The 89815 zip code in Spring Creek tops our ranking of the most affordable places to live in Nevada.
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Top 10 most affordable places to live in Nevada
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Spring Creek 🥇 | 100.0 | $400,879 | $1,746 |
| 2 | Elko 🥈 | 97.1 | $365,326 | $1,665 |
| 3 | Fernley 🥉 | 93.7 | $395,996 | $1,865 |
| 4 | Las Vegas | 92.8 | $526,267 | $2,001 |
| 5 | Fallon | 92.4 | $390,787 | $1,476 |
| 6 | Dayton | 92.3 | $453,610 | $1,933 |
| 7 | Sparks | 87.2 | $572,016 | $2,114 |
| 8 | Henderson | 87.1 | $467,056 | $2,036 |
| 9 | Reno | 85.9 | $480,869 | $1,746 |
| 10 | North Las Vegas | 85.3 | $450,129 | $1,872 |
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 Nevada 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. Spring Creek
Here's why the 89815 zip code in Spring Creek is Nevada's most affordable place to live.
🔎 Key data about Spring Creek
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100.0 | No. 1 | N/A |
| Median home value | $400,879[1] | No. 30 | -$46,059 |
| Home affordability ratio | 3.9 | No. 1 | -1.6 |
| Home value five-year change | 24.7%[2] | No. 17 | -5.5% |
| Home value one-year forecast | -0.1%[3] | No. 21 | -0.2% |
| Rental costs | $1,746[4] | No. 34 | $0 |
| Rent affordability ratio | 2.14% | No. 37 | 0.0% |
| Median household income | $102,926[5] | No. 17 | $21,342 |
| Property taxes | $1,840[6] | No. 38 | -$163 |
| Energy costs | $0.08 kWh[7] | No. 72 | $0.00 |
Spring Creek's 89815 zip code is the cheapest place to live in Nevada, leading the 81 markets we evaluated.
The median home value is $400,879, making it the 30th-cheapest housing market in the state. Forecasts project a -0.1% change in home values in the next year. Rent in the zip code averages $1,746 per month, which is the 37th cheapest amount in Nevada.
The median property tax for homeowners in Spring Creek is $1,840 per household, the No. 38 ranked market in Nevada.
Residents pay $0.08 per kWh of electricity, which ranks No. 72 among Nevada markets.
📈 Thinking about buying in Nevada? See our complete housing market outlook for the data, trends, and timing insights Nevada buyers need to know.
2. Elko
The 89801 zip code is the 2nd-cheapest place to live in Nevada.
🔎 Key data about Elko
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 97.1 | No. 2 | N/A |
| Median home value | $365,326[1] | No. 20 | -$81,612 |
| Home affordability ratio | 4.4 | No. 9 | -1.0 |
| Home value five-year change | 25.2%[2] | No. 19 | -5.0% |
| Home value one-year forecast | -0.1%[3] | No. 21 | -0.2% |
| Rental costs | $1,665[4] | No. 29 | -$81 |
| Rent affordability ratio | 2.03% | No. 28 | -0.1% |
| Median household income | $82,144[5] | No. 42 | $560 |
| Property taxes | $1,329[6] | No. 21 | -$674 |
| Energy costs | $0.08 kWh[7] | No. 72 | $0.00 |
Elko's 89801 zip code has a median home value of $365,326, which is the 20th-cheapest housing market in Nevada. You can rent for an average of $1,665 per month. That's the 29th-cheapest price in the state.
The average household income in the zip code is $82,144, which ranks 42nd-highest in the state.
Homeowners in Elko pay a median property tax of $1,329 per year, making it the 21st-most affordable market in Nevada.
Elko ranks No. 72 among Nevada energy markets. You'll pay $0.08 per kWh of electricity.
3. Fernley
The 3rd-least-expensive place to live in Nevada is Fernley's 89408 zip code.
🔎 Key data about Fernley
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 93.7 | No. 3 | N/A |
| Median home value | $395,996[1] | No. 28 | -$50,941 |
| Home affordability ratio | 4.4 | No. 7 | -1.1 |
| Home value five-year change | 22.4%[2] | No. 11 | -7.8% |
| Home value one-year forecast | -0.7%[3] | No. 3 | -0.8% |
| Rental costs | $1,865[4] | No. 51 | $120 |
| Rent affordability ratio | 2.08% | No. 32 | -0.1% |
| Median household income | $89,552[5] | No. 33 | $7,968 |
| Property taxes | $1,963[6] | No. 44 | -$40 |
| Energy costs | $0.07 kWh[7] | No. 1 | -$0.01 |
The No. 28 cheapest housing market in Nevada is Fernley's 89408 zip code, with a median home value of $395,996. Rents in the market average $1,865 per month, making it the 51st-most affordable rental market in the state.
The median property tax for households in Fernley is $1,963, which makes it the 44th-cheapest place in Nevada. Fernley ranks No. 1 among Nevada markets by energy costs. Residents pay $0.07 per kWh of electricity.
4. Las Vegas
The 89141 zip code in Las Vegas comes in at No. 4 on our list of the cheapest places to live in Nevada.
🔎 Key data about Las Vegas
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 92.8 | No. 4 | N/A |
| Median home value | $526,267[1] | No. 66 | $79,330 |
| Home affordability ratio | 4.3 | No. 3 | -1.2 |
| Home value five-year change | 31.6%[2] | No. 47 | 1.4% |
| Home value one-year forecast | 0.3%[3] | No. 42 | 0.2% |
| Rental costs | $2,001[4] | No. 65 | $255 |
| Rent affordability ratio | 1.64% | No. 2 | -0.5% |
| Median household income | $122,339[5] | No. 5 | $40,755 |
| Property taxes | $2,880[6] | No. 69 | $877 |
| Energy costs | $0.08 kWh[7] | No. 22 | $0.00 |
The No. 66 cheapest housing market in Nevada is Las Vegas's 89141 zip code, where the median home value is $526,267. Renters here pay an average of $2,001 per month.
When it comes to energy costs, Las Vegas ranks 22nd among Nevada markets. Residents pay $0.08 per kWh of electricity.
The median property tax for households in the zip code is $2,880, which makes it the 69th-cheapest market in Nevada.
5. Fallon
The 89406 zip code in Fallon ranks No. 5 among Nevada's most affordable places to live.
🔎 Key data about Fallon
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 92.4 | No. 5 | N/A |
| Median home value | $390,787[1] | No. 25 | -$56,150 |
| Home affordability ratio | 4.9 | No. 23 | -0.5 |
| Home value five-year change | 30.8%[2] | No. 40 | 0.6% |
| Home value one-year forecast | -0.1%[3] | No. 21 | -0.2% |
| Rental costs | $1,476[4] | No. 15 | -$270 |
| Rent affordability ratio | 1.86% | No. 9 | -0.3% |
| Median household income | $79,163[5] | No. 44 | -$2,421 |
| Property taxes | $1,758[6] | No. 34 | -$245 |
| Energy costs | $0.07 kWh[7] | No. 1 | -$0.01 |
Fallon's 89406 zip code has a median home value of $390,787, the 25th-cheapest housing market in the state. Forecasts project a -0.1% change in home values in the next year.
The median property tax per household in Fallon is $1,758. It's the 34th-cheapest market by tax rate in Nevada.
6. Dayton
The No. 6 most affordable city in Nevada is the 89403 zip code.
🔎 Key data about Dayton
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 92.3 | No. 6 | N/A |
| Median home value | $453,610[1] | No. 46 | $6,672 |
| Home affordability ratio | 4.7 | No. 15 | -0.8 |
| Home value five-year change | 22.5%[2] | No. 12 | -7.8% |
| Home value one-year forecast | -0.7%[3] | No. 3 | -0.8% |
| Rental costs | $1,933[4] | No. 58 | $187 |
| Rent affordability ratio | 1.99% | No. 20 | -0.2% |
| Median household income | $97,153[5] | No. 24 | $15,569 |
| Property taxes | $1,819[6] | No. 36 | -$184 |
| Energy costs | $0.07 kWh[7] | No. 1 | -$0.01 |
The back half of our top 10 kicks off with Dayton's 89403 zip code, which has the 46th-cheapest home values in Nevada. The median home value is $453,610. Rents average $1,933 per month, making it the 58th-most affordable rental market in the state.
Residents pay $0.07 per kWh of electricity. It's the 1st-cheapest energy market.
7. Sparks
Sparks's 89436 zip code is the 7th-cheapest place to live in Nevada.
🔎 Key data about Sparks
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 87.2 | No. 7 | N/A |
| Median home value | $572,016[1] | No. 71 | $125,078 |
| Home affordability ratio | 5.0 | No. 27 | -0.5 |
| Home value five-year change | 21.3%[2] | No. 6 | -8.9% |
| Home value one-year forecast | -0.6%[3] | No. 6 | -0.7% |
| Rental costs | $2,114[4] | No. 74 | $368 |
| Rent affordability ratio | 1.85% | No. 7 | -0.3% |
| Median household income | $114,100[5] | No. 8 | $32,516 |
| Property taxes | $3,017[6] | No. 71 | $1,014 |
| Energy costs | $0.07 kWh[7] | No. 1 | -$0.01 |
You'll find the 71st-cheapest home values in Nevada in Sparks's 89436 zip code. The median value: $572,016. Renters in Sparks pay an average of $2,114 per month.
Homeowners in Sparks pay a median property tax of $3,017 per year, which is Nevada's 71st-most affordable market.
The average household income is $114,100, which ranks 8th-highest in the state.
8. Henderson
The 8th-least-expensive place to live in Nevada is Henderson's 89002 zip code.
🔎 Key data about Henderson
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 87.1 | No. 8 | N/A |
| Median home value | $467,056[1] | No. 50 | $20,119 |
| Home affordability ratio | 4.4 | No. 8 | -1.0 |
| Home value five-year change | 29.9%[2] | No. 33 | -0.3% |
| Home value one-year forecast | 0.2%[3] | No. 24 | 0.1% |
| Rental costs | $2,036[4] | No. 69 | $291 |
| Rent affordability ratio | 1.93% | No. 14 | -0.2% |
| Median household income | $105,471[5] | No. 15 | $23,887 |
| Property taxes | $2,121[6] | No. 50 | $118 |
| Energy costs | $0.09 kWh[7] | No. 74 | $0.01 |
The 50th-cheapest housing market in Nevada is Henderson's 89002 zip code, with a median home value of $467,056. Renters pay an average of $2,036 per month, the No. 69 rental market in the state.
The median property tax for households in Henderson is $2,121, which makes it the 50th-cheapest place in Nevada. The average household income of $105,471 ranks 15th.
9. Reno
Reno's 89508 zip code is one of Nevada's most affordable towns, sneaking into the top ten of our rankings.
🔎 Key data about Reno
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.9 | No. 9 | N/A |
| Median home value | $480,869[1] | No. 60 | $33,931 |
| Home affordability ratio | 4.9 | No. 24 | -0.5 |
| Home value five-year change | 23.5%[2] | No. 15 | -6.7% |
| Home value one-year forecast | -0.6%[3] | No. 6 | -0.7% |
| Rental costs | $1,746[4] | No. 34 | $0 |
| Rent affordability ratio | 2.14% | No. 37 | 0.0% |
| Median household income | $97,361[5] | No. 23 | $15,777 |
| Property taxes | $1,609[6] | No. 32 | -$394 |
| Energy costs | $0.07 kWh[7] | No. 1 | -$0.01 |
The 60th-cheapest housing market in Nevada is Reno's 89508 zip code, where the median home value is $480,869. Renters pay an average of $1,746 per month. It's the state's 34th-cheapest rental market.
The median property tax for households within the zip code is $1,609, which makes it the 32nd-cheapest property tax rate in Nevada.
10. North Las Vegas
The final spot on our list of the most affordable places to live in Nevada goes to the 89084 zip code in North Las Vegas.
🔎 Key data about North Las Vegas
| Data point | Value | Rank (out of 81 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.3 | No. 10 | N/A |
| Median home value | $450,129[1] | No. 44 | $3,191 |
| Home affordability ratio | 4.6 | No. 13 | -0.8 |
| Home value five-year change | 27.4%[2] | No. 25 | -2.8% |
| Home value one-year forecast | 0.2%[3] | No. 24 | 0.1% |
| Rental costs | $1,872[4] | No. 52 | $126 |
| Rent affordability ratio | 1.93% | No. 13 | -0.2% |
| Median household income | $96,988[5] | No. 25 | $15,404 |
| Property taxes | $2,796[6] | No. 66 | $793 |
| Energy costs | $0.08 kWh[7] | No. 22 | $0.00 |
Rounding out our top 10 is North Las Vegas's 89084 zip code, with the 44th-cheapest home values in Nevada.
The median home value is $450,129. Rent in the market costs $1,872 per month on average.
The median property tax for households in North Las Vegas is $2,796, which is the 66th-cheapest property tax rate in the state.
North Las Vegas ranks No. 22 among Nevada markets by energy costs, with households paying $0.08 per kWh of electricity.
What questions about these cities should I ask local agents?
Once you've found a town you're interested in, you'll want to ask a local agent for details our rankings can't capture. Start with these four questions:
- What neighborhoods inside this zip code have the best resale value?
- What's the rental market like right now?
- Are there local property tax exemptions or homestead programs you'd qualify for?
- What are the most common surprises buyers run into here?
🏡 Need a local agent? We can connect you with an expert who knows the market.
Frequently asked questions about the least expensive places to live in Nevada
Based on Clever's Affordability Score, the 89815 zip code in Spring Creek is the cheapest place to live in Nevada.
The median home value is $400,879, and the median household income is $102,926, giving Spring Creek a home affordability ratio of 3.9, 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 Nevada.
The median home value in Nevada is $446,938.
See the rankings above for how individual cities compare to these state-wide figures.
Nevada is currently a moderate 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 Nevada is $2,003 per year.
Property taxes are a key part of the overall cost of living, and they vary significantly by location. The per-city tax figures in the rankings above show how each of the 10 cheapest places stacks up against the Nevada median.
📍 The 10 cheapest places to live in your region
How we ranked the most affordable cities and towns in Nevada
We evaluated 81 zip codes in Nevada 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 Nevada, 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 Nevada 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 Nevada 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 purchasing more transparent by educating buyers and 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.
Our research has been featured in The New York Times, Business Insider, Inman, Housing Wire, and many more publications.
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