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
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Elko 🥇 | 100.0 | $343,352 | $1,750 |
| 2 | Spring Creek 🥈 | 94.6 | $378,239 | $1,772 |
| 3 | Winnemucca 🥉 | 85.3 | $323,621 | $1,772 |
| 4 | Dayton | 80.5 | $439,105 | $1,674 |
| 5 | Fernley | 80.4 | $382,343 | $1,887 |
| 6 | Las Vegas | 80.3 | $337,513 | $1,514 |
| 7 | Fallon | 77.8 | $372,709 | $1,563 |
| 8 | Pahrump | 75.9 | $333,356 | $1,311 |
| 9 | North Las Vegas | 74.8 | $452,868 | $1,903 |
| 10 | Sparks | 73.4 | $383,024 | $1,491 |
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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 point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100.0 | No. 1 | N/A |
| Median home value | $343,352[1] | No. 13 | -$98,644 |
| Home affordability ratio | 3.9 | No. 2 | -2.0 |
| Home value five-year change | 30.6%[2] | No. 1 | -17% |
| Home value one-year forecast | -0.4%[3] | No. 4 | -1.0% |
| Rental costs | $1,750[4] | No. 29 | -$22 |
| Rent affordability ratio | 2.00% | No. 8 | -0.4% |
| Median household income | $87,718[5] | No. 26 | $12,591 |
| Property taxes | $1,385[6] | No. 24 | -$463 |
| Energy costs | $0.07 kWh[7] | No. 1 | $0.00 |
Elko's 89801 zip code is the cheapest place to live in Nevada, leading the 83 markets we evaluated.
The median home value is $343,352, making it the 13th-cheapest housing market in the state. Forecasts project a -0.4% change in home values in the next year. Rent in the zip code averages $1,750 per month, which is the 8th 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 point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 94.6 | No. 2 | N/A |
| Median home value | $378,239[8] | No. 25 | -$63,757 |
| Home affordability ratio | 3.5 | No. 1 | -2.3 |
| Home value five-year change | 36%[9] | No. 2 | -11% |
| Home value one-year forecast | -0.4%[10] | No. 4 | -1.0% |
| Rental costs | $1,772[11] | No. 35 | $0 |
| Rent affordability ratio | 2.36% | No. 37 | 0.0% |
| Median household income | $106,915[12] | No. 9 | $31,788 |
| Property taxes | $1,702[13] | No. 38 | -$146 |
| Energy costs | $0.07 kWh[14] | No. 1 | $0.00 |
Spring Creek's 89815 zip code has a median home value of $378,239, which is the 4th-cheapest housing market in Nevada. You can rent for an average of $1,772 per month. That's the 35th-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 point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.3 | No. 3 | N/A |
| Median home value | $323,621[15] | No. 7 | -$118,375 |
| Home affordability ratio | 4.2 | No. 3 | -1.7 |
| Home value five-year change | 51%[16] | No. 65 | 4% |
| Home value one-year forecast | 0.8%[17] | No. 83 | 0.2% |
| Rental costs | $1,772[18] | No. 35 | $0 |
| Rent affordability ratio | 2.36% | No. 37 | 0.0% |
| Median household income | $77,783[19] | No. 43 | $2,656 |
| Property taxes | $1,298[20] | No. 22 | -$550 |
| Energy costs | $0.07 kWh[21] | No. 1 | $0.00 |
The No. 7 cheapest housing market in Nevada is Winnemucca's 89445 zip code, with a median home value of $323,621. Rents in the market average $1,772 per month, making it the 35th-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. Dayton
The 89403 zip code in Dayton comes in at No. 4 on our list of the cheapest places to live in Nevada.
🔎 Key data about Dayton
| Data point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 80.5 | No. 4 | N/A |
| Median home value | $439,105[22] | No. 41 | -$2,891 |
| Home affordability ratio | 5.3 | No. 25 | -0.6 |
| Home value five-year change | 38%[23] | No. 6 | -9% |
| Home value one-year forecast | -0.1%[24] | No. 6 | -0.7% |
| Rental costs | $1,674[25] | No. 26 | -$99 |
| Rent affordability ratio | 2.02% | No. 11 | -0.3% |
| Median household income | 82913[26] | No. 34 | $7,786 |
| Property taxes | $1,567[27] | No. 34 | -$281 |
| Energy costs | $0.07 kWh[28] | No. 1 | $0.00 |
The No. 41 cheapest housing market in Nevada is Dayton's 89403 zip code, where the median home value is $439,105. Renters here pay an average of $1,674 per month.
When it comes to energy costs, Dayton ranks 1st among Nevada markets. Residents pay $0.07 per kWh of electricity.
The median property tax for households in the zip code is $1,567, which makes it the 34th-cheapest market in Nevada.
5. Fernley
The 89408 zip code in Fernley ranks No. 5 among Nevada's most affordable places to live.
🔎 Key data about Fernley
| Data point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 80.4 | No. 5 | N/A |
| Median home value | $382,343[29] | No. 26 | -$59,653 |
| Home affordability ratio | 4.5 | No. 5 | -1.3 |
| Home value five-year change | 38%[30] | No. 8 | -9% |
| Home value one-year forecast | -0.1%[31] | No. 6 | -0.7% |
| Rental costs | $1,887[32] | No. 53 | $115 |
| Rent affordability ratio | 2.24% | No. 29 | -0.1% |
| Median household income | $84,104[33] | No. 32 | $8,977 |
| Property taxes | $1,895[34] | No. 47 | $47 |
| Energy costs | $0.07 kWh[35] | No. 1 | $0.00 |
Fernley's 89408 zip code has a median home value of $382,343, the 26th-cheapest market in the state. Forecasts project a -0.1% change in home values in the next year.
The median property tax per household in Fernley is $1,895. It's the 47th-cheapest market by tax rate in Nevada.
6. Las Vegas
The No. 6 most affordable place to live in Nevada is the 89118 zip code.
🔎 Key data about Las Vegas
| Data point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 80.3 | No. 6 | N/A |
| Median home value | $337,513[36] | No. 10 | -$104,482 |
| Home affordability ratio | 5.1 | No. 17 | -0.8 |
| Home value five-year change | 41%[37] | No. 15 | -6% |
| Home value one-year forecast | 0.7%[38] | No. 30 | 0.1% |
| Rental costs | $1,514[39] | No. 18 | -$259 |
| Rent affordability ratio | 2.30% | No. 34 | -0.1% |
| Median household income | $65,929[40] | No. 58 | -$9,198 |
| Property taxes | $1,830[41] | No. 44 | -$18 |
| Energy costs | $0.07 kWh[42] | No. 29 | $0.00 |
The back half of our top 10 kicks off with Las Vegas's 89118 zip code, which has the 10th-cheapest home values in Nevada. The median home value is $337,513. Rents average $1,514 per month, making it the 18th-most affordable rental market in the state.
Residents pay $0.07 per kWh of electricity. It's the 29th-cheapest energy market.
7. Fallon
Fallon's 89406 zip code is the 7th-cheapest place to live in Nevada.
🔎 Key data about Fallon
| Data point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 77.8 | No. 7 | N/A |
| Median home value | $372,709[43] | No. 23 | -$69,287 |
| Home affordability ratio | 5.3 | No. 27 | -0.6 |
| Home value five-year change | 45%[44] | No. 34 | -2% |
| Home value one-year forecast | 0.3%[45] | No. 11 | -0.3% |
| Rental costs | $1,563[46] | No. 22 | -$210 |
| Rent affordability ratio | 2.23% | No. 28 | -0.1% |
| Median household income | $69,922[47] | No. 48 | -$5,205 |
| Property taxes | $1,579[48] | No. 35 | -$269 |
| Energy costs | $0.07 kWh[49] | No. 1 | $0.00 |
You'll find the 23rd-cheapest home values in Nevada in Fallon's 89406 zip code. The median value: $372,709. Renters in Fallon pay an average of $1,563 per month.
Homeowners in Fallon pay a median property tax of $1,579 per year, which is Nevada's 35th-most affordable market.
The average household income is $69,922, which ranks 48th-highest in the state.
8. Pahrump
The 8th-cheapest place to live in Nevada is Pahrump's 89048 zip code.
🔎 Key data about Pahrump
| Data point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 75.9 | No. 8 | N/A |
| Median home value | $333,356[50] | No. 9 | -$108,640 |
| Home affordability ratio | 6.3 | No. 56 | 0.4 |
| Home value five-year change | 43%[51] | No. 21 | -4% |
| Home value one-year forecast | 0.5%[52] | No. 25 | -0.1% |
| Rental costs | $1,311[53] | No. 2 | -$461 |
| Rent affordability ratio | 2.49% | No. 55 | 0.1% |
| Median household income | $52,690[54] | No. 69 | -$22,437 |
| Property taxes | $1,246[55] | No. 20 | -$602 |
| Energy costs | $0.07 kWh[56] | No. 27 | $0.00 |
The 9th-cheapest housing market in Nevada is Pahrump's 89048 zip code, with a median home value of $333,356. Renters pay an average of $1,311 per month, the No. 2 rental market in the state.
The median property tax for households in Pahrump is $1,246, which makes it the 20th-cheapest place in Nevada. The average household income of $52,690 ranks 69th.
9. North Las Vegas
North Las Vegas's 89084 zip code sneaks into the top ten of Nevada's most affordable places to live.
🔎 Key data about North Las Vegas
| Data point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 74.8 | No. 9 | N/A |
| Median home value | $452,868[57] | No. 47 | $10,873 |
| Home affordability ratio | 4.8 | No. 8 | -1.0 |
| Home value five-year change | 40%[58] | No. 12 | -7% |
| Home value one-year forecast | 0.7%[59] | No. 30 | 0.1% |
| Rental costs | $1,903[60] | No. 55 | $131 |
| Rent affordability ratio | 2.03% | No. 13 | -0.3% |
| Median household income | $93,575[61] | No. 20 | $18,448 |
| Property taxes | $2,527[62] | No. 65 | $679 |
| Energy costs | $0.07 kWh[63] | No. 29 | $0.00 |
The 47th-cheapest housing market in Nevada is North Las Vegas's 89084 zip code, where the median home value is $452,868. Renters pay an average of $1,903 per month. It's the state's 55th-cheapest rental market.
The median property tax for households within the zip code is $2,527, which makes it the 65th-cheapest property tax rate in Nevada.
10. Sparks
The final spot on our list of the most affordable places to live in Nevada goes to the 89431 zip code in Sparks.
🔎 Key data about Sparks
| Data point | Value | Rank (out of 83 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 73.4 | No. 10 | N/A |
| Median home value | $383,024[64] | No. 27 | -$58,971 |
| Home affordability ratio | 6.2 | No. 53 | 0.3 |
| Home value five-year change | 40%[65] | No. 10 | -7% |
| Home value one-year forecast | 0.4%[66] | No. 12 | -0.2% |
| Rental costs | $1,491[67] | No. 16 | -$281 |
| Rent affordability ratio | 2.41% | No. 51 | 0.0% |
| Median household income | $61,968[68] | No. 60 | -$13,159 |
| Property taxes | $991[69] | No. 9 | -$857 |
| Energy costs | $0.07 kWh[70] | No. 1 | $0.00 |
The 27th-most affordable market in Nevada is Sparks's 89431 zip code. The median home value is $383,024. Rent in the market costs $1,491 per month on average, making it the 16th-most affordable rental market in Nevada.
The median property tax for households in Sparks is $991, which is the 9th-cheapest property tax rate in the state.
Sparks 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.
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.
✍️ 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.
