The 10 Most Affordable Places to Live in Nevada

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By Michael Yessis Updated June 13, 2024
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Edited by Ashley Simon

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The 89801 zip code in Elko tops our ranking of the most affordable places to live in Nevada.

We looked at 83 zip codes in the state, 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 in Nevada

RankCity Affordability Score Median home valueRental costs
1Elko 🥇100$342,530$1,460
2Spring Creek🥈89.5$366,143$1,778
3Winnemucca 🥉80.5$316,379$1,778
4Fernley78.4$379,950$1,748
5Las Vegas73.0$336,975$1,531
6North Las Vegas70.4$448,322$1,835
7Mesquite70.1$357,241$1,475
8Fallon70.0$364,471$1,600
9Sparks68.7$387,572$1,452
10Dayton66.8$439,014$1,778
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1. Elko

Here's why the 89801 zip code in Elko is Nevada's most affordable place to live.

🔎 Key data about Elko

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 100 No. 1N/A
Median home value $342,530[1]No. 12 -$97,434.04
Home affordability ratio 3.9No. 2-1.9
Home value five-year change 28.4%[2]No. 1-16.8%
Home value one-year forecast -1.9%[3]No. 2-1.4%
Rental costs $1,460[4]No. 14-$318
Rent affordability ratio 1.66%No. 2-0.7%
Median household income $87,718[5]No. 26$12,342
Property taxes $1,385[6]No. 24-$477
Energy costs $0.07 kWh[7]No. 1$0.00
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Elko's 89801 zip code is the cheapest place to live in Nevada, leading the 83 markets we evaluated. 

The median home value is $342,530, making it the 12th-cheapest housing market in the state. Forecasts project a -1.9% change in home values in the next year. Rent in the zip code averages $1,460 per month, which is the 2nd cheapest amount in Nevada.

The median property tax for homeowners in Elko is $1,385 per household, the No. 24 ranked market in Nevada. 

Residents pay $0.07 per kWh of electricity, which ranks No. 1 among Nevada markets.

2. Spring Creek

The 89815 zip code is the 2nd-cheapest place to live in Nevada.

🔎 Key data about Spring Creek

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 89.5No. 2N/A
Median home value $366,143[8]No. 24-$73,820.46
Home affordability ratio 3.4No. 1-2.4
Home value five-year change 35.4%[9]No. 2-9.8%
Home value one-year forecast -2.0%[10]No. 1-1.5%
Rental costs $1,778[11]No. 37$0
Rent affordability ratio 2.36%No. 390.0%
Median household income $106,915[12]No. 9$31,539
Property taxes $1,702[13]No. 38-$160
Energy costs $0.07 kWh[14]No. 1$0.00
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Spring Creek's 89815 zip code has a median home value of $366,143, which is the 1st-cheapest housing market in Nevada. You can rent for an average of $1,778 per month. That's the 37th-cheapest price in the state.

The average household income in the zip code is $106,915, which ranks 9th-highest in the state. 

Homeowners in Spring Creek pay a median property tax of $1,702 per year, making it the 38th-most affordable market in Nevada.

Spring Creek ranks No. 1 among Nevada energy markets. You'll pay $0.07 per kWh of electricity.

3. Winnemucca

The 3rd-cheapest place to live in Nevada is Winnemucca's 89445 zip code.

🔎 Key data about Winnemucca

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 80.5No. 3N/A
Median home value $316,379[15]No. 7-$123,584.46
Home affordability ratio 4.1No. 3-1.8
Home value five-year change 49.0%[16]No. 673.7%
Home value one-year forecast -0.4%[17]No. 260.1%
Rental costs $1,778[18]No. 37$0
Rent affordability ratio 2.36%No. 390.0%
Median household income $77,783[19]No. 43$2,407
Property taxes $1,298[20]No. 22-$564
Energy costs $0.07 kWh[21]No. 1$0.00
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The No. 7 cheapest housing in Nevada is Winnemucca's 89445 zip code, with a median home value of $316,379. Rents in the market average $1,778 per month, making it the 37th-most affordable rental market in the state.

The median property tax for households in Winnemucca is $1,298, which makes it the 22nd-cheapest place in Nevada. Winnemucca ranks No. 1 among Nevada markets by energy costs. Residents pay $0.07 per kWh of electricity.

4. Fernley

The 89408 zip code in Fernley comes in at No. 4 on our list of the cheapest places to live in Nevada.

🔎 Key data about Fernley

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 78.4No. 4N/A
Median home value $379,950[22]No. 26-$60,013.54
Home affordability ratio 4.5No. 5-1.3
Home value five-year change 40.3%[23]No. 11-4.9%
Home value one-year forecast -1.6%[24]No. 6-1.1%
Rental costs $1,748[25]No. 34-$30
Rent affordability ratio 2.08%No. 18-0.3%
Median household income $84,104[26]No. 32$8,728
Property taxes $1,895[27]No. 47$33
Energy costs $0.07 kWh[28]No. 1$0.00
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The No. 26 cheapest housing market in Nevada is Fernley's 89408 zip code, where the median home value is $379,950. Renters here pay an average of $1,748 per month. 

When it comes to energy costs, Fernley ranks 1st among Nevada markets. Residents pay $0.07 per kWh of electricity.

The median property tax for households in the zip code is $1,895, which makes it the 47th-cheapest market in Nevada.

5. Las Vegas

The 89118 zip code in Las Vegas ranks No. 5 among Nevada's most affordable places to live.

🔎 Key data about Las Vegas

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 73.0No. 5N/A
Median home value $336,975[29]No. 11-$102,988.60
Home affordability ratio 5.1No. 21-0.7
Home value five-year change 38.8%[30]No. 5-6.5%
Home value one-year forecast -0.3%[31]No. 270.2%
Rental costs $1,531[32]No. 22-$247
Rent affordability ratio 2.32%No. 370.0%
Median household income $65,929[33]No. 58-$9,447
Property taxes $1,830[34]No. 44-$32
Energy costs $0.07 kWh[35]No. 29$0.00
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Las Vegas's 89118 zip code has a median home value of $336,975, the 11th-cheapest market in the state. Forecasts project a -0.3% change in home values in the next year. 

The median property tax per household in Las Vegas is $1,830. It's the 44th-cheapest market by tax rate in Nevada.

6. North Las Vegas

The No. 6 most affordable place to live in Nevada is the 89084 zip code.

🔎 Key data about North Las Vegas

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 70.4No. 6N/A
Median home value $448,322[36]No. 47$8,358.59
Home affordability ratio 4.8No. 10-1.0
Home value five-year change 38.8%[37]No. 4-6.5%
Home value one-year forecast -0.3%[38]No. 270.2%
Rental costs $1,835[39]No. 51$58
Rent affordability ratio 1.96%No. 5-0.4%
Median household income $93,575[40]No. 20$18,199
Property taxes $2,527[41]No. 65$665
Energy costs $0.07 kWh[42]No. 29$0.00
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The back half of our top 10 kicks off with North Las Vegas's 89084 zip code, which has the 47th-cheapest home values in Nevada. The median home value is $448,322. Rents average $1,835 per month, making it the 51st-most affordable rental market in the state.

Residents pay $0.07 per kWh of electricity. It's the 29th-cheapest energy market.

7. Mesquite

Mesquite's 89027 zip code is the 7th-cheapest place to live in Nevada.

🔎 Key data about Mesquite

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 70.1No. 7N/A
Median home value $357,241[43]No. 20-$82,722.15
Home affordability ratio 5.5No. 34-0.4
Home value five-year change 43.3%[44]No. 34-2.0%
Home value one-year forecast -0.3%[45]No. 270.2%
Rental costs $1,475[46]No. 17-$303
Rent affordability ratio 2.26%No. 33-0.1%
Median household income $65,267[47]No. 59-$10,109
Property taxes $1,789[48]No. 42-$73
Energy costs $0.07 kWh[49]No. 27$0.00
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You'll find the 20th-cheapest home values in Nevada in Mesquite's 89027 zip code. The median value: $357,241. Renters in Mesquite pay an average of $1,475 per month.

Homeowners in Mesquite pay a median property tax of $1,789 per year, which is Nevada's 42nd-most affordable market.

The average household income is $65,267, which ranks 59th-highest in the state.

8. Fallon

The 8th-cheapest place to live in Nevada is Fallon's 89406 zip code.

🔎 Key data about Fallon

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 70.0No. 8N/A
Median home value $364,471[50]No. 22-$75,492.58
Home affordability ratio 5.2No. 23-0.6
Home value five-year change 47.6%[51]No. 602.4%
Home value one-year forecast -0.5%[52]No. 250.0%
Rental costs $1,600[53]No. 24-$178
Rent affordability ratio 2.29%No. 34-0.1%
Median household income $69,922[54]No. 48-$5,454
Property taxes $1,579[55]No. 35-$283
Energy costs $0.07 kWh[56]No. 1$0.00
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The 22nd-cheapest housing market in Nevada is Fallon's 89406 zip code, with a median home value of $364,471. Renters pay an average of $1,600 per month, the No. 24 rental market in the state.

The median property tax for households in Fallon is $1,579, which makes it the 35th-cheapest place in Nevada. The average household income of $69,922 ranks 48th.

9. Sparks

Sparks's 89431 zip code sneaks into the top ten of Nevada's most affordable places to live.

🔎 Key data about Sparks

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 68.7No. 9N/A
Median home value $387,572[57]No. 28-$52,391.43
Home affordability ratio 6.3No. 540.4
Home value five-year change 40.3%[58]No. 10-5.0%
Home value one-year forecast -1.1%[59]No. 12-0.6%
Rental costs $1,452[60]No. 13-$326
Rent affordability ratio 2.34%No. 380.0%
Median household income $61,968[61]No. 60-$13,408
Property taxes $991[62]No. 9-$871
Energy costs $0.07 kWh[63]No. 1$0.00
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The 28th-cheapest housing market in Nevada is Sparks's 89431 zip code, where the median home value is $387,572. Renters pay an average of $1,452 per month. It's the state's 13th-cheapest rental market.

The median property tax for households within the zip code is $991, which makes it the 9th-cheapest property tax rate in Nevada. 

10. Dayton

The final spot on our list of the most affordable places to live in Nevada goes to the 89403 zip code in Dayton.

🔎 Key data about Dayton

Data pointValueRank (out of 83 markets)Difference from median or average
Affordability Score 66.8No. 10N/A
Median home value $439,014[64]No. 42-$949.24
Home affordability ratio 5.3No. 26-0.5
Home value five-year change 39.8%[65]No. 9-5.5%
Home value one-year forecast -1.6%[66]No. 6-1.1%
Rental costs $1,778[67]No. 37$0
Rent affordability ratio 2.36%No. 390.0%
Median household income $82,913[68]No. 34$7,537
Property taxes $1,567[69]No. 34-$295
Energy costs $0.07 kWh[70]No. 1$0.00
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The 42nd-most affordable market in Nevada is Dayton's 89403 zip code. The median home value is $439,014. Rent in the market costs $1,778 per month on average, making it the 37th-most affordable rental market in Nevada.

The median property tax for households in Dayton is $1,567, which is the 34th-cheapest property tax rate in the state.

Dayton ranks No. 1 among Nevada markets by energy costs, with households paying $0.07 per kWh of electricity.

How we ranked the most affordable places in Nevada

We evaluated 83 zip codes in Nevada 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 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.

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 in Nevada, 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 Nevada 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 Nevada average, the higher our score on this component. We assign a weight of 7.1% to energy costs.  

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