Sam SmithVirginia’s affordability varies dramatically, from the high‑priced suburbs of Washington, D.C. and Northern Virginia to the rural, low‑cost regions of Southside and Southwest. For those seeking budget‑friendly living, the best opportunities are found in smaller cities and towns across the Appalachian coalfields, the Shenandoah Valley, and Southside communities along the North Carolina border. Using metrics like median home values, rental costs, and cost‑of‑living indices, this list highlights 50 of the most affordable places to live in the Commonwealth.
Top 50 Cheapest Cities To Live In Virginia
Southside Virginia
1. Danville
Danville, on the Dan River, is consistently ranked as Virginia’s most affordable city. Once a textile and tobacco hub, it has reinvented itself with revitalized downtown spaces, museums, and healthcare services. Housing prices and rents are among the lowest in the state, making it attractive for retirees, families, and remote workers. While economic challenges remain, Danville offers cultural heritage, outdoor recreation, and a strong community spirit, balancing affordability with livability in Southside Virginia.
2. Martinsville
Martinsville, historically known as the “Sweatshirt Capital of the World,” is a small city with very low housing costs. It is home to the Martinsville Speedway, a NASCAR landmark, and offers affordable living with essential amenities. The community has faced industrial decline, but affordability and cultural events remain strong draws. Martinsville appeals to retirees, families, and motorsport enthusiasts seeking budget‑friendly living in a town with deep roots in manufacturing and racing heritage.
3. South Boston
South Boston, in Halifax County, combines affordability with scenic surroundings near Lake Gaston. Housing prices are low, and the town offers schools, healthcare, and essential services. Its historic downtown and proximity to outdoor recreation make it appealing for families and retirees. While job opportunities are modest, South Boston’s affordability and community spirit provide a balanced lifestyle. The town’s blend of history, natural beauty, and budget‑friendly living ensures a practical choice in Southside Virginia.
4. Emporia
Emporia, located along I‑95 near the North Carolina border, is known for its affordability and convenient location. Housing costs are among the lowest in Virginia, and the town provides essential services, schools, and healthcare. While employment opportunities are limited, Emporia’s affordability and accessibility make it appealing for commuters, retirees, and families. Its blend of small‑town charm, transportation access, and budget‑friendly living ensures a practical lifestyle in one of Virginia’s most affordable communities.
5. Lawrenceville
Lawrenceville, the seat of Brunswick County, is a rural town with very affordable housing. The community offers essential services, schools, and healthcare, while maintaining a small‑town atmosphere. Housing costs are low compared to state averages, making it attractive for families and retirees. While job opportunities are modest, Lawrenceville’s affordability and community spirit make it appealing for budget‑conscious households. Its blend of rural character, history, and budget‑friendly living ensures a practical lifestyle in Southside Virginia.
6. Clarksville
Clarksville, located on Kerr Lake (Buggs Island Lake), is known as a retirement and fishing destination. Housing prices are affordable, and the town offers scenic waterfront living with essential services. Outdoor recreation opportunities abound, including boating, fishing, and hiking. While employment options are modest, Clarksville’s affordability and natural beauty make it appealing for retirees and families. Its blend of affordability, recreation, and community spirit ensures a relaxed lifestyle in one of Virginia’s most charming lake towns.
7. Farmville
Farmville, home to Longwood University and Hampden‑Sydney College, combines affordability with a college‑town atmosphere. Housing prices are low compared to state averages, and the town offers cultural amenities, schools, and healthcare. Its historic downtown and proximity to outdoor recreation make it appealing for families, students, and retirees. While job opportunities are tied to education and local commerce, Farmville’s affordability and vibrancy provide a balanced lifestyle. Its blend of affordability, education, and community spirit ensures a practical choice in Southside Virginia.
8. South Hill
South Hill, in Mecklenburg County, is a commercial hub with affordable housing and essential services. The town offers schools, healthcare, and shopping, while maintaining a small‑town atmosphere. Housing costs are low compared to state averages, making it attractive for families and retirees. While employment opportunities are modest, South Hill’s affordability and accessibility make it appealing for budget‑conscious households. Its blend of affordability, commerce, and community spirit ensures a practical lifestyle in one of Southside Virginia’s most affordable towns.
9. Chase City
Chase City, in Mecklenburg County, is a small town near Kerr Lake with affordable housing and a rural atmosphere. The community offers essential services, schools, and healthcare, while maintaining a quiet lifestyle. Housing costs are low compared to state averages, making it attractive for families and retirees. While job opportunities are modest, Chase City’s affordability and community spirit make it appealing for budget‑conscious households. Its blend of rural charm, affordability, and accessibility ensures a practical lifestyle in Southside Virginia.
10. Victoria
Victoria, in Lunenburg County, is a small town with very affordable housing and a strong sense of community. The town offers essential services, schools, and healthcare, while maintaining a rural character. Housing costs are low compared to state averages, making it attractive for families and retirees. While employment opportunities are modest, Victoria’s affordability and community spirit make it appealing for budget‑conscious households. Its blend of rural charm, affordability, and small‑town atmosphere ensures a practical lifestyle in Southside Virginia.
| Rank | City / Town | Region | Key Notes |
|---|---|---|---|
| 1 | Danville | Southside | Affordable, historic, on Dan River |
| 2 | Martinsville | Southside | Former textile hub, Martinsville Speedway |
| 3 | South Boston | Southside | Near Lake Gaston, low costs |
| 4 | Emporia | Southside | I-95 stop, very low cost |
| 5 | Lawrenceville | Southside | Brunswick County seat, rural |
| 6 | Clarksville | Southside | Lake Gaston/Kerr Lake, retirement & fishing |
| 7 | Farmville | Southside | College town (Longwood, Hampden-Sydney) |
| 8 | South Hill | Southside | Mecklenburg County commercial center |
| 9 | Chase City / Boydton | Southside | Small towns near Kerr Lake |
| 10 | Victoria | Southside | Lunenburg County, very affordable |
| 11 | Roanoke | Southwest | Largest city in region, urban amenities, top value |
| 12 | Galax | Southwest | Old-time mountain music hub, scenic |
| 13 | Martinsville | Southwest | Coalfield-adjacent, affordable |
| 14 | Pulaski | Southwest | Historic downtown, near New River |
| 15 | Radford | Southwest | College town (Radford University) |
| 16 | Wytheville | Southwest | I-81/I-77 crossroads, charming downtown |
| 17 | Marion | Southwest | Lincoln Theatre, near Hungry Mother State Park |
| 18 | Lebanon | Southwest | Russell County seat, coal country |
| 19 | Norton / Wise | Southwest | Affordable coalfield towns |
| 20 | Richlands | Southwest | Tazewell County, coalfield community |
| 21 | Bluefield (VA) | Southwest | Low cost of living |
| 22 | Gate City | Southwest | Scott County seat, near Natural Tunnel SP |
| 23 | Abingdon | Southwest | Historic district, Barter Theatre, affordable |
| 24 | Bristol (VA) | Southwest | Birthplace of Country Music, affordable downtown |
| 25 | Big Stone Gap | Southwest | Trail of the Lonesome Pine, outdoor drama |
| 26 | Waynesboro | Shenandoah Valley | Southern Skyline Drive, affordable |
| 27 | Staunton | Shenandoah Valley | Downtown, Shakespeare theatre, rising cost |
| 28 | Harrisonburg | Shenandoah Valley | College town (JMU), vibrant, good value |
| 29 | Front Royal | Shenandoah Valley | Northern gateway to Skyline Drive |
| 30 | Lexington | Shenandoah Valley | W&L University, VMI, charming but pricier |
| 31 | Covington | Shenandoah Valley | Industrial mountain town |
| 32 | Buena Vista | Shenandoah Valley | Small college (Southern VA University) |
| 33 | Luray | Shenandoah Valley | Gateway to Luray Caverns |
| 34 | Woodstock / Edinburg | Shenandoah Valley | Charming small towns in Shenandoah County |
| 35 | Franklin | Southern Tidewater | Blackwater River, historic & affordable |
| 36 | Suffolk (parts) | Southern Tidewater | Rural western/southern sections very affordable |
| 37 | Smithfield | Southern Tidewater | Famous for ham, slower-paced |
| 38 | Windsor / Isle of Wight County | Southern Tidewater | Rural, low costs |
| 39 | Courtland | Southern Tidewater | Southampton County seat |
| 40 | Hopewell | Southern Tidewater | Industrial base, very affordable housing |
| 41 | Petersburg | Southern Tidewater | Historic city, affordable near I-95 |
| 42 | Colonial Heights | Southern Tidewater | Suburb of Petersburg, strong value |
| 43 | Tappahannock | Northern Neck & Middle Peninsula | Essex County seat, riverside |
| 44 | Warsaw | Northern Neck & Middle Peninsula | Richmond County seat |
| 45 | Kilmarnock | Northern Neck & Middle Peninsula | Commercial hub of Northern Neck |
| 46 | Saluda | Northern Neck & Middle Peninsula | Middlesex County seat |
| 47 | Blackstone | Piedmont | Nottoway County, Fort Pickett |
| 48 | Crewe | Piedmont | Nottoway County, railroad town |
| 49 | Burkeville | Piedmont | US 460 & Route 49 crossroads |
| 50 | Charlotte Court House | Piedmont | Charlotte County seat, quintessential rural |
Closing
Affordability in Virginia often comes with trade‑offs: rural towns may lack job opportunities or healthcare access, while revitalizing cities like Roanoke and Abingdon balance low costs with growing amenities. Southside and coalfield communities offer rock‑bottom housing prices but face economic challenges, whereas Shenandoah Valley towns provide cultural vibrancy at moderate costs. The “sweet spot” lies in places like Roanoke, Harrisonburg, and Farmville, where affordability meets livability. Use this guide as a roadmap to explore Virginia’s diverse regions and find the community that best fits your lifestyle and budget.