10 Most Affordable Places to Live in California

California, known as the Golden State, is as famous for its natural beauty and geographic diversity as it is for making people’s Hollywood dreams come true. What many house hunters don’t realize is you can live well in California without having to spend all your time working to balance your budget.

If you play your cards right, you’ll be able to save big bucks by choosing an affordable place to live. Here are 10 places where you can enjoy everything California has to offer without having to spend an arm and a leg on housing and living expenses.

First, a few considerations: 

1. Taxes: California is known to have high-income tax rates, average sales tax rates, and

moderately high mortgage rates compared to the rest of the country. 

3. Climate: California is home to a host of different biomes from hot desert plains and chaparrals to mountainous regions and seascapes. Generally, the most affordable places will require you to have reliable transportation. And they most likely won’t be coastal properties but 3-5 miles inland from the coast, which is coveted real estate. However, you will find a host of beautiful options in just about every one of California’s geographic and climate zones. 

Here are 10 cities with the most affordable cost of living in California.

1. San Jacinto

San Jacinto is a small city with a rich history. Sitting at the foot of Mt. San Jacinto, it’s located a few hours’ drive east from the coast. Nestled in San Jacinto Valley, it is known for its relaxed atmosphere, warm weather year-round, and easy access to the mountains around Idyllwild. The city is a great place to live for people who want to save money on living expenses but still want to enjoy the best of California.

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

San Jacinto MEDIAN HOUSEHOLD INCOME (2022): $73,682

B. Employment Prospects

The economy of San Jacinto is primarily driven by agriculture, education, healthcare, retail, and gaming. What most people don’t know about the place is that it’s a growing hub for jobs related to computer science and automotive tech.

That being said, most people here make a long commute to work, with an average drive time of 42.5 minutes. This is due to the fact that there is a lot of open space from the region’s history as an area zoned for farming. Most of the working population of San Jacinto work in nearby cities in either agriculture, healthcare, education, retail and local services, or for casinos located in nearby areas.

San Jacinto’s unemployment rate of 5.4% is nearly the same as California’s overall rate of 5.2%.

The poverty rate is higher by around five points, at 17.1% (compared to California’s poverty rating of 12%). The U.S. unemployment rate is 4.1%, and the poverty rate is 11.1%.

C. Healthcare

San Jacinto offers access to essential healthcare services through nearby medical facilities, though it lacks major hospitals within its borders. Residents often rely on the larger neighboring cities for comprehensive healthcare options. Mount San Jacinto College also offers healthcare-related programs that can help address local medical staffing needs.

D. Education

The combination of affordable housing, access to community colleges, and proximity to major universities provides strong prospects for educational advancement in the area.

San Jacinto is served by the San Jacinto Unified School District (SJUSD), which offers a variety of public schools for students from kindergarten through high school. San Jacinto also has solid options for higher education, particularly for students looking to transfer or earn associate’s degrees. Mount San Jacinto College is the most prominent higher educational institution in the area, with excellent programs for healthcare, business, computer science, and education.

E. Unique Attributes and Lifestyle

San Jacinto has been around for quite some time, long before paved roads and even the railways. There are plenty of options for outdoor activities, from hang gliding to hiking at Mt. San Jacinto and the surrounding state parks. There are also plenty of family fun activities and farm fresh food at ranches and local farms in the adjacent Riverside area.

Although it’s growing fast, the city has a small-town feel and sense of community.

• Founded in 1870, San Jacinto is one of the oldest cities in Riverside County.
• The city was named after Saint Hyacinth, and it has a rich cultural history dating back to the Native American Luiseño Indians, who have lived in the area for centuries.
• Historically, San Jacinto has been a hub for agriculture, particularly known for dairy farming, fruit orchards, and crops like potatoes and alfalfa.
• Sometimes called “San Jack” by locals, the city is known for its small-town charm and beautiful views of the surrounding mountains.
• The nearby Soboba Casino, owned by the Soboba Band of Luiseño Indians, is a major local attraction that brings entertainment, dining, and tourism to the area.

Conclusion

San Jacinto offers a peaceful, small-town lifestyle with affordable housing and lower living costs compared to much of California. Its combination of historical charm, natural beauty, and growing opportunities in healthcare and technology makes it an appealing destination for those looking to escape the fast pace and high costs of major cities. Despite its high poverty rate and long commute times, San Jacinto provides a safe, family-friendly environment with ample access to outdoor activities and a strong sense of community.

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The 7 Best Cities to Live in California

For those looking at California as a potential home base, there are a variety of considerations to make when weighing a decision. Some may value safety and community, while others could not care less and just want to club all night. More factors like climate, recreation, and, certainly for most, proximity to the sea will be major considerations.

2. Fresno

Fresno, located in the Central Valley, sits near the foot of the Sierra Nevada mountain range, giving you ample opportunities to visit a number of California’s most beautiful state parks. From sampling the local fresh farm fare and attending major sporting events to soirees centered around arts and culture, there’s a variety of seasonal events and things to do.

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Fresno MEDIAN HOUSEHOLD INCOME (2022): $63,001

B. Employment

The employment rate in Fresno sits at 7.7% as of June 2024, above both California’s unemployment rate of 5.2% and the U.S. rate of 4.1%. The poverty rate is 22.1%, which is higher than both California’s poverty rate of 12% and the U.S. poverty rate of 11.1%. According to the 2018-2022 five-year census, the average commute time for citizens of Fresno over the age of 16 clocked in at 22.3 minutes.

Fresno is an agriculturally rich area known for producing cash crops like almonds, peaches, and nectarines. Key industries in the region are agriculture, healthcare, education, construction and skilled trades, manufacturing, and businesses within the public sector.

Major employers include Kaiser Permanente, the Fresno County Government, Fresno Unified School District, The Wonderful Company, Harris Ranch, and Foster Farms.

C. Healthcare

Fresno offers a variety of healthcare services, with several well-established hospitals serving its population. Kaiser Permanente Fresno Medical Center is one of the leading hospitals in the area, offering a full range of medical services. Community Regional Medical Center (CRMC) is another major provider known for its comprehensive emergency and trauma care, as well as its teaching hospital status, which serves both the local population and the training of medical professionals. Saint Agnes Medical Center is renowned for its cardiology and cancer treatment centers, making Fresno a regional hub for advanced healthcare services.

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D. Education

Cal State Fresno is the main higher educational institution in Fresno. It’s a fantastic choice for students who are interested in conducting agricultural research, anthropology, and more.

Fresno Unified School District rounds out the top 100 California schools for best grades. 79.7% of residents have a high school diploma or higher, while 24.4% of graduates have a bachelor’s degree or higher. That’s a respectable number compared to the U.S. national average of 89.1% of students with a high school diploma or more and 34.3% of graduates who have attained a bachelor’s degree or higher.

E. Unique Attributes and Lifestyle

There are lots of family-friendly things to do in Fresno, from a visit to the Chaffee Zoo or a stroll in the Shinzen Japanese garden to an art walk or visit to the Fresno Discovery Center all in one afternoon. There’s also a growing number of opportunities for nightlife and events for adults in pockets of the city.

Fun facts about Fresno:

• Fresno is located near a number of national parks that make up part of the Sierra Nevada mountain range, including Yosemite, Sequoia, Kings Canyon, and Death Valley.
• The area is known for producing almonds, cotton, peaches, and nectarines.
• The Fresno Yosemite International Airport, a former military field, is a hub for travelers heading in and out of the San Joaquin Valley.
• The Tower Theatre and Warnors Theatre are excellent destinations for performing arts of all kinds.
• Every spring, Ani-Me Con hosts Fresno’s only annual anime convention.
• The area is full of hidden gems in the form of coffee shops like Kuppa Joy – Grand Cafe and the Raphio Chocolate Cafe.

Conclusion

Fresno offers a mix of urban amenities, agricultural richness, and proximity to an abundance of natural resources. While the city faces economic challenges, including higher-than-average unemployment and poverty rates, it remains a key player in California’s agriculture and healthcare industries. With major hospitals and healthcare providers, residents have access to essential services. Overall, Fresno’s combination of natural beauty, community-focused events, and vital services makes it a city that balances challenges with opportunities.

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3. Clearlake

Clearlake is small in size but has a rich history and lots of charm. Located off the 56 highway in Lake County, the city skirts the southeastern shores of Clear Lake, the largest freshwater lake fully within California. The city itself is a modest size, with a number of historic destinations, eateries, and charming thrift shops as well as major chain stores.

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Clearlake MEDIAN HOUSING INCOME (2022): $41,047

B. Employment

The unemployment rate in Lake Country is 5.7% (June 2024), which is slightly above the national average of 4.1%. The poverty rate is 24.7%, which is more than twice California’s average of 12%.

Most people here drive alone to work, with an average commute time of around 30 minutes. Major industries with a strong presence in the area are related to healthcare, government, education, skilled trades, hospitality, retail, and power. Some major employers include Advent Health Clear Lake, Safeway, Woodland Community College, and Walmart.

C. Education

Clearlake doesn’t offer a lot in the way of higher education, but the nearby Lakeport Unified  School District offers smaller class sizes than the national average, which means more individual attention. 79% of Clearlake’s residents have graduated high school, close to the national average of 89.1%. 7.8% have a bachelor’s degree or higher, which falls far below the U.S. national average of 34.3%.

Higher educational options within driving distance include Yuba College, Mendocino College  in Ukiah, Sonoma State University, UC Davis, and Lake Tahoe Community College. There are various vocational and technical schools to choose from that are close to or located in Lake County.

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D. Healthcare

Healthcare services in Clearlake are anchored by Adventist Health Clear Lake, the region’s primary hospital. Adventist Health, one of the largest employers in the area, offers a range of services including emergency care, surgery, and specialty services. The facility provides essential care to residents not only of Clearlake, but also surrounding areas in Lake County, ensuring access to both preventive and critical medical services. Despite the presence of this healthcare hub, access to specialized care may still require trips to nearby cities such as Santa Rosa or Sacramento, as Clearlake’s smaller size limits the availability of certain advanced medical treatments.

E. Unique Attributes and Lifestyle

Clearlake is a great place for family fun and fishing. It is chock-full of history and natural beauty, offering plenty of opportunities to hike and camp at the surrounding state parks, where you can enjoy breathtaking views and find a myriad of wildlife from snapping turtles to antelopes and waterfowl. Throughout the year you can find local festivals centered around crafts, food, fitness, and music.

Fun Facts about Clearlake

• Measured at 68 square miles, Clear Lake is the largest freshwater lake fully in California.
• Clear Lake Wildlife Refuge is home to one of two of California’s remaining white pelican
• colonies.
• The city’s first post office opened in 1923.
• Home of famous horror film actor Michael Berryman.
• Famous for great local farm fresh produce and seasonal events held throughout the year.
• Anderson Marsh State Historic Park (since 1982) offers guided nature walks and ranch tours.

Conclusion

Clearlake is a small, quaint city with a rich natural environment and a strong sense of community. Despite being affordable compared to other areas in California, economic challenges such as a high poverty rate affect many residents. Overall, Clearlake offers a balance of rural beauty and essential services, but the economy and safety are important factors to consider.

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Dothan is great for businesses with friendly tax codes and a central location. With a bustling artistic community, it’s also known as Alabama’s Mural City. And since a quarter of the United States peanut crop is produced in the area, Dothan has been nicknamed “The Peanut Capital of the World.” 

4. Bakersfield

Bakersfield has gone through many changes since it was incorporated in 1873. From the Baby Boom of the 1950s until now, this historic region in Kern County has been home to one of the largest rental markets in the nation. As you’ll see, Bakersfield has a lot to offer for people interested in living well on a tight budget.

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Bakersfield MEDIAN HOUSEHOLD INCOME (2022): $73,827

B. Employment

The unemployment rate in Bakersfield is 9%, a little less than four points above the California average of 5.2% and five points above the U.S. average of 4.1%. The poverty rate for the city is 16.5%, 4.5 points above the state’s average of 12%. Most people drive to work with an average commute time of 23.6 minutes. Major industries here are agriculture, oil, healthcare, and government. Some of Bakersfield’s major employers include the County of Kern, Chevron, Sun Pacific, Giumarra Vineyards, Advent Healthcare, and State Farm Insurance.

C. Healthcare

Bakersfield has a robust healthcare system with multiple hospitals and specialized medical facilities. Adventist Health Bakersfield is one of the largest hospitals in the city, offering comprehensive services such as emergency care, surgeries, and a variety of specialties. Bakersfield Memorial Hospital, part of the Dignity Health network, is another key healthcare provider known for its cardiac care, orthopedics, and maternity services. Additionally, Kern Medical provides trauma care and serves as a teaching hospital, contributing to the education of medical professionals in the region.

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D. Education

Bakersfield City School District includes 45 schools and serves over 30,000 students. It is home to California State University, Bakersfield, University-California Merced, and a number of city colleges and technical schools.

According to the 2018-2022 five-year census, the number of citizens who have a high school diploma or higher is 81.6%, and the number of people with a bachelor’s degree or higher is 23.3%.

E. Unique Attributes and Lifestyle

Bakersfield is famous for being an agricultural hub where farmers produce some of the best citrus, almonds, olives, alfalfa, cotton, and roses. New cash crops like cannabis and mushrooms have been booming in the past few years.

Naturally, it has strong ties to the world of popular country and rock music, as well as motorsports. You can find fun festivals year-round if you are interested in horses, automotive racing, and delicious food.

Fun facts about Bakersfield:

• Home of the “Bakersfield Sound,” a style of country-fried western music with strong elements of storytelling, backbeats, and smooth vocals.
• Major historic restaurants include various Basque eateries, Noriega’s, Benji’s, and Narducci’s Cafe.
• The Lori Brock Discovery Center is a boon for music lovers interested in Kern County’s rich country and western music history.
• Motorsports are big in Bakersfield, with plenty of opportunities to attend car shows, races, and tailgating.
• The Kern County Fair showcases the strong agricultural roots of Bakersfield.
• Bakersfield Business Conference is famous for connecting professionals from all over the world.
• Crystal Palace Music Hall is an institution that features a nightclub, bar, restaurant, and theater.

Conclusion

Bakersfield is a city of growth and opportunity, offering affordable living relative to California standards and an active agricultural and cultural lifestyle. The city’s healthcare system, bolstered by several major hospitals, provides essential services to its residents. Even with some economic and safety challenges, Bakersfield remains an attractive place for those seeking affordable housing and employment in healthcare, agriculture, and other industries.

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5. Stockton

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Stockton MEDIAN HOUSEHOLD INCOME (2022): $71,612

B. Employment Prospects

The average unemployment rate in California is 4.1%. Stockton’s unemployment rate is slightly above that at 6.4%. The U.S. unemployment rate is 4.1%. Stockton has a poverty rate of 15.6%, while the national average in the U.S. is 11.1%.

California’s poverty rate is 15.6%. The average commute time for people in the city is 32.8 minutes.

The city of Stockton has a working population of over 130,000 people. Major industries include healthcare and social services, retail trade, food preparation and serving, and transportation and warehousing. The highest-paid workers are in businesses that fall in the sectors of utilities, public administration, and scientific and technical services.

C. Healthcare

Stockton’s primary healthcare facilities include Dignity Health – St. Joseph’s Medical Center and Dameron hospital, both providing a wide range of medical services to the community. Additionally, San Joaquin General Hospital offers a critical source of care for low-income and uninsured patients in the area. However, due to the city’s size and economic challenges, access to healthcare can sometimes be uneven, with a higher demand of services leading to long wait times, particularly in emergency care. Stockton also has several community health clinics that serve underinsured residents.

The city’s poverty rate (15.6%) poses challenges for access to healthcare, as many residents may face financial barriers to receiving care despite the presence of several medical facilities. The expansion of healthcare industries, along with educational programs at local institutions like San Joaquin Delta College, are helping to train more healthcare professionals to address the city’s needs.

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D. Education

78% of residents have a high school diploma or higher, while 18.3% of graduates have attained a bachelor’s degree or higher. In comparison, California as a whole has 84.4% of graduates with a high school diploma or higher and 35.9% of people with bachelor’s degrees or higher.

As a nation, the U.S. has 34.3% of graduates with a bachelor’s degree or higher and 89.1% of people who have attained a high school diploma.

The Stockton Unified School District serves a large number of students in grades K-12. The district serves a variety of elementary, middle, and high schools, as well as alternative educational programs.

Higher education options like San Joaquin Delta College offer degrees in nursing, auto tech, and criminal justice programs. California State University, Stanislaus (CSU Stanislaus) Stockton campus offers master’s and bachelor’s degree programs in business, psychology, education, and nursing.

There are a number of career-specific trainings available at schools like UEI College, which offers diplomas and certificates in medical fields, HVAC, dental assisting, and business administration. Many local unions also hold apprentice programs for those interested in

learning skilled trades.

E. Unique Attributes and Lifestyle

Stockton is a fast-growing city with a myriad of options for people interested in family-friendly fun, nightlife, and arts and culture. There are a number of state parks in the area such as Mossdale Crossing, Micke Grove Regional Park, and Caswell Memorial State Park. It’s

also a short drive from many of California’s most popular destinations.

Fun facts about Stockton:

• The Avenue is a popular dive bar with a casual, friendly vibe. The bar holds frequent live events.
• Empresso Coffeehouse features poetry slams, open mic nights, and other live music performances.
• For relaxing family fun and serene views, you can visit state parks in and around Stockton.
• These include Micke Grove Regional Park, Dos Reis Regional Park, Caswell Memorial State Park, and Oak Grove Regional Park.
• Watersports enthusiasts are just a short drive away from the coastal town of Santa Cruz, where you can enjoy sun, sand, and surf.
• Nick and Nate Diaz, two of the most recognized MMA fighters, hail from Stockton.
• Channel Brewing is a local brewery famous for craft beers and themed events like trivia nights.
• Delta Fusion Festival is a cultural arts event focused on storytelling, puppetry, and community. There are many opportunities for people to participate in creative projects.
• The Miracle Mile Classic Car Show, located along the Miracle Mile shopping district, features vintage automobiles.
• Gamers, nerds, and pop culture enthusiasts can enjoy lots of interactive entertainment at Stockton Con.
• Every spring the Stockton Asparagus Festival celebrates the city’s agricultural heritage by honoring one of its finest cash crops, asparagus.

Conclusion

Stockton is a fast-growing city with a diverse population and a strong cultural heritage. With a cost of living slightly above the national average but significantly lower than the California state average, Stockton offers a more affordable option for families and individuals compared to other California cities. The housing market, while more affordable than other parts of the state, remains challenging with a high price-to-income ratio. 

Employment prospects are varied, with strong representation in healthcare, retail, and transportation industries, although unemployment and poverty rates are higher than national averages. Despite these challenges, Stockton remains an attractive destination with its rich agricultural history, family-friendly recreational spaces, and cultural events like the Delta Fusion Festival and the Asparagus Festival. While crime rates are a concern, efforts to improve community safety and access to healthcare are ongoing. Stockton offers a mix of urban living with proximity to nature, making it a unique location for families and individuals seeking a balanced lifestyle.

6. Sacramento

Sacramento, the state capital of California, is known as the “City of Trees.” While the city is full of historic gems, its economy is focused on innovation and modernity. Because of its deep roots in agriculture and vibrant food scene, it’s also known as the “Farm-to-Fork Capital.”

For homebuyers and renters, it’s an attractive prospect due to its affordability, vibrant arts and culture scenes, and family-friendly fun. Whether you are interested in checking out a historic haunted house or attending a high-powered business conference, the city has an unlimited amount of appealing opportunities. 

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Sacramento MEDIAN HOUSEHOLD INCOME (2022): $78,954

B. Employment

Sacramento has a diverse economy, offering people looking to move here plenty of choices when it comes to employment. The city has major footholds in government, agriculture, social services and healthcare, education, technology and innovation, and tourism and hospitality.

As the capital of California, Sacramento serves as a hub for state government operations. This political influence contributes to a stable economy, attracting businesses that serve the public sector.

The unemployment rate is 4.7%, lower than the statewide rate of 5.2% and slightly higher than the U.S. unemployment rate of 4.1%.

The poverty rate is 14.8%, above that of both the California poverty rate (12%) and the U.S. poverty rate (11.1%). The average commute time for workers who live in Sacramento is 25.4 minutes.

C. Healthcare

Sacramento offers a range of healthcare options, with several well-established hospitals and medical centers serving the region, including UC Davis Medical Center, Sutter Health, and Mercy General Hospital. As a major city and the state capital, Sacramento is a hub for healthcare services in Northern California. It provides access to specialized medical care, research institutions, and primary healthcare facilities. Additionally, Sacramento residents benefit from nearby educational medical facilities, such as the UC Davis School of Medicine, further enhancing the city’s healthcare landscape.

Despite its vibrant healthcare sector, Sacramento faces challenges common in urban areas, such as disparities in access to care for lower-income residents. The city’s poverty rate of 14.8%, above both the state and national averages, suggests that some residents may face barriers to affordable healthcare. Nonetheless, the availability of quality healthcare services, coupled with the city’s position as a major center for public health policy, ensures that most residents have access to a wide range of healthcare options.

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D. Education

86.4% of people who live in Sacramento have a high school diploma or higher, and 36% of people have attained a bachelor’s degree or more. That’s on par with California’s average of 84.4% of students with a high school diploma or higher, and 34.3% of people with a bachelor’s degree or higher.

Data show that the U.S. as a whole has 89.1% of people who have graduated high school or higher and 34.3% of people who have attained a bachelor’s degree or higher.

The city’s multicultural environment is a strong selling point for students from around the globe interested in civics. It offers unique access to those interested in studying networking and government, political science, law, and public policy.

Higher educational institutions in and around the area include UC Davis, California State University, Sacramento, Sacramento City College, Cosumnes River College, and American River College.

E. Unique Attributes and Lifestyle

The “Farm-to-Fork Capital” is home to historic landmarks, agricultural powerhouses, a vibrant music scene, a diverse food culture, and much more.

The city is situated where the American River and the Sacramento River meet. Downtown is a popular spot for boating, fishing, and riverfront recreation at places like Discovery Park.

Fun facts about Sacramento:

• Home of the NBA’s Sacramento Kings.
• The city is featured as the backdrop in several famous films and series, including Ladybird,
• Almost Famous, Bad Day at Black Rock, and The Lincoln Lawyer.
• Established in 1885, the Crocker Art Museum is one of the oldest public art museums in the United States.
• Blue Diamond Growers, located near Sacramento, is the world’s largest almond processing plant.
• Tower Records was founded in Sacramento in 1960.
• The city has a series of underground tunnels built in the 1800s.
• The Delta King riverboat is a popular attraction for people interested in paranormal activity.
• San Francisco has a diverse food culture that ranges from traditional cuisine to trendy fusions.
• Known for well-preserved architectural landmarks that trace back to California’s Gold Rush era.

Conclusion

Sacramento offers a unique blend of urban amenities and suburban charm, making it an attractive option for those seeking a balanced lifestyle. The city has grown by 13% over the past decade, reflecting its status as one of the fastest-growing cities in California. Sacramento’s location provides ample opportunities for outdoor recreation, adding to its relaxed yet vibrant atmosphere.

Despite the city’s charm and opportunities, it faces higher crime rates compared to both state and national averages. Such statistics reflect the challenges of urban living. However, Sacramento remains a popular choice for families and professionals seeking a vibrant city with a laid-back lifestyle and access to diverse career opportunities.

In summary, Sacramento’s unique blend of cultural heritage, economic opportunity, and recreational activities makes it a desirable place to live, particularly for those looking for a city with a more relaxed atmosphere than larger California cities.

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7. Chico

Also known as a Tree City, Chico is a fast growing city that sits at the foothills of Sugarloaf Mountain, near Plumas National Forest. It’s recognized for its natural beauty, strong agricultural roots, and craft brewing culture. Residents here have access to many state parks, family-fun attractions, and excellent educational institutions.

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Chico MEDIAN HOUSEHOLD INCOME (2022): $65,932

B. Employment Prospects

The economy in Chico is defined by education, agriculture, healthcare services, retail, manufacturing, and tourism. The unemployment rate is 5.4%, on par with California’s unemployment rate of 5.9%. The poverty rate is 22.2%, nearly double the California and U.S. national poverty rates, which are 12% and 11.1%, respectively.

The average commute time for the working population is relatively low at 17.5 minutes.

C. Healthcare

Residents have access to quality healthcare services, with several local hospitals and clinics ensuring that medical needs are met. Chico’s healthcare infrastructure is robust enough to serve the city’s growing population, with a focus on community health and preventive care.

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D. Education

Chico is a good choice for those interested in higher- and lower-level education. 93.2% of people in the city have graduated high school and 41.3% have attained a bachelor’s degree or more. That’s higher than California’s overall stats for high school grads, which shows 84.4% of citizens with a high school graduation or higher and 35.9% of graduates with a bachelor’s degree or higher.

Statistics for the U.S. show 89.1% of students with a high school diploma or higher and 34.3% of people with a bachelor’s degree or more.

E. Unique Attributes and Lifestyle

For its size, Chico is a booming city with vibrant nightlife and plenty of family-friendly things to do. Located in the northern Sacramento Valley, it’s adjacent to many natural wonders and is a popular tourist destination for people who love the west ridge of the Sierra Nevada.

Fun facts about Chico:

• Chico is known for its nuts, particularly almonds and walnuts. The city promotes farm-to-fork dining culture by focusing on locally sourced ingredients.
• Home of the famous Sierra Nevada Brewing Co., Chico has a strong craft beer scene.
• Celebrities from Chico include country singer-songwriter Kacey Musgraves and NFL quarterback Aaron Rogers.
• The Chico Children’s Museum features interactive exhibits that foster creativity and curiosity for children of all ages.
• Bidwell Park is one of the largest municipal parks in the U.S., with a gambit of playgrounds and picnic areas, as well as trails for hiking and biking.
• Historic Downtown Chico features a blend of historic architecture, unique shops, and restaurants, making it a charming destination for locals and visitors.

Conclusion

Chico is a fast-growing city with a unique mix of affordability, natural beauty, and cultural vibrancy. It’s an attractive place for families, professionals, and retirees alike. Despite higher-than-average poverty levels, the city’s strong ties to agriculture, education, and tourism keep it economically resilient. With a laid-back lifestyle and opportunities for both work and play, Chico continues to attract new residents looking for a balanced, community-driven environment.

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Ohio is commonly referred to as “the heart of it all,” and for good reason. The state of Ohio sits centrally on the eastern side of the United States, and almost 50% of the United States’ population is within 500 miles of Ohio’s capital, Columbus.

8. Fontana

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Fontana MEDIAN HOUSEHOLD INCOME (2022): $93,230

B. Employment

Fontana has a diverse economy driven by several major industries, including education, logistics and warehousing, automotive, manufacturing, healthcare, retail and services, construction, and real estate development. The city is experiencing a significant population surge, which means an increased demand for workers in every industry, driving the city’s growth.

The unemployment rate is 5.2%, dead even with California’s unemployment rate of 5.2%. The poverty rate for Fontana is 10.5%, one and a half points below the California poverty rate of 12%.

The average commute time for residents who live in Fontana is 33.3 minutes.

C. Healthcare

Fontana is served by several healthcare facilities, including the Kaiser Permanente Fontana Medical Center, one of the largest medical facilities in the Inland Empire. This state-of-the-art hospital offers a wide range of healthcare services, from emergency care to specialized treatments. The Sierra San Antonio Medical Plaza also provides outpatient services, while Arrowhead Regional Medical Center located nearby serves as a key trauma and emergency care center for the region.

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D. Education

Fontana isn’t known for its educational prowess, but like all the cities on this list, it’s close to many world-class higher education institutions, trade and technical schools, business schools, and great options for children K-12. 78.4% of citizens in Fontana are high school graduates or higher. 20% of people in the city have attained a bachelor’s degree or higher.

California as a whole has 84.4% of people with a high school degree or higher, and 35.9% of those graduates have attained a bachelor’s degree or higher.

Stats for the United States are as follows: 89.1% with a high school diploma or higher and 34.3% with a bachelor’s degree or higher.

E. Unique Attributes and Lifestyle

Fontana serves residents a classic slice of Americana. Its culture is shaped by scenic beauty and the bustling industry of the Inland Empire. It is a hub for shipping and logistics due to its location near a number of major highways, and it is located near a number of gorgeous state parks.

Fun facts about Fontana:

• Fontana is home to the Auto Club Speedway, one of California’s premier motorsports venues, attracting NASCAR and race fans all year round.
• Fontana is located along the historic Route 66; one of the original highways in the U.S., it spans 2,448 miles.
• Mary Vagle Nature Center is a local gem that offers hiking trails, a pond, and interactive nature exhibits.
• Being a major distribution hub, Fontana is home to many truck stops, American-style diners, and great places to eat Mexican food.

Conclusion

Fontana is a city on the rise with a growing population and a diverse economy driven by logistics, healthcare, and manufacturing. Its cost of living is higher than the national average, but it’s balanced by affordable housing relative to other parts of California. Healthcare in Fontana is robust, with access to several large medical centers, and the city’s low crime rates make it a safe place to live. Whether you’re drawn to the city’s outdoor recreational opportunities, its burgeoning logistics industry, or its affordable suburban lifestyle, Fontana continues to be a dynamic and attractive place to call home.

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9. Clovis 

Located in the heart of the Central Valley, in Fresno County, Clovis is the perfect place to raise a family. It’s quiet, safe, and has great schools. Housing options range from suburban neighborhoods to spacious properties with large yards. The area has a Mediterranean climate with year-round warm weather, dry summers, and wet winters.

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Clovis MEDIAN HOUSEHOLD INCOME (2022): $98,554

B. Employment

The unemployment rate in Clovis is 7.7%, slightly above the California unemployment rate of 5.2%. The national unemployment rate in the U.S. is 4.1%. The poverty rate in Clovis is 8.4%, which is lower than the state’s poverty rate of 12%. The national poverty rate for the U.S. is 11.1%. The average commute time for the working population is 23.7 minutes.

C. Healthcare

Clovis offers excellent healthcare options, benefiting from its proximity to Fresno, the largest city in California’s Central Valley. Residents have access to Clovis Community Medical Center, one of the primary healthcare providers in the area, as well as Kaiser Permanente Fresno and other smaller clinics and healthcare providers. The availability of healthcare services contributes to Clovis being one of the safer and more health-conscious communities in the Central Valley.

While Clovis has a relatively low poverty rate (8.4%) compared to the rest of California, which supports better access to healthcare for most of its residents, those in rural areas outside the main urban center might have more limited access to facilities.

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D. Education

Clovis really shines when it comes to youth education. The Clovis Unified School District ranks high on standardized test scores and offers diverse learning opportunities for kids K-12.

Colleges include Clovis Community College, the San Joaquin College of Law, and California Health Sciences University.

91.2% of the residents are high school graduates or higher, and 35.3% of them have attained a bachelor’s degree or higher. That’s slightly above the national average, which sits at 89.1% for high school degrees and 34.3% for bachelor’s degrees or higher. California as a state has 84.4% of residents boasting a high school diploma or higher, and 35.9% of those graduates have attained a bachelor’s degree or higher.

E. Unique Attributes and Lifestyle

Clovis is known as the “Gateway to the Sierra” due to its proximity to the Sierra Nevada mountain range. The nearest main road is Highway 168, making it convenient for travel. Being in Fresno County, it’s a few hours’ drive in either direction to Los Angeles or San Francisco.

If you live here, you’ll have easy access to lots of farmers markets and roadside stands that offer fresh organic food.

Fun facts about Clovis:

• Clovis Rodeo Grounds is home to rodeos and annual festivals.
• Big Hat Days, a festival that celebrates the spirit of the rodeo, is going on its 87th year.
• ClovisFest is famous for hot air balloon rides, shopping, and family entertainment.
• There’s a vast network of trails for walking, jogging, and cycling in and around Clovis.
• Nearby hotspots for swimming, boating, and fishing include the San Joaquin River and Millerton Lake.
• There are several golf courses in the city.
• The area is home to Fresno’s minor league baseball team, the Fresno Grizzlies.

Conclusion

Clovis is a growing city with a strong sense of community, offering a family-friendly environment with access to great schools, healthcare, and outdoor activities. Its population has grown by 32% over the last decade, reflecting its appeal to families seeking a safe and affordable alternative to larger California cities. With a cost of living slightly higher than the national average but lower than the state average, Clovis strikes a balance for families looking for an affordable lifestyle in the Central Valley.

The housing market, with a median home value of $420,700 and a home price-to-income ratio of 4.27, is slightly more affordable compared to many other parts of California. Employment prospects are varied, though the unemployment rate is higher than the national average at 7.7%. However, Clovis boasts a relatively low poverty rate and shorter commute times, making it a convenient location for working families.

Clovis also has a rich cultural and recreational life, with annual events like Big Hat Days and ClovisFest, along with easy access to natural attractions like Millerton Lake and the Sierra Nevada mountains. The educational system shines, with high graduation rates and a number of colleges and career training programs. Safety remains one of Clovis’s key selling points, with crime rates well below both the state and national averages, making it a secure place to raise a family.

Overall, Clovis is a great option for individuals and families seeking a slower pace of life, strong community ties, and access to both nature and modern amenities.

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10. Eureka

A port city, Eureka is located in the Emerald Triangle – an area in Northern California known as one of the largest cannabis-producing regions in the United States. All year round you’ll find amazing photo opportunities, attend festivals, and be at one with nature. While the area is unmatched when it comes to dense forests and giant groves of trees at places like Sequoia Park, it’s also filled with rivers and other bodies of water that serve as inlets to the ocean.

A. Median Household Income, Median Home Value, Annual Spend for Homeowners, and Annual Spend for Renters:

Eureka MEDIAN HOUSEHOLD INCOME (2022): $51,971

B. Employment Prospects

The unemployment rate in Humboldt County is 5.1%, an even one point above the USA’s unemployment rate and nearly on par with California’s unemployment rate of 5.2%. The poverty rate is 19.3%, slightly higher than the state and national rates, which sit at 12% for California and 11.1% for the nation.

There are strong agricultural ties in the county and surrounding communities. A large portion of the economy is made up of the cannabis, timber and forestry, and dairy and livestock industries. The area is also known for its mycological diversity, and a large portion of edible mushrooms such as chanterelles and shitake are produced here.  

Key industries include healthcare, tourism, forestry, and social services. Recently the tourism and cannabis industries have been growing, which often employ a number of migrant farm workers and gig workers to support operations. Providence St. Joseph Hospital is the largest private employer in the area. Other major employers include:

• Costco, Target, and WinCo
• Pacific Seafood
• Humboldt County Office of Education
• Green Diamond Resource Company

C. Healthcare

Eureka is served by St. Joseph Hospital, the largest healthcare provider in the area, offering comprehensive services from emergency care to specialized treatments. Additionally, Mad River Community Hospital in nearby Arcata provides another layer of healthcare services for residents. 

While healthcare access is generally good, economic factors and the high poverty rate (19.3%) play a role in healthcare disparities within the region. Residents may experience barriers to regular healthcare due to lower incomes and limited transportation options. However, recent growth in the cannabis and tourism industries has contributed to the local economy, which could bring increased investment in social and health services over time.

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D. Education

K-12 students in the public school system are served by the Eureka Union School District, which covers 15 square miles, serving portions of East Roseville and Granite Bay. Higher education in the area is based on the “Humboldtian model of higher education,” which is a holistic combination of research, studies, life sciences, and practical application that originated during the Enlightenment. Colleges in the area include Cal Poly Humboldt (formerly Humboldt State University), College of the Redwoods, and Shasta College.

E. Unique Attributes and Lifestyle

Eureka, like many of the charming little towns located on the coast of Northern California, is filled with personality. Many of its attractions are centered around the county’s rich ties to agriculture as well as arts and culture. Whether it’s the Cannabis Cup (Cannifest), the Northern Nights Music Festival, or Humboldt Hemp Fest, you’ll be able to find a get-together that fuses music, food, and culture year-round.

Fun facts about Eureka:

• Eureka is close to a number of cannabis- and agriculture-related events like Northern Nights, the Humboldt County Fair, Cannifest, and the Humboldt Hemp Fest.
• The city is a Victorian architecture hub, famous for its well-preserved Victorian era homes like Carson Mansion, which was built in 1885.
• Humboldt Redwoods State Park, located just south of Eureka, stretches along the “Avenue of Giants,” a scenic highway surrounded by redwoods.
• Clam Beach County Park is famous for wide sandy beaches, perfect for a day of picnicking and clam digging.

Conclusion

Eureka, a small port city nestled in Northern California’s Emerald Triangle, offers a unique blend of natural beauty, Victorian-era architecture, and a growing cannabis industry. With strong ties to agriculture, forestry, and tourism, Eureka remains a charming but economically challenged area. The city’s unemployment and poverty rates are higher than the national average, and its housing affordability remains an issue with a high price-to-income ratio. That being said, Eureka’s strong community ties, rich cultural events, and proximity to natural wonders like the redwood forests make it an attractive destination for those looking for a quieter, nature-oriented lifestyle.

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Real Savings on Real Estate in California

While the old idiom “you get what you pay for” almost always applies in real estate, you can save tens of thousands if not more by doing your research. For affordable living in California, you basically have three choices: live inland and depend on a car or reliable transportation, live in a more densely populated area where you don’t have to commute far, or spend a little more to live closer to the coast. The great thing about the regions on this list is they defy some conventional logic, mainly because many of the areas are either going through growth spurts or because most people aren’t aware of them. All in all, any one of the cities on this list are great places to live well and save money.

One caveat about real estate in California is you’ll most likely need reliable transportation to find the best deals in more spread-out places located inland like San Jacinto or Clearlake, as well as in isolated coastal towns like Eureka. Having said that, with the availability of rideshare services in California, that’s not so much of an issue unless you are out in a  remote area. With remote work becoming more prevalent again and the availability of rideshare services in California, transportation is becoming less and less of an issue.