While it’s true that the Golden State is synonymous with expensive real estate and high home prices, there are still very small pockets of affordability. The cheapest places to live in California are like hidden gems in a state known for its high cost of living.
The key to finding these affordable areas in California is to compare home prices and rents to local incomes.
We used Saturday Night Science to compare the ratio of home prices and rents to incomes across every place in California over 5,000 people. The fact of the matter is you’re gonna need to earn more in California to find a place to live.
Table Of Contents: Top Ten | Methodology | Table | FAQs | Summary
The 10 most affordable places to live in California
What is the cheapest place to live in California for 2025? The cheapest place to live in California is Calipatria based on housing costs and incomes. Calipatria is still expensive but cheaper than its California neighbors.
San Francisco and Los Angeles are not on this list if the most affordable cities in California.
Obviously.
Check out some more reading about California and the cheapest places in the country:
The 10 Cheapest Places To Live In California For 2025
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Population: 6,549
Overall Cost Of Living Index: 85
Median Income: $52,672
Median Home Price: $172,900
Median Rent: $917
Calipatria, California’s most affordable city, offers a California-sized economic haven with its “Californian low” $172,900 home prices and $917 resnts.
Located in Imperial County, 2+ hours east of San Diego near the Salton Sea, it’s understandable why the cost of living here is lower. Calipatria’s 85 cost of living index score is mainly due to low housing costs. For cheap things to do, consider Salvation Mountain or the Salton Sea Wildlife Refuge.
More on Calipatria: Data
/10
Population: 5,606
Overall Cost Of Living Index: 91
Median Income: $63,438
Median Home Price: $268,800
Median Rent: $797
Where the 7 meets the 8 down by the US/Mexico border, is our second most affordable city in California: Holtville.
This little California gem is 14th when it comes to home price to income ratio. We’re not surprised it’s so affordable. And we definitely think it’s because they have such a strong agricultural economy with an emphasis on carrots. Yes, carrots. Holtville is “The Carrot Capital of the World”. Not only is the carrot industry strong in Holtville, but so is the sunshine. And since sunshine makes people happy, and obviously motivated, we’re pretty sure you’ll want to call the affordable Holtville home.
More on Holtville: Data
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Population: 44,186
Overall Cost Of Living Index: 93
Median Income: $56,093
Median Home Price: $291,100
Median Rent: $992
Located just across the U.S.-Mexico border from the city of Mexicali, El Centro ranks as the third most affordable city in the state. California may have the second highest rent in America, but folks in El Centro wouldn’t know anything about that. The median rent in El Centro is $992, which is about three times lower than the statewide average. El Centro residents earn a median income of $56,093 and pay a median price of $291,100 for homes.
Whether you’re renting or buying, El Centro is an affordable city with easy access to our southern neighbors.
More on El Centro: Data
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Population: 26,934
Overall Cost Of Living Index: 95
Median Income: $60,370
Median Home Price: $270,100
Median Rent: $954
Another Salton Sea savings enclave, Brawley ranks as the fourth cheapest in California.
You can afford to be your inner cowboy in Brawley as you can go on an adventure at the Imperial Sand Dunes or wear your cowboy hat at the Brawley Cattle Call Rodeo. When you’re not having fun, your wallet will save on expenses like groceries and services, which rank amongst the lowest in California.
More on Brawley: Data
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Population: 14,992
Overall Cost Of Living Index: 95
Median Income: $57,607
Median Home Price: $234,000
Median Rent: $905
Susanville should be on your radar if you’re looking for an affordable place to live in California. Housing costs are significantly lower than the state average, with a median home value of $234,000 and a median rent of $905.
But affordability is only one reason to consider Susanvilles as your next home. Located on the Susan River at an elevation of over 4,000 feet, this small city boasts stunning scenery and outdoor recreation opportunities. And despite its small size with a population of 14,992, there’s plenty to do in town, from exploring the Lassen National Forest to check out the local shops and restaurants.
More on Susanville: Data
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Population: 16,604
Overall Cost Of Living Index: 96
Median Income: $41,580
Median Home Price: $204,500
Median Rent: $1,162
Clearlake, located in Lake County about 2 hours northeast of Sacramento, is clearly one of the most affordable cities in California. You’ll be awash in cash as the city has an overall cost of living that is 30.9% lower than the California average.
Housing is particularly economical with the third lowest median home value and a median rent within reach on average incomes. You can take the savings even further by doing activities on Clear Lake or hiking in Mendocino National Forest.
More on Clearlake: Data
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Population: 14,821
Overall Cost Of Living Index: 96
Median Income: $55,271
Median Home Price: $239,600
Median Rent: $1,016
In Antelope Valley of Kern County, you’ll find California City. This city of 14,821 people has a cost of living index of 96 index, which is 43 points better than the state average.
It’s ranked seventh because of cost metrics like a $239,600 median home value and a transportation index of 117.
And what could be better than visiting the Desert Tortoise Natural Area on the weekend with family?
More on California City: Data
it’s very nice.n the years after World War II California became an encouraging model for the nation. It was admired and envied for the quality of its education system, its environment, and its progressive social outlook. However, beginning with the passage of the tax-cutting Proposition 13 in 1978, the state has pursued a determined course of retrenchment and reaction, sending it tumbling to the bottom of the nation’s “quality of life” rankings
all are good. large, high-intensity wildfires are an inevitable and natural part of life in California. The destruction of our communities is not. But many of the political leaders we elect and planning agencies we depend upon to create safe communities have failed us. They have allowed developers to build in harm’s way, and left firefighters holding the bag.
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Population: 38,476
Overall Cost Of Living Index: 97
Median Income: $50,021
Median Home Price: $281,700
Median Rent: $1,049
Calexico, the eighth most affordable city in the Golden State, is as close to Mexico as you can be without going over the border. It maintains a cost of living index at 97, attracting residents with its lower-than-average expenses.
The city’s affordability is complemented by its vibrant international culture and strategic position for transportation. Furthermore, Calexico’s low $1,049 median rent means you have more for fun things to do like playing with the kids in Adrian C. Cordova Park.
More on Calexico: Data
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Population: 22,626
Overall Cost Of Living Index: 97
Median Income: $55,909
Median Home Price: $220,500
Median Rent: $1,012
Corcoran is located in Kings County within the Hanford-Corcoran Metropolitan Statistical Area – a true inland marvel an hour south of Fresno. It stands out for its $ 220,500 median home price that makes homeownership attainable in California and a $1,012 rent.
Affordable things around Corcoran include a day trip to Colonel Allensworth State Historic Park or an afternoon at Corcoran Community Park. Either way, you’ll spend less on groceries, services, and transportation than in other parts of the state.
More on Corcoran: Data
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Population: 12,554
Overall Cost Of Living Index: 97
Median Income: $46,458
Median Home Price: $250,400
Median Rent: $874
In the heart of California’s Fresno County, Mendota makes our list of the cheapest places in California for 2025. These inland cities have much less expensive housing, which you trade-off for more rural living. You’ll be about an hour west of Fresno, providing most of the closest cultural entertainment.
Like much of the list, groceries and services are inexpensive in this part of California. And you’ll be able to buy a house for $250,400 in Mendota.
More on Mendota: Data
Cheapest places to live in California FAQs
The county in California with the lowest cost of living is San Joaquin County. The average living wage in San Joaquin County is $101,058 according to MIT data. San Joaquin County has the lowest cost of living because it has relatively less expensive childcare and housing costs compared to California as a whole. Childcare costs $19,292 a year in San Joaquin County for two children compared to the California average of $22,259. Housing costs, defined as a blend of the average rent and average mortgage payment, are $15,240 per year in San Joaquin County compared to $23,682 on average in California.
The cost of living in California is 27.1% higher than the US average. According to MIT, the required living wage for a family of four with two working parents in California is $114,059 vs the national average for a family of four with two working parents of $89,744. The median income of a California household is $78,672.
The cheapest housing market in California is Clearlake. The average home value in Clearlake is $124,400, the lowest in the state. The average home value in California is $538,500, almost 4.3 times higher than Clearlake.
Methodology: How we determined the most affordable places to live in the Golden State for 2025
Determining affordability for places in California boils down to how much it costs to live here.
You need to understand your costs relative to what people in the rest of the state are paying.
With that logic in mind, we derived several cost of living statistics from the latest Census American Community Survey 2019-2023 for California using Saturday Night Science. We indexed the cost of living statistics across the following categories:
- Housing
- Transportation
- Services
- Groceries
- Healthcare
- Utilities
These are then weighted together to produce an overall cost of living index where 100 is the United States average. Anything below 100 is relatively affordable. Anything over 100 is relatively expensive.
We applied the biggest weight to housing as it typically accounts for 25% or more of your budget. Additionally, housing costs are the highest variant cost across a state. We then compare these cost of living metrics for each place in California to figure out which is the least expensive.
The “Cost of Living Index” allows you to rank all of the 426 places in California that have more than 5,000 people from least expensive to most expensive. Any ties went to the larger city.
The place in California with the lowest cost of living according to the data is Calipatria.
We updated this article for 2025. This report reflects our tenth time ranking the cheapest places to live in California.
California Affordabilility Summary
This is an accurate list of the most affordable places to live in California for 2025, if you’re looking at the cost of living numbers in California.
The cheapest cities in California are Calipatria, Holtville, El Centro, Brawley, Susanville, Clearlake, California City, Calexico, Corcoran, and Mendota.
Here’s a look at the most expensive cities in California according to the data:
- Atherton
- Hillsborough
- Los Altos
For more California reading, check out:
- Best Places To Buy A House In California
- Safest Places In California
- Most Dangerous Cities In California
Cheapest Places To Live In California
| Rank | City | Population | Cost Of Living Index | Median Income | Home Prices | Rent |
|---|---|---|---|---|---|---|
| 1 | Calipatria | 6,549 | 85 | $52,672 | $172,900 | $917 |
| 2 | Holtville | 5,606 | 91 | $63,438 | $268,800 | $797 |
| 3 | El Centro | 44,186 | 93 | $56,093 | $291,100 | $992 |
| 4 | Brawley | 26,934 | 95 | $60,370 | $270,100 | $954 |
| 5 | Susanville | 14,992 | 95 | $57,607 | $234,000 | $905 |
| 6 | Clearlake | 16,604 | 96 | $41,580 | $204,500 | $1,162 |
| 7 | California City | 14,821 | 96 | $55,271 | $239,600 | $1,016 |
| 8 | Calexico | 38,476 | 97 | $50,021 | $281,700 | $1,049 |
| 9 | Corcoran | 22,626 | 97 | $55,909 | $220,500 | $1,012 |
| 10 | Mendota | 12,554 | 97 | $46,458 | $250,400 | $874 |
| 11 | Dos Palos | 5,757 | 97 | $50,556 | $285,300 | $1,182 |
| 12 | Blythe | 17,824 | 98 | $51,984 | $203,800 | $900 |
| 13 | Twentynine Palms | 28,738 | 99 | $56,000 | $238,400 | $1,271 |
| 14 | Oroville | 19,855 | 99 | $51,893 | $280,600 | $1,074 |
| 15 | Avenal | 13,441 | 99 | $52,986 | $224,800 | $1,060 |
| 16 | Barstow | 25,198 | 100 | $51,811 | $222,600 | $1,065 |
| 17 | Marysville | 12,703 | 100 | $58,150 | $282,700 | $1,223 |
| 18 | Firebaugh | 8,301 | 100 | $47,594 | $235,100 | $905 |
| 19 | Corning | 8,168 | 100 | $55,732 | $274,600 | $1,116 |
| 20 | Woodlake | 7,651 | 100 | $46,607 | $263,700 | $966 |
| 21 | Huron | 6,425 | 100 | $44,784 | $236,500 | $1,060 |
| 22 | Crescent City | 6,180 | 100 | $41,131 | $290,500 | $1,127 |
| 23 | Wasco | 26,222 | 101 | $55,521 | $251,900 | $991 |
| 24 | Arvin | 19,478 | 101 | $49,984 | $247,800 | $1,089 |
| 25 | Red Bluff | 14,592 | 101 | $50,216 | $271,100 | $1,068 |
| 26 | McFarland | 14,138 | 101 | $51,801 | $245,500 | $1,067 |
| 27 | Lindsay | 12,572 | 101 | $50,563 | $268,400 | $920 |
| 28 | Farmersville | 10,336 | 101 | $57,832 | $237,700 | $1,043 |
| 29 | Orange Cove | 9,607 | 101 | $38,447 | $232,900 | $996 |
| 30 | Yreka | 7,832 | 101 | $42,664 | $245,100 | $962 |
| 31 | Gridley | 7,372 | 101 | $57,860 | $297,700 | $1,127 |
| 32 | Parlier | 14,545 | 102 | $50,910 | $236,100 | $1,059 |
| 33 | Shasta Lake | 10,334 | 102 | $61,319 | $273,000 | $1,264 |
| 34 | Hemet | 90,646 | 103 | $53,623 | $314,200 | $1,432 |
| 35 | Merced | 89,766 | 103 | $59,938 | $347,700 | $1,293 |
| 36 | Imperial | 20,943 | 103 | $83,214 | $344,700 | $1,396 |
| 37 | Shafter | 20,618 | 103 | $67,989 | $306,800 | $1,140 |
| 38 | Taft | 7,228 | 103 | $64,479 | $246,400 | $989 |
| 39 | Coachella | 42,594 | 104 | $67,558 | $341,300 | $1,115 |
| 40 | Dinuba | 25,201 | 104 | $59,048 | $267,300 | $1,146 |
| 41 | Anderson | 11,282 | 104 | $50,306 | $272,000 | $985 |
| 42 | Gustine | 6,118 | 104 | $58,321 | $422,500 | $1,345 |
| 43 | Porterville | 62,765 | 105 | $59,012 | $273,600 | $1,111 |
| 44 | San Jacinto | 54,756 | 105 | $78,281 | $391,600 | $1,633 |
| 45 | Delano | 50,835 | 105 | $61,817 | $270,300 | $1,111 |
| 46 | Desert Hot Springs | 32,786 | 105 | $50,349 | $309,300 | $1,339 |
| 47 | Livingston | 14,450 | 105 | $76,158 | $339,800 | $1,281 |
| 48 | Newman | 12,299 | 105 | $75,344 | $381,900 | $1,227 |
| 49 | Waterford | 9,177 | 105 | $73,092 | $372,900 | $1,567 |
| 50 | Colusa | 6,439 | 105 | $68,750 | $357,400 | $1,130 |
| 51 | Hanford | 59,389 | 106 | $73,544 | $323,600 | $1,196 |
| 52 | Atwater | 32,013 | 106 | $63,945 | $340,600 | $1,219 |
| 53 | Chowchilla | 18,876 | 106 | $63,308 | $331,500 | $1,204 |
| 54 | Coalinga | 17,352 | 106 | $78,014 | $254,600 | $1,021 |
| 55 | Orland | 8,252 | 106 | $64,531 | $320,700 | $1,092 |
| 56 | Williams | 5,569 | 106 | $93,138 | $339,900 | $1,296 |
| 57 | Madera | 67,133 | 107 | $63,619 | $335,900 | $1,237 |
| 58 | Los Banos | 46,776 | 107 | $70,893 | $419,600 | $1,515 |
| 59 | Adelanto | 38,010 | 107 | $68,419 | $318,300 | $1,389 |
| 60 | Ridgecrest | 28,138 | 107 | $88,107 | $235,800 | $1,178 |
| 61 | Sanger | 26,515 | 107 | $74,428 | $346,000 | $1,131 |
| 62 | Reedley | 25,446 | 107 | $62,923 | $311,700 | $1,198 |
| 63 | Willows | 6,239 | 107 | $78,179 | $286,200 | $1,149 |
| 64 | Victorville | 135,983 | 108 | $70,663 | $342,500 | $1,568 |
| 65 | Ceres | 48,918 | 108 | $76,862 | $397,200 | $1,584 |
| 66 | Selma | 24,586 | 108 | $55,839 | $288,700 | $1,202 |
| 67 | Kerman | 16,492 | 108 | $57,556 | $331,500 | $1,181 |
| 68 | Tehachapi | 12,366 | 108 | $67,785 | $344,700 | $1,278 |
| 69 | Lakeport | 5,085 | 108 | $59,294 | $327,600 | $976 |
| 70 | Visalia | 142,649 | 109 | $79,952 | $340,600 | $1,397 |
| 71 | Tulare | 69,984 | 109 | $69,517 | $301,200 | $1,354 |
| 72 | Banning | 30,680 | 109 | $57,699 | $322,900 | $1,528 |
| 73 | Exeter | 10,280 | 109 | $71,198 | $273,500 | $1,207 |
| 74 | Fresno | 543,615 | 110 | $66,804 | $348,500 | $1,324 |
| 75 | Hesperia | 100,141 | 110 | $68,971 | $366,800 | $1,566 |
| 76 | Lemoore | 27,023 | 110 | $82,189 | $319,200 | $1,394 |
| 77 | San Bernardino | 221,774 | 111 | $63,988 | $384,900 | $1,433 |
| 78 | Rancho Cordova | 80,656 | 111 | $89,120 | $451,400 | $1,698 |
| 79 | Fowler | 6,930 | 111 | $61,071 | $352,100 | $1,172 |
| 80 | Paradise | 6,793 | 111 | $67,042 | $391,100 | $1,270 |
| 81 | Modesto | 218,614 | 112 | $77,899 | $415,600 | $1,609 |
| 82 | Turlock | 72,400 | 112 | $79,807 | $443,900 | $1,498 |
| 83 | Yuba City | 69,545 | 112 | $72,322 | $405,900 | $1,391 |
| 84 | Eureka | 26,302 | 112 | $60,253 | $375,800 | $1,157 |
| 85 | Kingsburg | 12,589 | 112 | $82,562 | $356,900 | $1,117 |
| 86 | Calimesa | 10,680 | 112 | $90,313 | $423,300 | $1,852 |
| 87 | Redding | 93,268 | 113 | $69,443 | $363,800 | $1,323 |
| 88 | Cathedral City | 52,047 | 113 | $67,031 | $420,700 | $1,554 |
| 89 | Riverbank | 24,881 | 113 | $90,216 | $442,300 | $1,527 |
| 90 | Oakdale | 23,155 | 113 | $86,478 | $432,800 | $1,471 |
| 91 | Guadalupe | 8,422 | 113 | $71,048 | $452,100 | $1,674 |
| 92 | Stockton | 320,470 | 114 | $76,851 | $412,900 | $1,495 |
| 93 | Lancaster | 170,013 | 114 | $76,083 | $409,100 | $1,696 |
| 94 | Citrus Heights | 87,036 | 114 | $77,167 | $432,100 | $1,764 |
| 95 | Apple Valley | 75,478 | 114 | $65,926 | $377,300 | $1,373 |
| 96 | Greenfield | 19,759 | 114 | $78,946 | $462,400 | $1,690 |
| 97 | King City | 13,512 | 114 | $63,090 | $395,800 | $1,527 |
| 98 | Fortuna | 12,413 | 114 | $61,603 | $353,200 | $1,126 |
| 99 | Bakersfield | 408,366 | 115 | $77,397 | $347,300 | $1,371 |
| 100 | Indio | 90,669 | 115 | $78,709 | $424,700 | $1,392 |