The 17 Cheapest Places to Live in All of California

It’s no secret that California is a desirable place to live. The state offers a huge variety of beaches, mountains, nature preserves, and national and state parks for outdoor activities, as well as vibrant cities to explore. 

California is also known for its sky-high real estate prices that leave many prospective home buyers out of luck. However, there are cities in the Golden State that remain affordable. Keep reading to discover the 17 cheapest places to live in California.

1. Bakersfield

Situated at the southern end of California’s Central Valley, Bakersfield is close to many popular outdoor destinations, including campgrounds and the Kern River. Bakersfield has the ninth-largest population in the state with just over 400,000 residents. It boasts well over 150 miles of walking paths and bike trails, making it easy to stay active.

Bakersfield’s economy has historically been based on agriculture and oil, but it is also well-known for its country music artists like Merle Haggard and Billy Mize. This is one of California’s most affordable cities with home values of $378,612.  

2. Clearlake

This city shares a name with Clear Lake, which is the state’s largest lake that is fed by natural freshwater. The community is located on the shores of the lake, offering residents beautiful views and plenty of options for kayaking, fishing, and swimming.

The average home value in Clearlake is $223,883, making it one of California’s cheapest places to live. With a population of about 15,000, Clearlake is full of small-town charm. There are several restaurants in downtown Clearlake, as well as shopping and wine tasting.

3. Fresno

Located in the heart of the Central Valley, Fresno is a vibrant city with a population of over 500,000 people. The city was founded by the Central Pacific Railroad Company in 1872, and it has been a major hub for agriculture, producing crops like grapes, cotton, and almonds.

Fresno also boasts several beautiful parks and gardens, including the Forestiere Underground Gardens and Woodward Park. There are also several great campgrounds nearby to explore the area’s natural beauty, including Yosemite National Park just over an hour away. Fresno has an average home value of $365,855, which is well below the state’s average. 

4. Eureka

This coastal town is located north of San Francisco near Humboldt Bay. Eureka is surrounded by mountains with giant redwood trees, which harken back to the city’s logging history. Eureka has a population of around 26,000, although it has a bustling culture with plenty of restaurants and theater groups.

Eureka’s downtown area is full of Victorian-era homes and architecture. The average home value in the city is $424,062, which is higher than other locations on the list, but still relatively cheap for the California coast. 

5. Stockton

With a mild Mediterranean climate, Stockton is a popular destination for retirees. Although it is 70 miles from the state’s coastline, residents can enjoy the waterfront at the Stockton Marina, which is fed by a channel from the San Francisco Bay.

Stockton is also close to the state’s tallest structure. The KXTV/KOVR Television Tower is located 20 minutes away from the city and is a staggering 2,049 feet tall. Stockton’s average home value is $429,030, and residents can enjoy the downtown area on the waterfront which is full of restaurants, live music venues, and other attractions.

6. Clovis

Located near the western base of the Sierra Nevada mountains, Clovis is near Sequoia National Park, King’s Canyon, and Yosemite National Park. These areas offer a multitude of trails and camping options, and Clovis also has plenty of walking paths and bike trails in the city.

Clovis has a population of over 115,000, which supports a bustling arts and entertainment culture with museums and theaters. The average home value in Clovis is $496,898 and has trended downward over the past year.

7. Sacramento

Sacramento is the state capital of California and boasts a population of over 500,000 people. The Sacramento River — the largest in the state — runs through the city, providing a habitat for several species of animals as well as irrigation for farmlands in the area. 

Historically, Sacramento has been known for its history during the Gold Rush, while today, it is an agricultural center that produces crops such as rice, tomatoes, and almonds, as well as dairy and livestock. The average home value in Sacramento is $471,129, and residents can enjoy easy access to ski resorts, Lake Tahoe, and San Francisco. 

8. Chico

This affordable city in Northern California is growing quickly, thanks to its Mediterranean climate and local amenities. Chico is home to Bidwell Park, which contains over 3,600 acres of natural beauty, as well as Chico State University, which is one of the state’s oldest colleges. 

Chico offers several annual events and has a strong selection of restaurants, breweries, and entertainment venues. The average home value in Chico is $462,666, which accounts for its strong schools, safe neighborhoods, and bustling businesses.

9. Tulare

Located in the Central San Joaquin Valley, this area was formerly home to Tulare Lake. Now a dry lake bed, Tulare Lake was drained by settlers in the early 1900s to support crops such as cotton. Today, Tulare’s economy continues to rely on agriculture due to its fertile farmlands.

Home values in Tulare average around $328,230, which city officials attribute to their streamlined permitting processes. Tulare is conveniently located around 60 miles north of Bakersfield and offers access to the state’s beaches as well as the Sierra Nevada mountains.

10. Oxnard

Located in Southern California between Santa Barbara and Los Angeles, Oxnard is renowned for its strawberry farms. It is considered the “Strawberry Capital of the World,” and even hosts an annual Strawberry Festival in May.

Oxnard is located on the coast and offers several miles of beautiful beaches, as well as a harbor with access to Channel Islands National Park with hundreds of caves to explore. Downtown Oxnard features historic squares and architecture, museums, and a variety of restaurants and shops. The city’s average home value is among the highest on this list at $704,329, but that has trended downward over the past year.

11. Lancaster

This city has been a hub for aerospace innovation since the 1970s. Pilot Chuck Yaeger broke the sound barrier over Lancaster for the first time in 1947, and companies in Lancaster have produced multiple space shuttles and specialized aircraft.

Lancaster is located in the high desert of the Antelope Valley at the northern edge of Los Angeles County. It is a short drive from the Antelope Valley California Poppy Reserve, which lights up every year with bright orange flowers. This city’s average home value is around $446,340 and has dropped more than other California cities in the past year.

12. Temecula

Nestled in the wine country of Southern California, Temecula has several award-winning wineries on offer. It is also a popular destination for hot-air ballooning and hosts the annual Balloon and Wine Festival.

Like other cities in California, Temecula has a plethora of options for outdoor recreation. It is about 10 miles from Diamond Valley Lake, which is a popular spot for bass fishing. The city’s average home value is around $725,851, making it one of the more affordable cities in Southern California.

13. Merced

Situated in the Central Valley, Merced is a medium-sized city with a population of just over 90,000. It maintains a small-town feel, even though it is home to the University of California Merced. The city’s economy has relied on agriculture since its founding in 1889, although it now houses other industries such as warehousing, packaging, and distribution.

Merced boasts bicycle paths that link its city parks and a revitalized downtown area with shops, restaurants, and a full calendar of events. The average home value in Merced comes in around $378,722, making this one of California’s most affordable cities.

14. Hemet

The history of Hemet can be traced back to the early 1800s when the area was used for cattle ranching for the Mission San Luis Rey. Later, the construction of the Great Hemet Dam in the 1890s brought prosperity and growth to the Southern California city. Since then, the town has persevered through droughts and earthquakes and is one of the most affordable cities in California.

Located in the San Jacinto Valley, Hemet has an average home value of $424,096. Its residents can enjoy nearby Diamond Valley Lake for fishing, camping, and hiking. It is also close to San Jacinto Peak, which is the tallest peak in Riverside County with an elevation of 10,834 ft. 

15. Rancho Cordova

With its proximity to Sacramento, Rancho Cordova offers easy access to a larger city while also providing amenities like parks, restaurants, and businesses. The American River runs through Rancho Cordova, although it is notoriously dangerous for swimmers and rafters. However, there are plenty of walking paths, bike trails, and parks to enjoy the river views.

Rancho Cordova also houses the Sacramento Children’s Museum and the Aerospace Museum of California, providing options for all ages. The city’s average home value is around $514,299 and has dropped over seven percent in the past year. 

16. San Bernandino

San Bernandino is considered the “Gateway to Southern California” due to its location along historic Route 66. Transit has played a large role in the city’s history, first with the development of the railroads and later as a spot for travelers to rest as they crossed the desert.

This city is also an agricultural hub and grows several varieties of citrus fruit. Residents and visitors don’t want to miss the National Orange Show, which has taken place in San Bernardino since 1911. Outdoor enthusiasts can explore San Gorgonio Mountain, the Glen Helen Regional Park, and the accompanying Glen Helen Amphitheater, which is among the nation’s largest outdoor venues. San Bernandino has an average home value of $456,866, making it one of the most affordable California cities.

17. Turlock

Situated in the Central Valley, Turlock is a medium-sized city with a population of around 70,000. It offers the slower pace of rural life and an abundance of natural beauty but also has good schools, medical facilities, and options for arts and entertainment.

Turlock has a variety of restaurants and taprooms and also hosts the annual Stanislaus County Fair. The city also features Donnelly Park with playgrounds and walking paths, as well as Turlock Lake State Recreation Area in the foothills of the Sierra Nevada mountains. 

Turlock is also close to California State Route 108, the state’s steepest highway, which winds through the Sonora Pass. The city’s average home value is around $466,066, making Turlock a top contender among California’s cheapest places to live.