The 93555 zip code in Ridgecrest, California tops our ranking of the most affordable places to live on the West Coast.
We looked at 1357 zip codes in the region, evaluating home values, rental costs, energy rates, property taxes, and five other affordability indicators. We used the data we gathered to calculate our proprietary Affordability Score for each zip code.
Top 10 most affordable places to live on the West Coast
The West Coast includes California, Oregon, and Washington.
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Ridgecrest, CA 🥇 | 76.5 | $265,528 | $1,321 |
| 2 | Pendleton, OR🥈 | 75.1 | $283,483 | $1,046 |
| 3 | Hermiston, OR 🥉 | 68.1 | $335,618 | $1,404 |
| 4 | Yakima, WA | 65.8 | $281,987 | $1,183 |
| 5 | Aberdeen, WA | 65.0 | $263,487 | $1,262 |
| 6 | Klamath Falls, OR | 62.4 | $255,142 | $1,137 |
| 7 | Toppenish, WA | 61.4 | $263,387 | $2,129 |
| 8 | Wapato, WA | 60.2 | $266,898 | $2,129 |
| 9 | Portland, OR | 60.0 | $354,235 | $1,747 |
| 10 | Susanville, CA | 59.9 | $228,116 | $2,814 |
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1. Ridgecrest, California
Here's why the 93555 zip code in Ridgecrest is the region's most affordable place to live.
🔎 Key data about Ridgecrest
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 76.5 | No. 1 | N/A |
| Median home value | $265,528[1] | No. 13 | -$442,117.09 |
| Home affordability ratio | 3.2 | No. 1 | -4.3 |
| Home value five-year change | 32.5%[2] | No. 235 | -7.9% |
| Home value one-year forecast | 1.6%[3] | No. 953 | 1.6% |
| Rental costs | $1,321[4] | No. 7 | -$946 |
| Rent affordability ratio | 1.61% | No. 13 | -0.8% |
| Median household income | $81,824[5] | No. 632 | -$10,919 |
| Property taxes | $2,142[6] | No. 51 | -$2,727 |
| Energy costs | $0.20 kWh[7] | No. 3 | $0.08 |
Ridgecrest's 93555 zip code is the cheapest place to live on the West Coast, leading the 1357 markets we evaluated.
The median home value is $265,528, making it the 13th-cheapest housing market in the region. Forecasts project a 1.6% change in home values in the next year. Rent in the zip code averages $1,321 per month, which is the 13th-cheapest amount on the West Coast.
The median property tax for homeowners in Ridgecrest is $2,142 per household, the No. 51 ranked market on the West Coast.
Residents pay $0.20 per kWh of electricity, which ranks No. 3 among the region's markets.
2. Pendleton, Oregon
The 97801 zip code is the 2nd-cheapest place to live on the West Coast.
🔎 Key data about Pendleton
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 75.1 | No. 2 | N/A |
| Median home value | $283,483[8] | No. 2 | -$424,162.39 |
| Home affordability ratio | 4.0 | No. 1 | -3.6 |
| Home value five-year change | 43.9%[9] | No. 91 | 3.5% |
| Home value one-year forecast | 1.4%[10] | No. 117 | 1.4% |
| Rental costs | $1,046[11] | No. 1 | -$1,221 |
| Rent affordability ratio | 1.46% | No. 2 | -1.0% |
| Median household income | $71,413[12] | No. 78 | -$21,330 |
| Property taxes | $2,857[13] | No. 27 | -$2,012 |
| Energy costs | $0.05 kWh[14] | No. 1 | -$0.07 |
Pendleton's 97801 zip code has a median home value of $283,483, which is the 117th-cheapest housing market on the West Coast. You can rent for an average of $1,046 per month. That's the 1st-cheapest price in the region.
The average household income in the zip code is $71,413, which ranks 78th-highest on the West Coast.
Homeowners in Pendleton pay a median property tax of $2,857 per year, making it the 27th-most affordable market in the region.
Pendleton ranks No. 1 among the region's energy markets. You'll pay $0.05 per kWh of electricity.
3. Hermiston, Oregon
The 3rd-cheapest place to live on the West Coast is Hermiston's 97838 zip code.
🔎 Key data about Hermiston
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 68.1 | No. 3 | N/A |
| Median home value | $335,618[15] | No. 10 | -$372,026.74 |
| Home affordability ratio | 4.1 | No. 2 | -3.4 |
| Home value five-year change | 45.7%[16] | No. 101 | 5.2% |
| Home value one-year forecast | 1.4%[17] | No. 117 | 1.4% |
| Rental costs | $1,404[18] | No. 5 | -$863 |
| Rent affordability ratio | 1.73% | No. 12 | -0.7% |
| Median household income | $81,239[19] | No. 53 | -$11,504 |
| Property taxes | $3,001[20] | No. 35 | -$1,868 |
| Energy costs | $0.05 kWh[21] | No. 1 | -$0.07 |
The No. 10 cheapest housing market on the West Coast is Hermiston's 97838 zip code, with a median home value of $335,618. Rents in the market average $1,404 per month, making it the 5th-most affordable rental market in the region.
The median property tax for households in Hermiston is $3,001, which makes it the 35th-cheapest place on the West Coast. Hermiston ranks No. 1 among the region's markets by energy costs. Residents pay $0.05 per kWh of electricity.
4. Yakima, Washington
The 98902 zip code in Yakima comes in at No. 4 on our list of the cheapest places to live on the West Coast.
🔎 Key data about Yakima
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 65.8 | No. 4 | N/A |
| Median home value | $281,987[22] | No. 6 | -$425,658.36 |
| Home affordability ratio | 5.0 | No. 15 | -2.6 |
| Home value five-year change | 39.2%[23] | No. 40 | -1.3% |
| Home value one-year forecast | 0.0%[24] | No. 26 | 0.0% |
| Rental costs | $1,183[25] | No. 3 | -$1,084 |
| Rent affordability ratio | 2.09% | No. 68 | -0.3% |
| Median household income | $56,655[26] | No. 224 | -$36,088 |
| Property taxes | $1,953[27] | No. 7 | -$2,916 |
| Energy costs | $0.09 kWh[28] | No. 198 | -$0.03 |
The No. 4 cheapest housing market on the West Coast is Yakima's 98902 zip code, where the median home value is $281,987. Renters here pay an average of $1,183 per month.
When it comes to energy costs, Yakima ranks 198th among the region's markets. Residents pay $0.09 per kWh of electricity.
The median property tax for households in the zip code is $1,953, which makes it the 7th-cheapest market on the West Coast.
5. Aberdeen, Washington
The 98520 zip code in Aberdeen ranks No. 5 among the region's most affordable places to live.
🔎 Key data about Aberdeen
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 65.0 | No. 5 | N/A |
| Median home value | $263,487[29] | No. 3 | -$444,158.15 |
| Home affordability ratio | 4.7 | No. 9 | -2.9 |
| Home value five-year change | 50.7%[30] | No. 153 | 10.2% |
| Home value one-year forecast | 0.3%[31] | No. 117 | 0.3% |
| Rental costs | $1,262[32] | No. 5 | -$1,005 |
| Rent affordability ratio | 2.23% | No. 145 | -0.2% |
| Median household income | $56,600[33] | No. 225 | -$36,143 |
| Property taxes | $2,245[34] | No. 15 | -$2,624 |
| Energy costs | $0.07 kWh[35] | No. 116 | -$0.06 |
Aberdeen's 98520 zip code has a median home value of $263,487, the 3rd-cheapest market in the region. Forecasts project a 0.3% change in home values in the next year.
The median property tax per household in Aberdeen is $2,245. It's the 15th-cheapest market by tax rate on the West Coast.
6. Klamath Falls, Oregon
The No. 6 most affordable place to live on the West Coast is the 97601 zip code in Klamath Falls.
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🔎 Key data about Klamath Falls
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 62.4 | No. 6 | N/A |
| Median home value | $255,142[36] | No. 1 | -$452,503.11 |
| Home affordability ratio | 4.818454393 | No. 5 | -2.7 |
| Home value five-year change | 0.5897002334[37] | No. 122 | 18.5% |
| Home value one-year forecast | 2.5%[38] | No. 125 | 2.5% |
| Rental costs | $1,137[39] | No. 2 | -$1,130 |
| Rent affordability ratio | 2.15% | No. 43 | -0.3% |
| Median household income | 52951[40] | No. 119 | -$39,792 |
| Property taxes | $1,883[41] | No. 6 | -$2,986 |
| Energy costs | 0.04955731 kWh[42] | No. 1 | -$0.07 |
The back half of our top 10 kicks off with Klamath Falls's 97601 zip code, which has the 1st-cheapest home values on the West Coast. The median home value is $255,142. Rents average $1,137 per month, making it the 2nd-most affordable rental market in the region.
Residents pay 0.04955731 per kWh of electricity. It's the 1st-cheapest energy market.
7. Toppenish, Washington
Toppenish's 98948 zip code is the 7th-cheapest place to live on the West Coast.
🔎 Key data about Toppenish
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 61.4 | No. 7 | N/A |
| Median home value | $263,387[43] | No. 2 | -$444,258.50 |
| Home affordability ratio | 4.220871392 | No. 3 | -3.3 |
| Home value five-year change | 0.4814830422[44] | No. 122 | 7.7% |
| Home value one-year forecast | 0%[45] | No. 26 | 0.0% |
| Rental costs | $2,129[46] | No. 103 | -$138 |
| Rent affordability ratio | 2.17% | No. 88 | -0.3% |
| Median household income | 62401[47] | No. 209 | -$30,342 |
| Property taxes | $1,882[48] | No. 5 | -$2,987 |
| Energy costs | 0.09461582 kWh[49] | No. 198 | -$0.03 |
You'll find the 2nd-cheapest home values on the West Coast in Toppenish's 98948 zip code. The median value: $263,387. Renters in Toppenish pay an average of $2,129 per month.
Homeowners in Toppenish pay a median property tax of $1,882 per year, which is the region's 5th-most affordable market.
The average household income is 62401, which ranks 209th-highest on the West Coast.
8. Wapato, Washington
The 8th-cheapest place to live on the West Coast is Wapato's 98951 zip code.
🔎 Key data about Wapato
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 60.2 | No. 8 | N/A |
| Median home value | $266,898[50] | No. 4 | -$440,746.89 |
| Home affordability ratio | 4.461091874 | No. 5 | -3.1 |
| Home value five-year change | 0.4473107002[51] | No. 80 | 4.3% |
| Home value one-year forecast | 0%[52] | No. 26 | 0.0% |
| Rental costs | $2,129[53] | No. 103 | -$138 |
| Rent affordability ratio | 2.17% | No. 88 | -0.3% |
| Median household income | 59828[54] | No. 218 | -$32,915 |
| Property taxes | $1,749[55] | No. 3 | -$3,120 |
| Energy costs | 0.09461582 kWh[56] | No. 198 | -$0.03 |
The 4th-cheapest housing market on the West Coast is Wapato's 98951 zip code, with a median home value of $266,898. Renters pay an average of $2,129 per month, the No. 103 rental market in the region.
The median property tax for households in Wapato is $1,749, which makes it the 3rd-cheapest place on the West Coast. The average household income of 59828 ranks 218th.
9. Portland, Oregon
Portland's 97209 zip code sneaks into the top ten of the region's most affordable places to live.
🔎 Key data about Portland
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 60.0 | No. 9 | N/A |
| Median home value | $354,235[57] | No. 13 | -$353,410.01 |
| Home affordability ratio | 4.172724346 | No. 3 | -3.4 |
| Home value five-year change | 0.3487728968[58] | No. 42 | -5.6% |
| Home value one-year forecast | -0.5%[59] | No. 70 | -0.5% |
| Rental costs | $1,747[60] | No. 36 | -$520 |
| Rent affordability ratio | 2.06% | No. 31 | -0.4% |
| Median household income | 84893[61] | No. 43 | -$7,850 |
| Property taxes | $7,638[62] | No. 117 | $2,769 |
| Energy costs | 0.06819229044 kWh[63] | No. 56 | -$0.05 |
The 13th-cheapest housing market on the West Coast is Portland's 97209 zip code, where the median home value is $354,235. Renters pay an average of $1,747 per month. It's the region's 36th-cheapest rental market.
The median property tax for households within the zip code is $7,638, which makes it the 117th-cheapest property tax rate on the West Coast.
10. Susanville, California
The final spot on our list of the most affordable places to live on the West Coast goes to the 96130 zip code in Susanville.
🔎 Key data about Susanville
| Data point | Value | Rank (out of 1357 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 59.9 | No. 10 | N/A |
| Median home value | $228,116[64] | No. 3 | -$479,529.22 |
| Home affordability ratio | 3.418746677 | No. 2 | -4.1 |
| Home value five-year change | 0.2262528553[65] | No. 109 | -17.8% |
| Home value one-year forecast | -1.9%[66] | No. 151 | -1.9% |
| Rental costs | $2,814[67] | No. 424 | $547 |
| Rent affordability ratio | 2.86% | No. 434 | 0.4% |
| Median household income | 66725[68] | No. 815 | -$26,018 |
| Property taxes | $1,889[69] | No. 30 | -$2,980 |
| Energy costs | 0.2533071458 kWh[70] | No. 530 | $0.13 |
The 3rd-most affordable housing market on the West Coast is Susanville's 96130 zip code. The median home value is $228,116. Rent in the market costs $2,814 per month on average, making it the 424th-most affordable rental market on the West Coast.
The median property tax for households in Susanville is $1,889, which is the 30th-cheapest property tax rate in the region.
Susanville ranks No. 530 among West Coast markets by energy costs, with households paying 0.2533071458 per kWh of electricity.
How we ranked the most affordable places on the West Coast
We evaluated 1357 zip codes on the West Coast with a population over 10,000 on nine metrics. We then assigned each market an Affordability Score based on its weighted and combined rankings.
✍️ Editor’s note: Our Affordability Score identifies the most affordable places in a region 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.
Methodology: What is an Affordability Score?
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 on the West Coast, the higher our score on this component. We assign a weight of 23.8% 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 23.8% 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 4.8% 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 4.8% 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 11.9% 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 4.8% 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 11.9% 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 regional average, the higher our score on this component. We assign a weight of 7.1% 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 regional average, the higher our score on this component. We assign a weight of 7.1% to energy costs.
