California is famous for its high housing costs and overall expensive lifestyle, but not every corner of the state carries the same price tag. Beyond the coastal metros like San Francisco, Los Angeles, and San Diego, there are dozens of inland and smaller cities where housing and everyday expenses are significantly lower. While “cheap” in California is still costly compared to much of the U.S., these communities offer a more attainable path to homeownership and lower monthly expenses for those willing to trade proximity to major job centers for affordability.

Cheapest Cities In California

1. Stockton (San Joaquin County)

Stockton is a Central Valley city with relatively affordable housing compared to California’s coastal metros. Known for its agricultural roots and proximity to the Bay Area, Stockton offers lower home prices but faces challenges like higher crime rates and economic fluctuations. Its location along Interstate 5 makes commuting possible, though traffic can be heavy. Residents benefit from cultural diversity, waterfront access, and ongoing revitalization efforts, making Stockton a complex but affordable option for budget‑minded Californians.

2. Modesto (Stanislaus County)

Modesto is a mid‑sized Central Valley city where housing costs are significantly below California’s average. Agriculture, particularly almonds and dairy, drives the local economy. The city has a suburban feel with family‑friendly neighborhoods, though summers are hot and job opportunities limited outside farming and healthcare. Modesto’s affordability attracts commuters to the Bay Area, though long drives can offset savings. With cultural venues, parks, and a slower pace of life, Modesto balances affordability with modest amenities.

3. Fresno (Fresno County)

Fresno is the largest city in California’s Central Valley and one of the most affordable major metros. Housing prices and rents are well below state averages, though the trade‑off is extreme summer heat and limited white‑collar job opportunities. Agriculture dominates the economy, but Fresno also hosts universities, hospitals, and cultural institutions. Its central location provides access to Yosemite and Sequoia National Parks. For those seeking affordability with urban amenities, Fresno offers a practical compromise.

4. Bakersfield (Kern County)

Bakersfield is a growing Central Valley city known for oil, agriculture, and country music heritage. Housing costs remain far below California’s coastal regions, making it attractive for families and first‑time buyers. Summers are extremely hot, and air quality can be poor due to valley geography. The economy is diverse, with energy, farming, and healthcare as major employers. Bakersfield’s affordability, combined with suburban expansion and cultural offerings, makes it a popular choice for those seeking lower costs.

5. Merced (Merced County)

Merced is a smaller Central Valley city best known for UC Merced, which brings youthful energy and academic influence. Housing costs are lower than most of California, though the job market is limited outside education and agriculture. Summers are hot, and amenities are modest compared to larger metros. Its location along Highway 99 makes commuting possible, though lengthy. Merced’s affordability, combined with its university presence, offers opportunities for students, families, and those seeking a quieter lifestyle.

6. Visalia (Tulare County)

Visalia is a mid‑sized Central Valley city with affordable housing and a strong agricultural base. Known as a gateway to Sequoia National Park, it blends small‑town charm with suburban amenities. Summers are hot, and the economy leans heavily on farming and food processing. Healthcare and retail also provide jobs. Housing costs are well below California’s average, making Visalia attractive for families and retirees. Its affordability, combined with scenic proximity, makes it a balanced option for budget‑conscious residents.

7. Tulare (Tulare County)

Tulare is a smaller Central Valley city with deep agricultural roots, particularly in dairy and farming. Housing costs are lower than nearby Visalia, though amenities are more limited. Summers are hot, and job opportunities are concentrated in agriculture and retail. Tulare hosts the World Ag Expo, reflecting its farming identity. Affordable housing and a slower pace of life make Tulare appealing for families seeking budget‑friendly options, though commuting or limited services may be trade‑offs.

8. Porterville (Tulare County)

Porterville is a small Central Valley city offering affordable housing and a rural lifestyle. Agriculture dominates the economy, with limited white‑collar job opportunities. Summers are hot, and amenities are modest, though residents enjoy proximity to Sierra Nevada foothills for outdoor recreation. Housing costs are well below California’s average, attracting families and retirees. Porterville’s affordability comes with trade‑offs in commuting and services, but its scenic location and small‑town atmosphere appeal to those seeking lower costs.

9. Hanford (Kings County)

Hanford is a historic Central Valley city with affordable housing and a strong agricultural presence. Known for its dairy industry and small‑town charm, Hanford offers lower home prices than California’s coastal metros. Summers are hot, and job opportunities are concentrated in farming, food processing, and healthcare. The city has cultural attractions like the Fox Theatre and historic downtown. Hanford’s affordability, combined with its slower pace and community feel, makes it appealing for families and retirees.

10. Delano (Kern County)

Delano is a small Central Valley city with affordable housing and a strong agricultural identity. Known historically for farmworker movements led by Cesar Chavez, Delano remains rooted in farming and food processing. Housing costs are well below California’s average, though amenities are limited. Summers are hot, and job opportunities are concentrated in agriculture. Delano’s affordability and cultural heritage make it appealing for families seeking budget‑friendly living, though commuting and limited services are trade‑offs.

Table: Most Affordable Cities & Towns in California

#	City / Town	County	Region
1	Stockton	San Joaquin	Central Valley
2	Modesto	Stanislaus	Central Valley
3	Fresno	Fresno	Central Valley
4	Bakersfield	Kern	Central Valley
5	Merced	Merced	Central Valley
6	Visalia	Tulare	Central Valley
7	Tulare	Tulare	Central Valley
8	Porterville	Tulare	Central Valley
9	Hanford	Kings	Central Valley
10	Delano	Kern	Central Valley
11	Madera	Madera	Central Valley
12	Los Banos	Merced	Central Valley
13	Dinuba	Tulare	Central Valley
14	Lindsay	Tulare	Central Valley
15	Corcoran	Kings	Central Valley
16	Wasco	Kern	Central Valley
17	Arvin	Kern	Central Valley
18	Lamont	Kern	Central Valley
19	San Bernardino	San Bernardino	High Desert / Inland Empire
20	Victorville	San Bernardino	High Desert
21	Hesperia	San Bernardino	High Desert
22	Apple Valley	San Bernardino	High Desert
23	Barstow	San Bernardino	High Desert
24	Adelanto	San Bernardino	High Desert
25	Moreno Valley	Riverside	Inland Empire
26	Perris	Riverside	Inland Empire
27	Hemet	Riverside	Inland Empire
28	Banning	Riverside	Inland Empire
29	Beaumont	Riverside	Inland Empire
30	Blythe	Riverside	Inland Empire
31	Redding	Shasta	Northern California
32	Chico	Butte	Northern California
33	Yuba City	Sutter	Northern California
34	Marysville	Yuba	Northern California
35	Ukiah	Mendocino	Northern California
36	Clearlake	Lake	Northern California
37	Lakeport	Lake	Northern California
38	Willows	Glenn	Northern California
39	Orland	Glenn	Northern California
40	Susanville	Lassen	Northern California
41	Palmdale	Los Angeles	Southern California
42	Lancaster	Los Angeles	Southern California
43	Santa Paula	Ventura	Southern California
44	El Centro	Imperial	Southern California
45	Calexico	Imperial	Southern California
46	Brawley	Imperial	Southern California
47	Greenfield	Monterey	Central Coast
48	King City	Monterey	Central Coast
49	Sonora	Tuolumne	Sierra Foothills
50	Grass Valley	Nevada	Sierra Foothills

Closing

No city in California is universally “cheap,” but these 50 locations highlight where relative affordability exists within the state’s challenging housing market. Each comes with trade-offs — whether it’s hotter summers, longer commutes, or fewer amenities — so the best choice depends on your priorities. Use this list as a starting point, then dive deeper into neighborhood data, cost-of-living calculators, and local job markets to find the right fit. For many, these cities represent the balance between staying in California and living within a more manageable budget.