Cheapest Places to Live in California (2025)

August 17, 2025 by Georges Benoliel

The most affordable places to live in California and in the United States include Clearlake, Eureka, Bakersfield, and Stockton. Despite the state’s reputation for high real estate prices, these areas offer significant affordability. For instance, Clearlake has the lowest median home price in California. And Eureka is famous for its historic architecture and coastal beauty. This report highlights the most affordable cities and towns in the state. Let’s discuss the Cheapest Places to Live in California!

Key Findings

The most affordable place to live in California is Clearlake, which boasts a cost of living that is 31.2% lower than the state average. The median home price in Clearlake is a very affordable $214,900.

The second most affordable city in California is Eureka, where the median home price stands at $332,000, with a cost of living that is 28.6% lower than the state average. Therefore, Eureka is also one of the most inexpensive beach towns in California.

Bakersfield ranks as the third-cheapest city in California, boasting an affordable cost of living that is 31% below the state average. The median home price in Bakersfield is $387,500, and the average rent for a one-bedroom apartment is just $1,100.

1. The Cheapest Place to Live in California: Clearlake

Median Home Price: $214,900
Average Rent (one bedroom): $980
Cost of Living Compared to State Average: 31.2% lower than California average

The most affordable place to live in California is Clearlake. This charming community is around Clear Lake, the largest natural freshwater lake in the state. Clearlake offers the most affordable housing and the lowest cost of living in California.

Clearlake’s cozy atmosphere seems like the perfect place to begin the next chapter of your life. We recommend reading our article on California’s rent increase laws before finalizing your move.

2. Eureka

Median Home Price: $332,000
Average Rent (one bedroom): $1,125
Cost of Living Compared to State Average: 28.6% lower than the California average

Eureka is the second most affordable place to live in California. This historic port city in Northern California features a pleasant climate and unique charm, highlighted by a quaint old town filled with Victorian mansions and other historic attractions.

Additionally, it is one of the most budget-friendly beach towns in the state. The median property value in Eureka is $332,000, making it the most affordable city in California. Besides being economical, Eureka is frequently rated as one of the best places to live in the state.

3. Bakersfield

Median Home Price: $387,500
Average Rent (one bedroom): $1,100
Cost of Living Compared to State Average: 31% lower than California average

Bakersfield is located in the heart of the San Joaquin Valley. This vibrant city is famous for its thriving agricultural industry and vibrant country music scene. With its warm climate, Bakersfield serves as an oasis for outdoor enthusiasts who can hike, camp, and explore nearby natural wonders, such as Sequoia National Forest.

The city boasts a diverse population that enriches its lively cultural scene. Lastly, residents can enjoy a variety of cuisines, appreciate local art, and participate in annual events like the Kern County Fair.

4. Stockton

Median Home Price: $415,000
Average Rent (one bedroom): $1,295
Cost of Living Compared to State Average: 16.8% lower than California average

Stockton is one of the most affordable cities to live in California. Located in the San Joaquin Valley in Northern California, this charming suburban city has a welcoming atmosphere. The median property value is only $415,000.

While Stockton faces social challenges such as crime and homelessness, residents have noted that there are many good neighborhoods in addition to some rougher areas. Although it may not be the ideal place for families, it can be a suitable option for young adults or singles seeking to save money while still enjoying the benefits of city life in a suburban setting.

5. Clovis

Median Home Price: $417,000
Average Rent (one bedroom): $1,455
Cost of Living Compared to State Average: 29% lower than California average

Clovis is an affordable, quiet, medium-sized city located in the heart of the San Joaquin Valley, just outside of Fresno. Known as the gateway to the Sierra Mountains, Clovis sits at the base of the Sierra Nevada range and boasts beautiful natural scenery. The median property value in the city is just over $417,000, making it relatively affordable by California standards.

This tranquil residential area is ideal for families and working professionals who appreciate a slower pace of life and reasonable costs. Additionally, Yosemite and Death Valley are both just a short drive away, making Clovis an excellent choice for nature lovers.

6. Sacramento

Median Home Price: $428,000
Average Rent (one bedroom): $1,500
Cost of Living Compared to State Average: 15.2% lower than California average

Sacramento is the most affordable large city in California. As the capital of the state, it boasts a diverse population and a unique local culture. Additionally, it offers easy access to popular destinations, including San Francisco and Lake Tahoe. 

Living in Sacramento is significantly more affordable compared to other major cities in California, with a median home value of approximately $428,000. While Sacramento may not have the same glitz and glam as other cities, it more than makes up for it with its authentic local culture and high quality of life. Often overlooked, Sacramento is an excellent choice for young adults and families looking to save money.

7. Vallejo

Median Home Price: $440,000
Average Rent (one bedroom): $1,560
Cost of Living Compared to State Average: 10.5% lower than California average

Vallejo is one of the most affordable places to live in California. Located in the San Francisco Bay Area, it is a waterfront city that offers a variety of attractions, including Six Flags Discovery Kingdom and the historic Empress Theatre, which dates back to 1911.

The median property values in Vallejo are approximately $440,000, and the cost of living is significantly lower than in other parts of the Bay Area. This makes it an excellent place to raise a family, offering easy access to San Francisco and other nearby attractions.

8. Redlands

Median Home Price: $458,000
Average Rent (one bedroom): $1,770
Cost of Living Compared to State Average: 20.1% lower than the California average

Redlands is one of the most affordable cities in California, with a median home value of just $458,000. Located in the heart of San Bernardino County’s Inland Empire, Redlands is famous for its charming suburban atmosphere.

It is an ideal place to live for those seeking a safe neighborhood that still offers relatively easy access to Los Angeles.

9. Murrieta

Median Home Price: $484,000
Average Rent (one bedroom): $1,925
Cost of Living Compared to State Average: 12.5% lower than the California average

Murrieta is one of the most affordable cities to live in California’s Inland Empire. This quiet, landlocked city in Riverside County is among the fastest-growing cities in the state. It features quality public schools, a suburban atmosphere, and a low crime rate.

The median property value is approximately $484,000, and the area offers a low cost of living. Murrieta is an excellent choice for families and for those who don’t mind being a bit farther from the beaches and tourist attractions.

10. Vacaville

Median Home Price: $521,000
Average Rent (one bedroom): $1,895
Cost of Living Compared to State Average: 10.4% lower than the California average

Vacaville is a mid-sized city located in Solano County, Northern California. Conveniently situated halfway between San Francisco and Sacramento, it offers residents easy access to both cities. The city offers a diverse range of shopping and entertainment options in its historic downtown area.

With median property values around $521,000 and a relaxed semi-urban atmosphere, Vacaville is an appealing choice for those looking to save money while enjoying a high quality of life.

11. San Pablo

Median Home Price: $527,000
Average Rent (one bedroom): $1,785
Cost of Living Compared to State Average: 3.5% lower than the California average

San Pablo is a suburb of San Francisco, offering an affordable alternative in a city known for its high cost of living. Therefore, it is an ideal location for individuals looking to relocate to San Francisco for work or other opportunities while seeking a budget-friendly place to live.

The median property value in San Pablo is around $517,000, making it a hidden gem for many. The area boasts excellent schools and a low crime rate, contributing to its appeal. With its quiet, suburban atmosphere, San Pablo provides easy access to Berkeley and San Francisco without the hefty price tag.

12. Oxnard

Median Home Price: $545,000
Average Rent (one bedroom): $2,195
Cost of Living Compared to State Average: 1% lower than the California average

One of the most affordable cities to live in California is Oxnard. This peaceful seaside community, located in Ventura County, is renowned for its agricultural heritage. Residents enjoy a tranquil environment, free from the high costs commonly found in many nearby beach towns.

The median property value in Oxnard is approximately $545,000, making it one of the cheapest options for those seeking to live near the beach in California. Additionally, Oxnard has a charming small-town atmosphere that many residents appreciate.

13. Temecula

Median Home Price: $572,000
Average Rent (one bedroom): $2,120
Cost of Living Compared to State Average: 8.7% lower than the California average

Temecula is one of the most affordable cities in California. This charming city is in Riverside County, at the heart of wine country. Surrounded by beautiful rolling hills and vineyards, Temecula attracts many visitors with its stunning scenery and mild climate.

With property values hovering around $572,000, it offers a more affordable option compared to other towns in Southern California. Temecula is an excellent choice for young families seeking a safe and budget-friendly city that provides a high quality of life in Southern California.

14. Long Beach

Median Home Price: $640,000
Average Rent (one bedroom): $1,895
Cost of Living Compared to State Average: 2% higher than the California average

Long Beach is one of the most affordable cities in Southern California. Located in the southern part of Los Angeles County, it is the seventh-largest city in California and offers a quiet beach town atmosphere just 30 minutes from downtown LA.

Long Beach is ideal for those who wish to be near the city while avoiding high prices. The median property value in Long Beach is approximately $640,000. While some expensive real estate can be found near the beach, the inland neighborhoods tend to be more suburban, with a lower cost of living.

Also, this city is perfect for those who want to stay close to the action without being in the center of it all.

15. Anaheim

Median Home Price: $672,000
Average Rent (one bedroom): $2,040
Cost of Living Compared to State Average: 4% higher than the California average

Anaheim is one of the most affordable places to live in California. It provides an urban atmosphere while being more budget-friendly than Los Angeles. Home to attractions such as Disneyland, the Honda Center, and Angel Stadium, Anaheim has a lot to offer.

The median property value in the area is around $672,000, making it more accessible compared to other regions in Orange County.

16. Placentia

Median Home Price: $765,000
Average Rent (one bedroom): $2,170
Cost of Living Compared to State Average: 4.5% higher than the California average

Placentia is one of the most affordable places to live in California. Located in Orange County, this quiet town is inland from Costa Mesa. Placentia is between Anaheim and Yorba Linda, offering residents a relaxed lifestyle, a low crime rate, and affordable housing options.

The median property value in Placentia is approximately $765,000. Therefore, it is an ideal city for those who enjoy California’s weather but prefer to be a bit farther from the beach. The town also provides a variety of entertainment and shopping options, and the ocean is just a short drive away for weekend getaways.

17. Costa Mesa

Median Home Price: $890,000
Average Rent (one bedroom): $2,340
Cost of Living Compared to State Average: 5.5% higher than the California average

Costa Mesa is a quiet suburb located in Orange County, nestled between Santa Ana, Irvine, and the Pacific Ocean. It is one of the most affordable places to live in all of Orange County, an area typically known for its affluence. The median property value in Costa Mesa is $890,000.

Also, the city offers a peaceful suburban atmosphere while also serving as a hub for retail and manufacturing. Therefore, this makes it an ideal location for families and young professionals who want access to the beach without the high cost of living found in other nearby areas.

Methodology for Selecting the Cheapest Places to Live in California

To compile our list of the most affordable places to live in California, we analyzed housing costs, as well as other living expenses, including groceries, utilities, transportation, and healthcare. For housing costs, we examined the average rents and median sale prices of homes between January 1, 2023, and January 1, 2024.

Clearlake is famous for its stunning natural beauty and picturesque scenery. Also, this city offers a diverse range of outdoor recreational activities. Therefore, residents can enjoy boating, fishing, birdwatching, and hiking, among other pursuits.

The town boasts a relaxed atmosphere and a charming small-town vibe, complete with weekly community events, exciting festivals, and local farmers’ markets.

Is Northern or Southern California More Expensive?

On average, Northern California is significantly more affordable than Southern California, provided you steer clear of San Francisco and the Bay Area. Southern California is famous for being one of the most expensive regions in the country. However, if you look in the right areas, you can still find affordable neighborhoods.

Therefore, if you’re seeking budget-friendly places to live in California, the northern part of the state is your best option.

Indeed,  the cost of living in Northern California is much lower than in Southern California. Additionally, some of the most affordable places to live in California, such as Eureka, also offer a high quality of life.

Cheapest Places To Live in California Bottom Line

California may not be the cheapest state in America, but there are still affordable places to live if you’re willing to do some research. Many cities in California offer a lower cost of living compared to larger urban areas, such as Los Angeles and San Francisco, while also providing significant value to their residents. While these major cities can be expensive, you can find more affordable options throughout the state.

However, before choosing a location, it’s crucial to consider the safety of the community. For this reason, we encourage you to review our list of the top 10 most dangerous cities in California to make an informed decision about your future living environment.

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