Key Findings
- The cheapest place to live in California is Clearlake, which has a cost of living that is 31.2% below the state average, and a very affordable median home price of only $214,900.
- The second most affordable city in California is Eureka, where the median home price is only $332,000, and the cost of living is 28.6% lower than the state average. Eureka is also one of the cheapest beach towns in California.
- The 3rd cheapest city in California is Bakersfield due to its affordable cost of living which is 31% below the state average. The median home price in Bakersfield is $387,500, while the average average rent for a one-bedroom apartment is only $1,100.
17 Cheapest Places to Live in California
- Clearlake
- Eureka
- Bakersfield
- Stockton
- Clovis
- Sacramento
- Vallejo
- Redlands
- Murrieta
- Vacaville
- San Pablo
- Oxnard
- Temecula
- Long Beach
- Anaheim
- Placentia
- Costa Mesa
1. 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 cheapest place to live in California is Clearlake. This stunning community is centered around the largest natural freshwater lake within California, Clear Lake. The area has the most affordable housing in California as well as the lowest cost of living in the state.
Clearlake is known for its natural beauty and picturesque scenery. There is also an abundance of outdoor recreational activities. Residents can enjoy boating, fishing, birdwatching and hiking among other outdoor activities. Clearlake has a laid-back atmosphere with plenty of small town charm. There are weekly community events, exciting festivals, and local farmers markets.
If Clearlake’s cozy atmosphere seems like a great destination to begin the next phase of your life, we advise you to check out our article on California’s rent increase laws before finalizing your relocation.
2. Eureka
Median Home Price: $332,000
Average Rent (one bedroom): $1,125
Cost of Living Compared to State Average: 28.6% lower than California average
The second most affordable place to live in California is Eureka. This historic port city in Northern California has a wonderful climate and unique charm and features a quaint old town full of Victorian mansions and other historic attractions. It's also one of the cheapest beach towns in California. The median property value in Eureka is $332,000, making it the cheapest city in California. Besides being affordable, Eureka is also often rated as one of the best places to live in California.
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 nestled in the heart of the San Joaquin Valley. It is a vibrant city famous for its agriculture industry and country music. It has a warm climate and is an oasis for outdoor enthusiasts. They can hike, camp, and explore nearby natural wonders, like the Sequoia National Forest. The city has a diverse population which contributes to the lively cultural scene. Bakersfield residents can enjoy the varied cuisine, rich local art, and 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 another one of the cheapest cities to live in California. This quaint Northern California city is located in the San Joaquin Valley. It’s a low-key, suburban city with a warm feel. Median property values are only $415,000. Stockton is known for social problems like crime and homelessness, although residents report that there are plenty of good areas, in addition to the rougher parts. It’s maybe not the best city for families, but it’s fine for young or single adults looking to save money and still live in a city with opportunities and a suburban ambiance.
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 in the heart of the San Joaquin Valley, just outside of Fresno. Known as the gateway to the Sierras, Clovis is positioned at the bottom of the Sierra Mountains. It’s a quaint city with gorgeous natural beauty. Median property values are just over $417,000, making it quite affordable by California standards. It’s a quiet residential area that’s great for families and working professionals who like the affordability and slow pace of life. Yosemite and Death Valley are both just a quick drive from Clovis, making it a great town 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 cheapest large city to live in California. It's also the capital of California and one of the state's most diverse cities. It has its own funky local culture and also features easy access to popular destinations like San Francisco and Lake Tahoe.
Life in Sacramento is also much more affordable than some of California’s other major cities, and the median home value is only about $428,000. What Sacramento lacks in glitz and glam is more than makes up for in authentic local culture and high quality of life. It’s one of California’s overlooked gems, and it’s great 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 another one of the most affordable places to live in California. Vallejo is a waterfront city in the San Francisco Bay area. The city is home to a variety of tourist destinations like Six Flags Discovery Kingdom and the 1911 Empress Theatre, so there's a lot going on in Vallejo. Median property values are only around $440,000, and the cost of living is much lower than in other parts of the Bay area. It’s a great place to raise a family and provides easy access to San Francisco and other 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 California average
Redlands is another one of the most affordable California cities, with median home values being only $458,000. Redlands is located in the heart of San Bernardino County’s Inland Empire and is known for being a low-key, suburban area with lots of quaint charm. Redlands is a great place to live for those who want a safe suburban area with 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 California average
Murrieta is one of the cheapest cities to live in California's Inland Empire. This quiet, landlocked city in Riverside County is one of the fastest-growing cities in the state and offers quality public schools, a sparse suburban atmosphere, and a low crime rate. Median property values are around $484,000, and the area has a low cost of living. It’s a great city for families and those who don’t mind being a bit removed from the beaches and tourist areas.
10. Vacaville
Median Home Price: $521,000
Average Rent (one bedroom): $1,895
Cost of Living Compared to State Average: 10.4% lower than California average
Vacaville is a mid-sized city in Solano County, Northern California. It’s positioned halfway in between San Francisco and Sacramento, providing residents easy access to either city. There are plenty of shopping and entertainment options in the city’s historic downtown. With median property values around $521,000 and a laid-back semi-urban atmosphere, Vacaville is a great bet for those looking to save some money without sacrificing their 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 California average
San Pablo is a suburb of San Francisco that is an affordable pocket in a notoriously expensive city. It’s a great area for those who are looking to move to San Francisco for work or other opportunities and need an affordable place to live. Median property values are only around $517,000. It’s another hidden gem that features great schools and a low crime rate. It’s a quiet, suburban area that is perfect for those who want easy access to Berkley and San Francisco but don’t want to pay the prices.
12. Oxnard
Median Home Price: $545,000
Average Rent (one bedroom): $2,195
Cost of Living Compared to State Average: 1% lower than California average
Another one of the cheapest cities to live in California is Oxnard. This quiet seaside community is located in Ventura County. It’s an agricultural community that offers residents peace and tranquility without the exorbitant costs of many beach cities in the area. Median property values in Oxnard are around $545,000, making it one of the Cheapest places to live in California near the beach. Oxnard also has a small-town charm many residents love.
13. Temecula
Median Home Price: $572,000
Average Rent (one bedroom): $2,120
Cost of Living Compared to State Average: 8.7% lower than California average
Temecula is also one of the most affordable cities in California. This quaint city is located in Riverside County, California, right in the heart of the wine country. Temecula is surrounded by gorgeous rolling hills and vineyards. It’s a popular tourist destination because of its spectacular scenery and mild weather. Yet, with property values around $572,000, it’s much more affordable than other Southern California towns. Temecula is great for young families who want a safe, affordable city with a high quality of life in SoCal.
14. Long Beach
Median Home Price: $640,000
Average Rent (one bedroom): $1,895
Cost of Living Compared to State Average: 2% higher than California average
Long Beach is one of the cheapest cities in Southern California. A coastal city in the Southern part of Los Angeles County, Long Beach is the seventh-largest city in California, and it’s a quiet beach town about 30 minutes from downtown LA. Long Beach is perfect for those who want to be close to the city but avoid city prices. The median property value in Long Beach is about $640,000. While you can find some expensive real estate near the beach, the inland neighborhoods are more suburban, and the cost of living is low. It’s a great city for those who want to be close to the action, but don’t want to be in the center of town.
15. Anaheim
Median Home Price: $672,000
Average Rent (one bedroom): $2,040
Cost of Living Compared to State Average: 4% higher than California average
Anaheim is also one of the cheapest places to live in California. Anaheim is an excellent area for those who want a bit more of an urban feel but want to live somewhere more affordable than Los Angeles. Home to Disneyland, the Honda Center, and Angel Stadium, Anaheim has a lot going on. Plus, The median property value is around $672,000, making it much more affordable than other areas 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 California average
Placentia is another one of the most affordable places to live in California. It's a quiet town in Orange County, a bit more inland than Costa Mesa. Placentia is sandwiched between Anaheim and Yorba Linda and offers residents a slow pace of life, a low crime rate, and affordable living. The median property value is around $765,000. It’s a great city for those who love the California weather but don’t mind being a bit removed from the beach. It offers residents a plethora of entertainment and shopping options. Plus, the ocean is only a quick drive away if you want to go on the weekends.
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 California average
Costa Mesa is a sleepy suburb in Orange County, sandwiched between Santa Ana, Irvine, and the Pacific Ocean. Costa Mesa is one of the cheapest places to live in all of Orange County – an area is known for affluence. The median property value is $890,000. It’s a quiet suburban area that is a hub for retail and manufacturing. It’s a great area for those who want the peace and amenities of a Southern California suburb without the exorbitant costs. It’s a perfect area for families and young professionals who want to be close to the beach.
Cheapest Places to Live in California Compared
| City | Median Home Price | Average Rent |
| Clearlake | $214,900 | $980 |
| Eureka | $332,000 | $1,125 |
| Bakersfield | $387,500 | $1,100 |
| Stockton | $415,000 | $1,295 |
| Clovis | $417,000 | $1,455 |
| Sacramento | $428,000 | $1,500 |
| Vallejo | $440,000 | $1,560 |
| Redlands | $458,000 | $1,770 |
| Murrieta | $484,000 | $1,925 |
| Vacaville | $521,000 | $1,895 |
| San Pablo | $527,000 | $1,785 |
| Oxnard | $545,5000 | $2,195 |
| Temecula | $572,000 | $2,120 |
| Long Beach | $640,000 | $1,895 |
| Anaheim | $672,000 | $2,040 |
| Placentia | $765,000 | $2,170 |
| Costa Mesa | $890,000 | $2,340 |
Methodology for Selecting the Cheapest Places to Live in California
To come up with our list of the cheapest places to live in California, we looked at housing costs as well as other living costs, including groceries, utilities, transportation, and healthcare. For housing costs, we looked at average rents and median prices of sold homes between January 1, 2023, and January 1, 2024.
Is Northern or Southern California More Expensive?
On average, Northern California is considerably cheaper than Southern California, as long as you avoid San Francisco and the Bay Area. Southern California is one of the most expensive areas in the country. But you can always find affordable pockets if you look in the right places. If you're looking for affordable places to live in California, the northern part of the state is your best bet, as the cost of living in Northern California is much lower than in SoCal. And some of the cheapest places to live in California, like Eureka, also offer some of the best quality of life.
Cheapest Places To Live in California Bottom Line
California certainly isn’t the cheapest state in America, but you can always find affordable places to live if you’re willing to do your homework. All of these cities not only offer a low cost of living compared to others in the state, but they also provide a lot of value to residents. So even though LA and SF are pricey, you can still find cheap places to live in California. The state has plenty of more affordable cities you can explore.
However, before settling on a location, it is important to consider how safe the community is. For this reason, we encourage you to take a look at our list of the top 10 most dangerous cities in California to make an informed decision about your future living environment.