Cheapest Places to Live in Massachusetts

Born in the Colonial Era and raised by innovation, Massachusetts offers a rich tapestry of New England charm, world-class universities, and vibrant communities. From the bustling streets of Boston to the quiet corners of the Berkshires, the state provides a variety of lifestyles for individuals, couples, and families seeking affordable living options.

Here, each city and town offers unique experiences shaped by its history, geography, and local culture. The larger cities provide urban excitement, diverse job opportunities, and a thriving arts scene, while smaller towns and rural areas present scenic landscapes, tight-knit neighborhoods, and a slower pace of life. Whether you crave the energy of a college town, the tranquility of riverfront parks, or the inspiration of a creative community, the Bay State has budget-friendly options to suit a variety of preferences and financial situations.

There are important factors to consider before moving to Massachusetts for affordable living. Here are a few key points:

1. Taxes: Massachusetts has a flat state income tax rate of 5%. Property taxes vary by municipality, and there is a 6.25% sales tax, but groceries and most clothing are exempt. These tax rates make Massachusetts more affordable than a majority of neighboring states.
2. Climate: The state experiences all four seasons, with snowy winters and warm, humid summers. Coastal areas are typically milder, while inland cities and towns are prone to dramatic temperature swings. Understanding the climate helps with budgeting for heating and cooling costs.
3. Cost of Living: While the Boston metro area is among the most expensive in the country, towns and small cities in the central and western part of the state offer a more wallet-friendly cost of living. What can be found here are expenses well below the state average, with affordable housing, lower rents, and manageable property taxes.
4. Lifestyle: Massachusetts offers a blend of historic charm, outdoor recreation, and cultural amenities. Residents can enjoy everything from hiking and skiing to museums, music festivals, and local farmers markets while maintaining a reasonable budget.

Whether you’re searching for the cheapest places to live in the Old Colony State  on a budget, finding the most affordable cities for families, or scanning for budget-friendly towns with a strong sense of community and low cost of living, this comprehensive guide of the cheapest places to live in Massachusetts will help you discover the top options.

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Checkout 7 of the Cheapest Places to Live in Massachusetts:

Table: 7 most affordable places to live in Massachusetts:

What Makes These Budget-Friendly Cities Stand Out?

• Affordable Housing: Median home values and rents are significantly below the Massachusetts state average. This makes homeownership and renting accessible for budget-conscious residents.
• Strong Job Markets: Each city offers employment opportunities in healthcare, education, manufacturing, and local government.  Relatively short commute times allow  access to larger job markets nearby.
• Quality Education: A majority of these affordable cities have public schools rated above the state average. Additionally, these areas are also home to community colleges and well-respected liberal arts institutions.
• Safe and Family-Friendly: Low crime rates, abundant parks, and community events make these cities ideal for families and retirees seeking affordable, secure living.
• Lifestyle and Recreation: Residents enjoy a mix of outdoor activities (hiking, skiing, lakes), arts and culture (museums, music festivals), and a welcoming community atmosphere without breaking the bank.
  

  

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1. Chicopee

Population: 55,560
Median Home Value: $306,066
Median Rent: $2,673

Chicopee, just north of Springfield, is consistently ranked as one of the cheapest places to live in Massachusetts. This affordable city offers an appealing blend of suburban comfort, strong public schools. Being near the Connecticut River it features a mix of historic mill districts and newer developments, making it attractive to families, professionals, and retirees seeking budget-friendly housing options. Chicopee’s cost of living is among the lowest in the state, and the city’s homeownership rate (54.7%) is above the state average—making it a top choice for affordable housing in Massachusetts.

Size and Population: Chicopee covers 23.9 square miles, with a density of 2,325 per square mile. The population has remained stable over the past decade as one of the largest cities in Western MA besides Springfield, supporting a close-knit community feel perfect for budget-conscious families.

Cost of Living and Housing: The median household income is $67,617. Chicopee’s home price-to-income ratio is 4.53, and the income-to-rent ratio is 2.84, indicating strong affordability for buyers and renters alike. The city is known for its affordable real estate, making it ideal for first-time homebuyers and those seeking cheap homes for sale in Massachusetts.

Employment Prospects: Major employers include Westover Air Reserve Base, Chicopee Public Schools, and Callaway Golf. The average commute is 22.1 minutes, and being located  near I-90 and I-91 expands job opportunities throughout the region. Its robust job market and access to Springfield make it a popular option for those seeking affordable living near major employment centers.

Unique Attributes and Lifestyle: Chicopee’s parks, community events, and revitalized downtown offer a high quality of life at an affordable price. The city’s Polish-American heritage is celebrated through festivals and local cuisine. This includes the iconic deli Bernat’s and being deemed “Kielbasa Capital of the World.” Szot Park and the Chicopee Fest-of-All are local highlights, and the city’s blend of tradition and progress makes it inviting for newcomers and lifelong residents. For those searching for the best affordable places to live in Massachusetts with a strong sense of community, the Crossroads of New England stands out.

Education and Safety: Chicopee Public Schools serve 15 schools with the high school graduation rate being 86.4%. Elms College (The College of Our Lady of the Elms), a private liberal arts school, has its campus here as well. Violent crime rate: 4.5 per 1,000 residents, below the state average, making it one of the safer affordable cities in Massachusetts.

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2. Agawam

Population: 28,692
Median Home Value: $321,163
Median Rent: $2,673

Agawam is a close-knit  community located in Hampden County known for its affordable homes, parks, and access to both city amenities and natural beauty. The city’s stable housing market and moderate property taxes add to its appeal, making it one of the top affordable towns in Massachusetts for families and retirees seeking budget-friendly living options.

Size and Population: Agawam covers 24.2 square miles, with a density of 1,186 per square mile, providing plenty of space for affordable housing development.

Cost of Living and Housing: Median household income is $73,398. The home price-to-income ratio is 4.38, and the income-to-rent ratio is 3.90. Homeownership rate is 67%, one of the highest among affordable cities in Massachusetts, reflecting the accessible housing market.

Employment Prospects: Major employers include Six Flags New England, Agawam Public Schools, and local manufacturing companies. The city’s parks and riverfront make it ideal for families and commuters. Agawam’s proximity to Springfield and the Pioneer Valley expands job opportunities, while its affordable housing market attracts those searching for the best places to buy a home in Massachusetts on a budget.

Unique Attributes and Lifestyle: Those searching for Summer Thrills need not look further as Agawam is the place to be. Home to Six Flags New England for all things roller coasters and rides and their Hurricane Harbor water park, it’s perfect for the entire family both in and out of the water. For a calmer pace,  the scenic Metacomet-Monadnock Trail, Agawam River Walk, and Robinson State Park are local favorites. Similar to Chicopee, being near the Connecticut River allows their community events, family-friendly parks, and riverfront recreation to also be major draws  This allows its suburban tranquility to remain balanced while also being conveniently close to Springfield and the Pioneer Valley. Agawam is often listed among the best affordable places to live in Massachusetts for its steadiness in amenities and cost-effectiveness.

Education and Safety: Agawam Public Schools serve 7 schools with their high school graduation rate being above state average. Violent crime rate remains low, contributing to its reputation as a safe, affordable community.

3. South Hadley

Population: 18,150
Median Home Value: $367,061
Median Rent: $2,673

South Hadley, home to Mount Holyoke College, blends academic culture with affordability. The town is known for its parks, vibrant downtown, and strong sense of community. It’s considered by many to be a top choice for those seeking affordable college towns in Massachusetts with a lively atmosphere and reasonable living costs.

Size and Population: South Hadley covers 18.4 square miles, with a density of 986 per square mile, offering a perfect balance of suburban and college town living.

Cost of Living and Housing: Median household income is $92,740. The home price-to-income ratio is 3.96 while its income-to-rent ratio is 2.60. Homeownership rate is 65.1%, making it accessible for budget-conscious buyers.

Employment Prospects: Major employers include Mount Holyoke College, South Hadley Public Schools, and local businesses. The town’s proximity to Amherst and Northampton enlarges employment opportunities, attracting both educators and commuters. South Hadley is consistently included  on lists of the best small towns in Massachusetts for affordable living with academic influence.

Unique Attributes and Lifestyle: South Hadley’s downtown features restaurants, shops, and community events that don’t strain the budget. The college town is known for its scenic parks, riverfront, and a calendar full of arts and cultural festivals including the Showcase South Hadley Festival and their Summer Concert Series. Its blend of small-town charm and student-centered vibrancy appeals to a large demographic of residents seeking affordable Massachusetts living. If you’re looking for economical towns for Bay State living with its signature vibrant downtown and cultural opportunities, this fits the bill. 

Education and Safety: South Hadley Public Schools serve 5 schools including Pioneer Valley Performing Arts Charter Public School for those eager to hone their craft. The high school graduation rate is above the state average, and the town maintains a low crime rate, making it a safe choice for affordable family living.

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4. North Adams

Population: 12,708
Median Home Value: $236,751
Median Rent: $2,673

North Adams, located in Berkshire County,  is a small city with a sprawling  arts scene, anchored by the Massachusetts Museum of Contemporary Art (MoCA). Its creative energy and exceptional affordability attract artists, entrepreneurs, and families. The Tunnel City  is recognized as one of the most affordable places to live in the state, especially for those seeking cheap homes and a vibrant cultural life without the high costs of larger cities.

Size and Population: North Adams covers 20.6 square miles, with a density of 616 per square mile, providing ample space for affordable housing options.

Cost of Living and Housing: Median household income is $49,800. The home price-to-income ratio is 4.76, and the income-to-rent ratio is 3.61. Homeownership rate is 54.3%. North Adams is widely regarded as among the cheapest places to live in Massachusetts for homebuyers, with median home prices far below the state average, making it perfect for budget-conscious residents.

Employment Prospects: Major employers are the Massachusetts College of Liberal Arts, MoCA, and local schools. Residents’ average commute is 18.7 minutes. The city’s economy is bolstered by tourism, education, and the creative sector. New businesses continue to spring up each year showcasing a committed sense to growth and development.

Unique Attributes and Lifestyle: North Adams is a hub for contemporary art, music festivals, and outdoor adventure. Besides MoCA, other attractions sharing the spotlight include North Adams Museum of History and Science and Houghton Mansion. Numerous National Register of Historic Places also exist here such as the Armstrong House and Beaver Mill, and Hoosac Tunnel. The North Adams SteepleCats of the New England Collegiate Baseball League play here making it easy to catch a game without leaving the city. For those seeking affordable places to live in Western Massachusetts with cultural richness, North Adams is the right answer.

Education and Safety: North Adams Public Schools serve 4 schools along with being home to MCLA for higher education. Its high school graduation rate is 85.7%. Violent crime rate: 2.8 per 1,000 residents, making it one of the safest affordable cities in the state.

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5. Springfield

Population: 154,789
Median Home Value: $298,765
Median Rent: $2,673

Springfield, the largest city in western Mass, is known for its urban conveniences, cultural attractions, and affordable housing options. It’s considered by many as a top destination for those seeking affordable cities in the state with a vibrant urban lifestyle and diverse housing market for budget-conscious residents.

Size and Population: Springfield covers 33.1 square miles, with a density of 4,677 per square mile, offering urban amenities at affordable prices.

Cost of Living and Housing: Median household income is $78,354. The home price-to-income ratio is 3.81 while the income-to-rent ratio is 2.44. Homeownership rate is 48.2%. Springfield’s real estate market offers a range of affordable homes for sale, making it a leading choice for first-time buyers and budget-conscious renters.

Employment Prospects: Major employers in this Hampden County city are Baystate Health, MassMutual, Smith & Wesson, and the public school district with an  average commute of 21.4 minutes. Springfield’s economy is diverse, with strong representation in healthcare, finance, education, and manufacturing, supporting a robust job market for residents seeking affordable living in Massachusetts with career opportunities.

Unique Attributes and Lifestyle: Springfield is known for its mix of athletics, culture, and history. Alongside the Naismith Basketball Hall of Fame, hockey shares deep roots in the city. Their current pro team is the Springfield Thunderbirds of the AHL while American International College (AIC) fields a Men’s Division 1 program. If athletics aren’t your forte, the Quadrangle is home to five different museums including Dr. Seuss National Memorial Sculpture Garden which is perfect for children and the child in you. Notable festivals and events circled on locals and tourists’ calendars alike include the World’s Largest Pancake Breakfast, Bright Nights, Mattoon Street Arts Festival, and Glendi (Greek Festival). Options such as these are why it’s frequently listed among the best affordable cities in Massachusetts for the ability to pair entertainment with a low cost of living.

Education and Safety: Their public schools serve over 60 schools boasting a high school graduation rate of 81.2%. The region itself is known as a hotbed for secondary education. In Springfield alone, Western New England University, Springfield College, and AIC call the City of Firsts their home. Springfield Technical College Community College specializes in polytechnics and is ideal for those looking to have a career in the field. Violent crime rate: 8.4 per 1,000 residents, with ongoing community safety initiatives.

6. Pittsfield

Population: 42,533
Median Home Value: $292,963
Median Rent: $1,516

Staying in the western portion of the state, Pittsfield, located in the heart of the Berkshires, offers scenic beauty, a vibrant arts scene, and affordable living that’s hard to match. The city’s cost of living is 13% below the U.S. average while its homeownership rate is high. Pittsfield is a prime location for those searching for affordable places to live in this region with cultural amenities.

Size and Population: Pittsfield covers 42.3 square miles, with a density of 1,006 per square mile. This allows space for affordable housing development.

Cost of Living and Housing: Median household income is $67,262 with a home price-to-income ratio is 4.35, and income-to-rent ratio of 3.70. Homeownership rate is 56.1%. Pittsfield’s affordable housing market makes it one of the best cities in Massachusetts for budget-conscious buyers and renters seeking quality of life.

Employment Prospects: Major employers found here are Berkshire Health Systems, General Dynamics, SABIC and their  local schools. One’s average commute is 16.5 minutes. Pittsfield’s economy is balanced between healthcare, education, manufacturing, and a growing creative sector, providing stable employment for affordable living.

Unique Attributes and Lifestyle: Pittsfield’s cultural calendar includes the Berkshire International Film Festival and Tanglewood concerts. Outdoor recreation is abundant, with hiking, skiing, and  Lakes Onota and Pontoosuc  nearby. The city’s revitalized downtown and community spirit attract both young professionals and retirees seeking affordable living with cultural richness. It’s often recommended for those looking for the best affordable places to retire in the Bay State.

Education and Safety: Pittsfield Public Schools serve 12 schools with a high school graduation rate of 90.8%. For higher education, Berkshire Community College and the Pittsfield Campus of Mildred Elley ( a for-profit two year college) are options. Berkshire Music School runs courses for all ages. Violent crime rate: 3.9 per 1,000 residents, contributing to its appeal as a safe, affordable community.

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7. Adams

Population: 5,584
Median Home Value: $251,491
Median Rent: $1,900

Adams, nestled in the northern Berkshires is a small town known for its exceptional affordability, natural beauty, and welcoming community. The town’s cost of living is 4.1% below the national average making housing easily accessible. Often highlighted as one of the cheapest places to live in Massachusetts, it’s ideal for those seeking a laid-back lifestyle and easy access to nature without financial stress.

Size and Population: Adams covers 23 square miles, with a density of 243 per square mile, offering plenty of affordable housing opportunities.

Cost of Living and Housing: Median household income is $48,750. The home price-to-income ratio is 5.0, with an income-to-rent ratio at 2.6. Homeownership rate is 69%. Adams stands out for its affordable real estate and low cost of living, making it a top pick for budget-conscious home buyers and renters alike.

Employment Prospects: Major employers include Minerals Technologies, Town of Adams, and local schools. The average commute is 19 minutes and its closeness to North Adams and Pittsfield expands employment options. This makes Adams a practical choice for those seeking affordable living in rural Massachusetts with job accessibility.

Unique Attributes and Lifestyle: Adams is known for its proximity to Mount Greylock and the Ashuwillticook Rail Trail. The town’s events, parks, and laid-back pace attract families and retirees seeking affordable, peaceful living. Its small-town charm and access to nature make it a hidden gem for those seeking the most affordable living in the state.

Education and Safety: Adams-Cheshire Regional School District serves the area and has a high school graduation rate above the state average. Violent crime rate is low, making it one of the safest affordable communities in the state.

Conclusion: Why Affordable Living in Massachusetts Is Within Reach

While Massachusetts is often associated with high living costs, these seven cities and towns  prove affordable living is achievable throughout the state. From the scenic Berkshires to the Pioneer Valley, each location offers excellent quality of life, reasonable housing costs, and strong communities. Whether you’re seeking cheap houses , low rent, or budget-friendly amenities, destinations such as these are where it’s possible to call home while living accessibly for families, young professionals, and retirees without compromising on schools, safety, or recreational opportunities.

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Most Commonly Asked Questions About Affordable Living in Massachusetts

1. What is the cheapest place to live in Massachusetts right now?
North Adams is widely considered the cheapest place to live in Massachusetts as of 2025, with a median home price around $245,000 and average rent near $1,000 per month. Their cost of living is well below the state average, all while offering a vibrant arts scene, scenic surroundings, and a small-town feel perfect for budget-conscious residents.

2. Which cities in Massachusetts have the lowest rents?
Pittsfield, Holyoke, and Chicopee offer some of the lowest average rents in the state. These cities combine affordable housing with access to jobs, public transit, and amenities—making them especially attractive to renters on a budget seeking affordable state living.

3. Where is the lowest overall cost of living in Massachusetts?
North Adams, Springfield, and Chicopee are among those with the lowest overall cost of living. Lower housing, utility, grocery, and transportation costs compared to the statewide average are commonly found here.

4. What are the safest and most affordable places to live for families?
Chicopee, Fitchburg, Gardner, and Agawam are considered to be both safe and affordable options for families. They feature low crime rates, strong public schools, and family-friendly amenities such as parks and community events, making them perfect for budget-conscious families.

5. How do utility and transportation costs compare in affordable Massachusetts cities?
Utility costs range from $200 to $300 per month, reflecting cold winters and the need for heating. Transportation costs are lower in cities with public transit options, but in suburban and rural areas, one should budget for car expenses (gas, insurance, maintenance) which can reach upwards of an additional $400-$600 per month.

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6. What job opportunities are available in the most affordable cities?
The job market in affordable Massachusetts cities primarily consists in the healthcare, education, manufacturing, and retail industries. Major employers include Baystate Health, MassMutual, Westover Air Reserve Base, and local school districts. These areas  are also investing in downtown revitalization and the arts, creating new opportunities for affordable living with career growth.

7. Are there affordable cities within commuting distance to Boston?
While the Boston metro area is generally expensive, alternatives such as Fitchburg and Leominster offer affordable housing and commuter rail access to Boston. However, a majority of the state’s most affordable cities are in western and central Mass, farther from the Metro area. This allows them to offer better value for budget-conscious residents.

8. How do property taxes and homeownership rates compare in these cities?
Property taxes vary by municipality but on average are easier to manage in the western and central parts of the state. Homeownership rates in these affordable cities are often above the state average, reflecting the accessibility of the housing market to first-time buyers and families seeking budget-friendly options.

9. What is the quality of schools in affordable Massachusetts cities?
Many affordable cities, including Chicopee, Agawam, and South Hadley, have public schools rated above the state average. Graduation rates are on the higher end, with  several cities offering access to community colleges and respected liberal arts institutions. This is ideal for families seeking affordable living while also possessing quality education.

10. What lifestyle and recreational opportunities are available in these affordable cities?
Residents enjoy a mix of outdoor recreation (hiking, skiing, lakes), cultural events (art festivals, museums, live music), and community activities (farmers markets, parades) without high costs. Pittsfield and North Adams are well-respected for their vibrant arts scenes. Agawam and South Hadley offer parks and riverfront activities, making affordable living compatible with an active, fulfilling lifestyle that puts less pressure on the wallet.

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