California’s 10 cheapest places to live revealed in new report — including a coastal outlier

Not everyone can live in Los Angeles or San Francisco — someone’s got to hold it down in Fresno.

A recent report from real estate platform Houzeo breaks down the 10 most affordable places to live in the Golden State. Each city was given an overall affordability score out of ten, based on three main factors: median home value, median house rent and cost of living compared to the state average.

The list was dominated by Central Valley cities, with the exception of one coastal city outlier.

10. Clovis

The Central Valley city received an affordability score of 6.7, with its cost of living 11% lower than the state average.

With a median home price of $479,880 and median rent of $1,955, Clovis has long been known as the “Gateway to the Sierras” for its proximity to the Sierra Nevada mountain range, Yosemite National Park, Kings Canyon and Sierra National Forest.

9. Sacramento

The state’s capital scored a 7.3 on Houzeo’s affordability scale. The cost of living in the city is 14% lower than the state’s average, and the median home price stands at $385,163.

The report highlighted the city for its government-focused job market and more than 230 parks. The downside? Heavy traffic congestion and high rates of property and vehicle theft in parts of South and North Sacramento.

8. Chico

The “charming” Chico made a 7.4 on the affordability scale, but the cost of living was only 8% lower than the state’s average. The median home price came in at $340,290 while the median house rent was $1,850.

“The city’s friendly vibe and college-town energy with the presence of California State University makes it a great place for students and families alike,” the report reads.

7. Stockton

Stockton scored a 7.9 on the affordability scale with a median home price of $317,272 and median rent of $1,595.

The cost of living in the city is an impressive 25% lower than the state average, but its crime rate stands at 82% higher than the national average.

6. Visalia

Visalia earned an affordability score of 8.2 on the list. The city’s median home value is $511,736, and the median rent is $2,400. The city’s cost of living is 24% below the state average.

“With Sequoia and Kings Canyon National Parks less than an hour away, plus year-round events, local restaurants, and family amenities. Visalia gives you that rare mix of affordable housing with luxurious weekend escapes like the Sequoia County,” the report reads.

5. Eureka

Eureka is the sole coastal city on the list. With an affordability score of 8.3, the median home value is $418,081, and the median rent is $1,600.

The cost of living in the northern California city is 21% lower than the state average. The city is known for its Old Town Eureka district with Victorian-era homes, and scenic Sequoia National Park.

4. Tulare

Tulare got an affordability score of 8.4, with a median home price of  $458,693 and median rent of $1,650. The cost of living in Tulare is 27% lower than the state’s average.

“It has a small-town vibe, friendly people, and a strong farming community,” Houzeo said. Its drawbacks include high temperatures and poor air quality in areas near Highway 99.

3. Bakersfield

Bakersfield scored an 8.4 on the affordability scale. With a median home price of $441,009 and median rent of $1,995, the cost of living is 18% lower than the state’s average. The city is just around 2 hours from LA by car.

2. Fresno

Fresno came in second with an adorability score of 8.5. The city’s median home value is $388,567, while the median rent is $1,975. The central California city’s cost of living is about 22% lower than the state average.

1. Porterville

Taking the number one spot was Porterville, with an affordability score of 8.7 out of 10. The city’s median home value is $325,000, and median rent is $1,358. Its cost of living is about 12% lower than the California average.

“It offers a quiet, family-friendly lifestyle surrounded by reputable schools and proximity to orchards and views of the Sierra Nevada foothills,” Houzeo said of the city.

Download The California Post App, follow us on social, and subscribe to our newsletters