California offers some of the most diverse landscapes – from the majestic mountains in Yosemite and Sequoia National Parks to deserts like Joshua Tree and Death Valley, 840 miles of coastline with stunning beaches, and much more. With bustling cities, small towns, beachside paradises, and mountain escapes, there are a million reasons to live in California. If you’ve been considering moving to California or are hoping to relocate to a new city, you also probably have a budget you’d like to stay under as you look for a place to live. As of August, the median home sale price in California is $796,500 and the average sale price per square foot is $457.
If that price doesn’t fit into your budget, don’t worry. Redfin has collected 13 of the most affordable places to live in California. From Fresno to Sacramento, let’s jump in and see what cities are on the list.
#1: Tulare
Median home price: $339,000
Average sale price per square foot: $213
Median household income: $56,024
Nearest major metro: Fresno (45 miles)
Tulare, CA homes for sale
Tulare, CA apartments for rent
With a median home sale price of $339,000, Tulare takes the number one spot on our list of affordable places to live in California. About 45 miles south of Fresno, the nearest major metro, Tulare is home to roughly 68,900 residents. If you’re considering moving to this area, make sure to visit the Tulare Historical Museum, check out one of the parks in town, and explore the charming downtown.
#2: Porterville
Median home price: $350,000
Average sale price per square foot: $209
Median household income: $44,095
Nearest major metro: Visalia (15 miles)
Porterville, CA homes for sale
Porterville, CA apartments for rent
Taking second place on our list of affordable cities to live in California is Porterville. When living in this city of 62,600 people, you can check out Murry Park and visit the downtown area where you’ll find lots of local shops and restaurants. Or spend the day at Lake Success where you can camp and take in the views at Vista Point.
#3: Yuba City
Median home price: $365,000
Average sale price per square foot: $249
Median household income: $60,910
Nearest major metro: Sacramento (40 miles)
Yuba City, CA homes for sale
Yuba City, CA apartments for rent
About 70,100 people reside in Yuba City. The median home sale price is $365,000 which is about $135K less than the median home sale price in California. Make sure to visit the downtown area, stroll along the Feather River Parkway, and check out the events at Yuba-Sutter Fairgrounds if you move to the third most affordable city.
#4: Fresno
Median home price: $379,000
Average sale price per square foot: $241
Average rent for a 1-bedroom apartment: $1,502
Median household income: $44,095
Fresno, CA homes for sale
Fresno, CA apartments for rent
Only slightly more expensive than Yuba City is the city of Fresno. There are several top attractions you may want to check out if you’re moving to Fresno. Make sure to explore the Tower District and see a concert at Strummers or check out the events at Save Mart Center and Saroyan Theatre. You can also visit the Gibson Farm Market at Fresno State University where you’ll find local produce like corn and grapes during the summer months and spend the day exploring the Fresno Chaffee Zoo.
#5: Visalia
Median home price: $380,000
Average sale price per square foot: $233
Average rent for a 1-bedroom apartment: $1,814
Median household income: $44,095
Nearest major metro: Fresno (43 miles)
Visalia, CA homes for sale
Visalia, CA apartments for rent
Another great affordable city to consider moving to is Visalia, which is 43 miles south of Fresno. Home to 141,400 residents, this affordable town can be a great option to add to your list. In Visalia, you can see a concert at the Visalia Fox Theatre, explore the charming downtown, and visit one of the parks or golf courses in town.
#6: Bakersfield
Median home price: $403,000
Average sale price per square foot: $223
Average rent for a 1-bedroom apartment: $1,352
Median household income: $65,687
Bakersfield, CA homes for sale
Bakersfield, CA apartments for rent
Another well-known city is Bakersfield, where the median home sale price is about $100K less than the state’s average. With roughly 403,500 people calling Bakersfield home, it’s a great area to consider living in this year. Whether you visit The Park at River Walk along the Kern River where you’ll find trails and an amphitheater or explore downtown Bakersfield home to shops, restaurants, and venues like The Historic Bakersfield Fox Theater, there are many activities to do and see in this city. You can also check out museums like Buena Vista Museum of Natural History & Science and Bakersfield Museum of Art, or discover the many Bakersfield neighborhoods that make the city unique.
#7: Madera
Median home price: $404,770
Average sale price per square foot: $225
Median household income: $49,335
Nearest major metro: Fresno (20 miles)
Madera, CA homes for sale
Madera, CA apartments for rent
Claiming the seventh spot on our list of affordable places to live in California is Madera. With a population of roughly 66,200, living in Madera is a great option for those looking for a mid-sized city to live in that’s centrally located in the heart of the state. Don’t miss out on checking out Lions Town & Country Park, visiting the downtown area, or taking a day trip to Yosemite once moving here.
#8: Merced
Median home price: $408,770
Average sale price per square foot: $249
Average rent for a 1-bedroom apartment: $1,470
Median household income: $49,973
Nearest major metro: Modesto (70 miles)
Merced, CA homes for sale
Merced, CA apartments for rent
If you’ve lived in California for a while, chances are you know of Merced. This affordable city is home to approximately 86,300 residents, located roughly halfway between Modesto and Fresno. Be sure to enjoy the Merced County Fair during the summer, visit Merced’s Applegate Park Zoo, and check out downtown Merced once living here.
#9: Modesto
Median home price: $447,500
Average sale price per square foot: $284
Average rent for a 1-bedroom apartment: $1,530
Median household income: $62,182
Nearest major metro: Stockton (30 miles)
Modesto, CA homes for sale
Modesto, CA apartments for rent
Another great place to consider living in California is Modesto where the population is about 218,500. Popular things to do in Modesto include checking out the local produce and vendors at Modesto Certified Farmers Market, strolling through downtown Modesto, exploring the McHenry Museum which dates back to 1912, and discovering the Tuolumne River Regional Park.
#10: Stockton
Median home price: $459,000
Average sale price per square foot: $265
Average rent for a 1-bedroom apartment: $1,199
Median household income: $58,393
Nearest major metro: Sacramento (50 miles)
Stockton, CA homes for sale
Stockton, CA apartments for rent
Next up on our list is Stockton. This city has a population of 320,800 and you can see an event at Stockton Arena or the Bob Hope Theatre, explore Buckley Cove Park, and check out the downtown area where you’ll find shops and museums. There’s plenty to do on an afternoon or weekend while living in Stockton.
#11: Clovis
Median home price: $490,000
Average sale price per square foot: $270
Average rent for a 1-bedroom apartment: $1,482
Median household income: $84,119
Nearest major metro: Fresno (9 miles)
Clovis, CA homes for sale
Clovis, CA apartments for rent
In the 11th spot is the city of Clovis where the median home sale price is $490,000. If you move to Clovis it’s important to know that the nearest major metro is Fresno which is about 9 miles west. There is plenty to do in Clovis like explore the charming Old Town Clovis area where you’ll find a farmers market, local shops, and stellar restaurants. You can also enjoy the Clovis Rodeo each April and visit the Clovis Botanical Garden on a sunny day.
#12: Citrus Heights
Median home price: $500,000
Average sale price per square foot: $313
Average rent for a 1-bedroom apartment: $1,721
Median household income: $65,867
Nearest major metro: Sacramento (15 miles)
Citrus Heights, CA homes for sale
Citrus Heights, CA apartments for rent
With a median home sale price of $500,000, Citrus Heights is another affordable city to consider buying a home in this year. There are about 87,600 people living in this city, giving Citrus Heights a city-like feel without the hustle and bustle of nearby Sacramento. If Citrus Heights is the city for you, be sure to check out green spaces like Rusch Community Park and Tempo Park, and have a meal at one of the local restaurants.
#13: Sacramento
Median home price: $500,000
Average sale price per square foot: $337
Average rent for a 1-bedroom apartment: $1,979
Median household income: $65,847
Sacramento, CA homes for sale
Sacramento, CA apartments for rent
The city of Sacramento is another awesome affordable city to consider residing in. With a median home sale price of $500,000 and a population of 524,900 there are plenty of reasons that might convince you to move to Sacramento. You’ll find lots of activities to do, such as visiting the California State Capitol building and discovering museums like Crocker Art Museum and California State Railroad Museum. You can see a concert at Ace of Spades or Golden 1 Center, check out historic sites like Old Sacramento State Historic Park and Sutter’s Fort State Historic Park, and explore the Old Sacramento Waterfront home to shops, restaurants, and history tours.
Methodology: All cities must have over 60,000 residents per the US Census, have a median home sale price under $500,000, and the average sale price per square foot must be under the average sale price per square foot in California. Median home sale price and median sale price per square foot from the Redfin Data Center during August 2023. Average rental data from Rent.com August 2023. Population and median household income data sourced from the United States Census Bureau.
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