Cheapest Places to Live in California (2026)
Looking for the most affordable cities in California? We ranked 91 California cities by median home value. The cheapest is Bakersfield (~$344,500); the California median is $688,000.
Most affordable cities in California
Ranked by median home value, lowest first:
| # | City | Median home value | $ / sq ft |
|---|---|---|---|
| 1 | Bakersfield | $344,500 | $238 |
| 2 | Fresno | $353,000 | $250 |
| 3 | Lake Arrowhead | $366,000 | $351 |
| 4 | Desert Hot Springs | $371,000 | $249 |
| 5 | Redding | $379,000 | $258 |
| 6 | Visalia | $386,500 | $246 |
| 7 | Stockton | $389,000 | $279 |
| 8 | Murphys | $390,000 | $262 |
| 9 | Merced | $401,000 | $254 |
| 10 | Madera | $402,000 | $260 |
Most expensive cities in California
The priciest California markets by median home value:
| # | City | Median home value | $ / sq ft |
|---|---|---|---|
| 1 | Newport Beach | $4,495,000 | $2556 |
| 2 | Palo Alto | $3,852,500 | $1681 |
| 3 | Beverly Hills | $2,387,000 | $1034 |
| 4 | Mountain View | $2,230,000 | $1302 |
| 5 | San Mateo | $1,809,000 | $915 |
| 6 | Santa Barbara | $1,793,500 | $1170 |
| 7 | Redwood City | $1,779,000 | $1004 |
| 8 | Sunnyvale | $1,657,000 | $931 |
| 9 | Carlsbad | $1,575,000 | $705 |
| 10 | Santa Clara | $1,541,000 | $902 |
How we rank California cities
Rankings use the typical (median) home value for each city from public market data (Realtor.com & Zillow research). Affordability also depends on incomes, taxes, and cost of living — see each city page for local detail. Directional estimates, not appraisals.
Explore all California home values, estimate any home with the Home Value Estimator, or see where your budget goes furthest nationwide.
California affordability: FAQ
What is the cheapest place to live in California? +
Based on median home value, Bakersfield is among the most affordable cities in California, with a typical home around $344,500 — well below the California median of $688,000.
What is the most expensive city in California? +
By median home value, Newport Beach is among the priciest in California, with a typical home around $4,495,000.
Is California an affordable place to live? +
The median home value in California is about $688,000 (138% more expensive than the U.S. median of $289,000), but prices vary widely by city — from around $344,500 to $4,495,000.