The 93555 zip code in Ridgecrest tops our ranking of the most affordable places to live in California.
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Top 10 most affordable places to live in California
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Ridgecrest 🥇 | 100.0 | $269,193 | $1,389 |
| 2 | Susanville 🥈 | 85.1 | $235,226 | $2,754 |
| 3 | Coalinga 🥉 | 83.8 | $293,579 | $1,164 |
| 4 | Sonora | 82.4 | $404,538 | $1,263 |
| 5 | Red Bluff | 77.8 | $314,620 | $1,300 |
| 6 | Taft | 75.9 | $205,477 | $1,296 |
| 7 | Rancho Cordova | 72.7 | $621,570 | $2,770 |
| 8 | Ione | 71.6 | $466,532 | $1,713 |
| 9 | Oroville | 71.0 | $308,077 | $1,571 |
| 10 | Twentynine Palms | 70.4 | $249,528 | $1,464 |
What these affordable cities and towns have in common
The 10 zip codes we ranked share a common trait: a low cost of living relative to the California median.
Median home values, rental costs, and property taxes generally sit below the state averages, while household incomes remain strong enough to keep home affordability ratios manageable. Below, we look at each market in detail.
1. Ridgecrest
Here's why the 93555 zip code in Ridgecrest is California's most affordable place to live.
🔎 Key data about Ridgecrest
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100.0 | No. 1 | N/A |
| Median home value | $269,193[1] | No. 12 | -$659,638 |
| Home affordability ratio | 3.1 | No. 1 | -5.7 |
| Home value five-year change | 16.9%[2] | No. 222 | -7.2% |
| Home value one-year forecast | 0.8%[3] | No. 955 | 1.4% |
| Rental costs | $1,389[4] | No. 15 | -$1,365 |
| Rent affordability ratio | 1.60% | No. 21 | -1.0% |
| Median household income | $86,700[5] | No. 656 | -$19,055 |
| Property taxes | $2,351[6] | No. 53 | -$3,205 |
| Energy costs | $0.25 kWh[7] | No. 247 | -$0.03 |
Ridgecrest's 93555 zip code is the cheapest place to live in California, leading the 992 markets we evaluated.
The median home value is $269,193, making it the 12th-cheapest housing market in the state. Forecasts project a 0.8% change in home values in the next year. Rent in the zip code averages $1,389 per month, which is the 21st cheapest amount in California.
The median property tax for homeowners in Ridgecrest is $2,351 per household, the No. 53 ranked market in California.
Residents pay $0.25 per kWh of electricity, which ranks No. 247 among California markets.
📈 Thinking about buying in California? See our complete housing market outlook for the data, trends, and timing insights California buyers need to know.
2. Susanville
The 96130 zip code is the 2nd-cheapest place to live in California.
🔎 Key data about Susanville
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.1 | No. 2 | N/A |
| Median home value | $235,226[1] | No. 4 | -$693,605 |
| Home affordability ratio | 3.2 | No. 2 | -5.5 |
| Home value five-year change | 9.5%[2] | No. 82 | -14.6% |
| Home value one-year forecast | -2.8%[3] | No. 42 | -2.2% |
| Rental costs | $2,754[4] | No. 450 | $0 |
| Rent affordability ratio | 2.60% | No. 436 | 0.0% |
| Median household income | $72,465[5] | No. 813 | -$33,290 |
| Property taxes | $1,921[6] | No. 27 | -$3,635 |
| Energy costs | $0.26 kWh[7] | No. 495 | -$0.02 |
Susanville's 96130 zip code has a median home value of $235,226, which is the 4th-cheapest housing market in California. You can rent for an average of $2,754 per month. That's the 450th-cheapest price in the state.
The average household income in the zip code is $72,465, which ranks 813th-highest in the state.
Homeowners in Susanville pay a median property tax of $1,921 per year, making it the 27th-most affordable market in California.
Susanville ranks No. 495 among California energy markets. You'll pay $0.26 per kWh of electricity.
3. Coalinga
The 3rd-least-expensive place to live in California is Coalinga's 93210 zip code.
🔎 Key data about Coalinga
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 83.8 | No. 3 | N/A |
| Median home value | $293,579[1] | No. 16 | -$635,252 |
| Home affordability ratio | 3.9 | No. 5 | -4.9 |
| Home value five-year change | 35.3%[2] | No. 824 | 11.1% |
| Home value one-year forecast | 0.1%[3] | No. 728 | 0.7% |
| Rental costs | $1,164[4] | No. 2 | -$1,590 |
| Rent affordability ratio | 1.56% | No. 16 | -1.0% |
| Median household income | $74,817[5] | No. 784 | -$30,938 |
| Property taxes | $2,327[6] | No. 51 | -$3,229 |
| Energy costs | $0.33 kWh[7] | No. 632 | $0.05 |
The No. 16 cheapest housing market in California is Coalinga's 93210 zip code, with a median home value of $293,579. Rents in the market average $1,164 per month, making it the 2nd-most affordable rental market in the state.
The median property tax for households in Coalinga is $2,327, which makes it the 51st-cheapest place in California. Coalinga ranks No. 632 among California markets by energy costs. Residents pay $0.33 per kWh of electricity.
4. Sonora
The 95370 zip code in Sonora comes in at No. 4 on our list of the cheapest places to live in California.
🔎 Key data about Sonora
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 82.4 | No. 4 | N/A |
| Median home value | $404,538[1] | No. 94 | -$524,292 |
| Home affordability ratio | 4.9 | No. 43 | -3.9 |
| Home value five-year change | 9.5%[2] | No. 81 | -14.6% |
| Home value one-year forecast | -2.0%[3] | No. 178 | -1.4% |
| Rental costs | $1,263[4] | No. 3 | -$1,492 |
| Rent affordability ratio | 1.52% | No. 12 | -1.1% |
| Median household income | $82,990[5] | No. 692 | -$22,765 |
| Property taxes | $2,919[6] | No. 131 | -$2,637 |
| Energy costs | $0.33 kWh[7] | No. 632 | $0.05 |
The No. 94 cheapest housing market in California is Sonora's 95370 zip code, where the median home value is $404,538. Renters here pay an average of $1,263 per month.
When it comes to energy costs, Sonora ranks 632nd among California markets. Residents pay $0.33 per kWh of electricity.
The median property tax for households in the zip code is $2,919, which makes it the 131st-cheapest market in California.
5. Red Bluff
The 96080 zip code in Red Bluff ranks No. 5 among California's most affordable places to live.
🔎 Key data about Red Bluff
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 77.8 | No. 5 | N/A |
| Median home value | $314,620[1] | No. 29 | -$614,211 |
| Home affordability ratio | 4.8 | No. 32 | -4.0 |
| Home value five-year change | 15.1%[2] | No. 195 | -9.0% |
| Home value one-year forecast | -2.0%[3] | No. 178 | -1.4% |
| Rental costs | $1,300[4] | No. 9 | -$1,455 |
| Rent affordability ratio | 1.97% | No. 84 | -0.6% |
| Median household income | $66,076[5] | No. 871 | -$39,679 |
| Property taxes | $2,200[6] | No. 43 | -$3,356 |
| Energy costs | $0.33 kWh[7] | No. 632 | $0.05 |
Red Bluff's 96080 zip code has a median home value of $314,620, the 29th-cheapest housing market in the state. Forecasts project a -2.0% change in home values in the next year.
The median property tax per household in Red Bluff is $2,200. It's the 43rd-cheapest market by tax rate in California.
6. Taft
The No. 6 most affordable city in California is the 93268 zip code.
🔎 Key data about Taft
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 75.9 | No. 6 | N/A |
| Median home value | $205,477[1] | No. 2 | -$723,354 |
| Home affordability ratio | 3.6 | No. 3 | -5.2 |
| Home value five-year change | 30.9%[2] | No. 699 | 6.7% |
| Home value one-year forecast | 1.0%[3] | No. 967 | 1.6% |
| Rental costs | $1,296[4] | No. 7 | -$1,459 |
| Rent affordability ratio | 2.24% | No. 202 | -0.4% |
| Median household income | $57,778[5] | No. 945 | -$47,977 |
| Property taxes | $2,258[6] | No. 48 | -$3,298 |
| Energy costs | $0.33 kWh[7] | No. 632 | $0.05 |
The back half of our top 10 kicks off with Taft's 93268 zip code, which has the 2nd-cheapest home values in California. The median home value is $205,477. Rents average $1,296 per month, making it the 7th-most affordable rental market in the state.
Residents pay $0.33 per kWh of electricity. It's the 632nd-cheapest energy market.
7. Rancho Cordova
Rancho Cordova's 95742 zip code is the 7th-cheapest place to live in California.
🔎 Key data about Rancho Cordova
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 72.7 | No. 7 | N/A |
| Median home value | $621,570[1] | No. 292 | -$307,261 |
| Home affordability ratio | 4.0 | No. 7 | -4.8 |
| Home value five-year change | 14.9%[2] | No. 187 | -9.2% |
| Home value one-year forecast | -1.7%[3] | No. 245 | -1.1% |
| Rental costs | $2,770[4] | No. 587 | $16 |
| Rent affordability ratio | 1.78% | No. 41 | -0.8% |
| Median household income | $155,855[5] | No. 127 | $50,100 |
| Property taxes | $7,655[6] | No. 751 | $2,099 |
| Energy costs | $0.28 kWh[7] | No. 526 | $0.00 |
You'll find the 292nd-cheapest home values in California in Rancho Cordova's 95742 zip code. The median value: $621,570. Renters in Rancho Cordova pay an average of $2,770 per month.
Homeowners in Rancho Cordova pay a median property tax of $7,655 per year, which is California's 751st-most affordable market.
The average household income is $155,855, which ranks 127th-highest in the state.
8. Ione
The 8th-least-expensive place to live in California is Ione's 95640 zip code.
🔎 Key data about Ione
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 71.6 | No. 8 | N/A |
| Median home value | $466,532[1] | No. 157 | -$462,299 |
| Home affordability ratio | 4.8 | No. 36 | -4.0 |
| Home value five-year change | 14.2%[2] | No. 171 | -9.9% |
| Home value one-year forecast | -0.6%[3] | No. 363 | 0.0% |
| Rental costs | $1,713[4] | No. 43 | -$1,042 |
| Rent affordability ratio | 1.77% | No. 37 | -0.8% |
| Median household income | $97,000[5] | No. 537 | -$8,755 |
| Property taxes | $3,371[6] | No. 186 | -$2,185 |
| Energy costs | $0.28 kWh[7] | No. 526 | $0.00 |
The 157th-cheapest housing market in California is Ione's 95640 zip code, with a median home value of $466,532. Renters pay an average of $1,713 per month, the No. 43 rental market in the state.
The median property tax for households in Ione is $3,371, which makes it the 186th-cheapest place in California. The average household income of $97,000 ranks 537th.
9. Oroville
Oroville's 95966 zip code is one of California's most affordable towns, sneaking into the top ten of our rankings.
🔎 Key data about Oroville
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 71.0 | No. 9 | N/A |
| Median home value | $308,077[1] | No. 25 | -$620,754 |
| Home affordability ratio | 4.7 | No. 28 | -4.1 |
| Home value five-year change | 2.9%[2] | No. 20 | -21.2% |
| Home value one-year forecast | -3.6%[3] | No. 12 | -3.0% |
| Rental costs | $1,571[4] | No. 24 | -$1,184 |
| Rent affordability ratio | 2.40% | No. 296 | -0.2% |
| Median household income | $65,586[5] | No. 875 | -$40,169 |
| Property taxes | $2,201[6] | No. 44 | -$3,355 |
| Energy costs | $0.33 kWh[7] | No. 632 | $0.05 |
The 25th-cheapest housing market in California is Oroville's 95966 zip code, where the median home value is $308,077. Renters pay an average of $1,571 per month. It's the state's 24th-cheapest rental market.
The median property tax for households within the zip code is $2,201, which makes it the 44th-cheapest property tax rate in California.
10. Twentynine Palms
The final spot on our list of the most affordable places to live in California goes to the 92277 zip code in Twentynine Palms.
🔎 Key data about Twentynine Palms
| Data point | Value | Rank (out of 992 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 70.4 | No. 10 | N/A |
| Median home value | $249,528[1] | No. 6 | -$679,303 |
| Home affordability ratio | 4.1 | No. 11 | -4.7 |
| Home value five-year change | 25.1%[2] | No. 490 | 0.9% |
| Home value one-year forecast | 0.5%[3] | No. 816 | 1.1% |
| Rental costs | $1,464[4] | No. 20 | -$1,290 |
| Rent affordability ratio | 2.40% | No. 307 | -0.2% |
| Median household income | $60,901[5] | No. 920 | -$44,854 |
| Property taxes | $1,657[6] | No. 11 | -$3,899 |
| Energy costs | $0.23 kWh[7] | No. 81 | -$0.05 |
Rounding out our top 10 is Twentynine Palms's 92277 zip code, with the 6th-cheapest home values in California.
The median home value is $249,528. Rent in the market costs $1,464 per month on average, making it the 20th-most affordable rental market in California.
The median property tax for households in Twentynine Palms is $1,657, which is the 11th-cheapest property tax rate in the state.
Twentynine Palms ranks No. 81 among California markets by energy costs, with households paying $0.23 per kWh of electricity.
Frequently asked questions about the least expensive places to live in California
Based on Clever's Affordability Score, the 93555 zip code in Ridgecrest is the cheapest place to live in California.
The median home value is $269,193, and the median household income is $86,700, giving Ridgecrest a home affordability ratio of 3.1, meaning a typical home costs about that many times the median annual income.
See our Affordability Score methodology and the full ranking of the 10 cheapest places to live in California.
The median home value in California is $928,831.
See the rankings above for how individual cities compare to these state-wide figures.
California is currently a mild buyer's market, according to Clever's Market Heat Index.
The index reflects the balance between buyer demand and seller supply, which affects how much negotiating power buyers and sellers have in any given market.
Markets also vary by city, county, and neighborhood. It's always good to check with a local real estate agent to understand the dynamics of a given local market.
The median amount homeowners pay in property taxes in California is $5,556 per year.
Property taxes are a key part of the overall cost of living, and they vary significantly by location. Check the per-city tax figures in the rankings above show how each of the 10 cheapest places stacks up against the California median.
📍 The 10 cheapest places to live in your region
How we ranked the most affordable cities and towns in California
We evaluated 992 zip codes in California with a population over 10,000 on home values, rental costs, energy rates, property taxes, and five other affordability indicators. We then assigned each market an Affordability Score based on its weighted and combined rankings.
Our proprietary Affordability Score is a score on a scale of 0 (worst in state) to 100 (best in state) that estimates the affordability of a particular zip code. It takes into account these key data points for each zip code.
- Median home value: The median home value for each zip code comes from the Zillow Home Value Index. The lower the median home value relative to the median value in California, the higher our score on this component. We assign a weight of 13.0% to median home value.
- Home affordability ratio. The home affordability ratio is the typical median home value divided by the median household income in the zip code, which reveals the number of years of household income needed to afford a home in that zip code. A lower ratio is better because it means more households can afford a home. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 28.0% to the home affordability ratio.
- Home value five-year change: The home value five-year change is the amount that the median home value in the zip code has risen or fallen during the last five years. Our data comes from the Zillow Home Value Index. We assign a weight of 10.0% to the home value five-year change.
- Home value one-year forecast: The home value one-year forecast comes from Zillow Forecast data. It projects how much home values in the zip code are forecasted to change in the next year. We assign a weight of 8.0% to the home value one-year forecast.
- Rental costs. The rental costs are the observed rents in the zip code, sourced from the Zillow Observed Rent Index. The index includes "listed rents that fall into the 40th to 60th percentile range for all homes and apartments in a given region." We assign a weight of 7.0% to rental costs.
- Median household income: The inflation-adjusted median household income figures for the zip code comes from the U.S. Census American Community Survey. We assign a weight of 5.0% to median household income.
- Rent affordability ratio. The rent affordability ratio is the ratio of rental costs divided by median household income, which provides the percentage of household income needed to pay a typical month’s rent in the zip code. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 17.0% to the rent affordability ratio.
- Property taxes: The property tax figures are the median real estate taxes paid in the zip code, sourced from the U.S. Census American Community Survey. The lower the property tax rate relative to the California average, the higher our score on this component. We assign a weight of 8.0% to property taxes.
- Energy costs: The energy costs are the costs of a kilowatt hour (kWh) of residential electricity in the zip code, sourced from the U.S. Department of Energy. The lower the cost of electricity relative to the California average, the higher our score on this component. We assign a weight of 4.0% to energy costs.
✍️ Editor’s note: Our Affordability Score identifies the most affordable places in a state by zip code. Often the zip code we identify will represent an entire city or portion of a city.
Occasionally the zip code we identify will encompass an area that includes one or more small towns. In these cases, the data we’ve gathered applies to the entire zip code, not just the single town we’re using to help identify the zip code's location.
If you’re looking to move to one of these affordable places, we recommend doing additional research to make sure the costs in the area — and the quality of life it offers — meet your specific needs.
Why you should trust us
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Our team is committed to making home selling more transparent by educating sellers through guides like this one. Our writers, editors, and industry-leading researchers strive to provide readers with the most up-to-date, accurate, and useful information.
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