureka and Crescent City on the Northern California coast have homes in the $261,000 to $360,000 range and rents between $900 and $1,150 per month. Oxnard in Southern California is another coastal option, though it is pricier. All of these cost significantly less than beach cities like Santa Monica, San Diego, or Santa Cruz.
How much income do you need to live comfortably in affordable California cities?
A household income of $55,000 to $75,000 is generally sufficient in the cities listed here, provided you keep housing costs below 30% of your gross income. California’s state taxes, higher gas prices, and elevated utility costs mean your effective take-home pay is lower than in many other states, so budget accordingly.
Planning a move to California? Explore our city guides for Bakersfield, Fresno, Redding, and more to get a detailed look at life in each community. If you are still narrowing down the cheapest places to live in California, use the city profiles above to compare commute, climate, and job-market fit.
