The 96130 zip code in Susanville tops our ranking of the most affordable places to live in California.
We looked at 1004 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 California
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Susanville 🥇 | 100 | $234,029 | $1,065 |
| 2 | Ridgecrest🥈 | 94.5 | $271,142 | $1,275 |
| 3 | Taft 🥉 | 75.8 | $203,826 | $1,200 |
| 4 | Blythe | 70.9 | $234,405 | $1,400 |
| 5 | Redding | 67.6 | $387,969 | $1,236 |
| 6 | Barstow | 65.6 | $263,575 | $1,462 |
| 7 | Oroville | 64.5 | $308,821 | $1,613 |
| 8 | Red Bluff | 61.3 | $317,931 | $1,448 |
| 9 | Twentynine Palms | 60.0 | $261,892 | $1,401 |
| 10 | Porterville | 59.3 | $314,181 | $1,334 |
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1. Susanville
Here's why the 96130 zip code in Susanville is California's most affordable place to live.
🔎 Key data about Susanville
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100 | No. 1 | N/A |
| Median home value | $234,029[1] | No. 4 | -$699,197.23 |
| Home affordability ratio | 3.5 | No. 2 | -6.0 |
| Home value five-year change | 29.2%[2] | No. 165 | -9.9% |
| Home value one-year forecast | -3.2%[3] | No. 143 | -1.8% |
| Rental costs | $1,065[4] | No. 1 | -$1,714 |
| Rent affordability ratio | 1.60% | No. 11 | -1.2% |
| Median household income | $66,725[5] | No. 817 | -$31,686 |
| Property taxes | $1,731[6] | No. 28 | -$3,402 |
| Energy costs | $0.25 kWh[7] | No. 532 | $0.02 |
Susanville's 96130 zip code is the cheapest place to live in California, leading the 1004 markets we evaluated.
The median home value is $234,029, making it the 4th-cheapest housing market in the state. Forecasts project a -3.2% change in home values in the next year. Rent in the zip code averages $1,065 per month, which is the 11th cheapest amount in California.
The median property tax for homeowners in Susanville is $1,731 per household, the No. 28 ranked market in California.
Residents pay $0.25 per kWh of electricity, which ranks No. 532 among California markets.
2. Ridgecrest
The 93555 zip code is the 2nd-cheapest place to live in California.
🔎 Key data about Ridgecrest
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 94.5 | No. 2 | N/A |
| Median home value | $271,142[8] | No. 16 | -$662,084.09 |
| Home affordability ratio | 3.3 | No. 1 | -6.2 |
| Home value five-year change | 32.6%[9] | No. 207 | -6.5% |
| Home value one-year forecast | 0.4%[10] | No. 930 | 1.8% |
| Rental costs | $1,275[11] | No. 6 | -$1,504 |
| Rent affordability ratio | 1.56% | No. 6 | -1.3% |
| Median household income | $81,824[12] | No. 634 | -$16,587 |
| Property taxes | $2,021[13] | No. 52 | -$3,112 |
| Energy costs | $0.20 kWh[14] | No. 3 | -$0.03 |
Ridgecrest's 93555 zip code has a median home value of $271,142, which is the 930th-cheapest housing market in California. You can rent for an average of $1,275 per month. That's the 6th-cheapest price in the state.
The average household income in the zip code is $81,824, which ranks 634th-highest in the state.
Homeowners in Ridgecrest pay a median property tax of $2,021 per year, making it the 52nd-most affordable market in California.
Ridgecrest ranks No. 3 among California energy markets. You'll pay $0.20 per kWh of electricity.
3. Taft
The 3rd-cheapest place to live in California is Taft's 93268 zip code.
🔎 Key data about Taft
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 75.8 | No. 3 | N/A |
| Median home value | $203,826[15] | No. 1 | -$729,400.35 |
| Home affordability ratio | 4.1 | No. 3 | -5.4 |
| Home value five-year change | 56.9%[16] | No. 859 | 17.8% |
| Home value one-year forecast | 0.4%[17] | No. 930 | 1.8% |
| Rental costs | $1,200[18] | No. 2 | -$1,579 |
| Rent affordability ratio | 2.39% | No. 208 | -0.4% |
| Median household income | $50,204[19] | No. 971 | -$48,207 |
| Property taxes | $1,919[20] | No. 46 | -$3,214 |
| Energy costs | $0.25 kWh[21] | No. 532 | $0.02 |
The No. 1 cheapest housing in California is Taft's 93268 zip code, with a median home value of $203,826. Rents in the market average $1,200 per month, making it the 2nd-most affordable rental market in the state.
The median property tax for households in Taft is $1,919, which makes it the 46th-cheapest place in California. Taft ranks No. 532 among California markets by energy costs. Residents pay $0.25 per kWh of electricity.
4. Blythe
The 92225 zip code in Blythe comes in at No. 4 on our list of the cheapest places to live in California.
🔎 Key data about Blythe
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 70.9 | No. 4 | N/A |
| Median home value | $234,405[22] | No. 5 | -$698,820.92 |
| Home affordability ratio | 4.5 | No. 12 | -5.0 |
| Home value five-year change | 44.9%[23] | No. 532 | 5.8% |
| Home value one-year forecast | -0.3%[24] | No. 789 | 1.1% |
| Rental costs | $1,400[25] | No. 13 | -$1,379 |
| Rent affordability ratio | 2.69% | No. 362 | -0.1% |
| Median household income | $52,088[26] | No. 955 | -$46,323 |
| Property taxes | $1,384[27] | No. 6 | -$3,749 |
| Energy costs | $0.20 kWh[28] | No. 3 | -$0.03 |
The No. 5 cheapest housing market in California is Blythe's 92225 zip code, where the median home value is $234,405. Renters here pay an average of $1,400 per month.
When it comes to energy costs, Blythe ranks 3rd among California markets. Residents pay $0.20 per kWh of electricity.
The median property tax for households in the zip code is $1,384, which makes it the 6th-cheapest market in California.
5. Redding
The 96001 zip code in Redding ranks No. 5 among California's most affordable places to live.
🔎 Key data about Redding
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 67.6 | No. 5 | N/A |
| Median home value | $387,969[29] | No. 83 | -$545,257.36 |
| Home affordability ratio | 5.5 | No. 63 | -4.0 |
| Home value five-year change | 36.8%[30] | No. 278 | -2.3% |
| Home value one-year forecast | -1.9%[31] | No. 230 | -0.5% |
| Rental costs | $1,236[32] | No. 3 | -$1,544 |
| Rent affordability ratio | 1.75% | No. 32 | -1.1% |
| Median household income | $70,701[33] | No. 767 | -$27,710 |
| Property taxes | $2,574[34] | No. 128 | -$2,559 |
| Energy costs | $0.25 kWh[35] | No. 532 | $0.02 |
Redding's 96001 zip code has a median home value of $387,969, the 83rd-cheapest market in the state. Forecasts project a -1.9% change in home values in the next year.
The median property tax per household in Redding is $2,574. It's the 128th-cheapest market by tax rate in California.
6. Barstow
The No. 6 most affordable place to live in California is the 92311 zip code.
🔎 Key data about Barstow
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 65.6 | No. 6 | N/A |
| Median home value | $263,575[36] | No. 13 | -$669,650.80 |
| Home affordability ratio | 4.6 | No. 16 | -4.9 |
| Home value five-year change | 66.1%[37] | No. 960 | 27.0% |
| Home value one-year forecast | -0.3%[38] | No. 789 | 1.1% |
| Rental costs | $1,462[39] | No. 19 | -$1,317 |
| Rent affordability ratio | 2.53% | No. 285 | -0.3% |
| Median household income | $57,687[40] | No. 906 | -$40,724 |
| Property taxes | $1,359[41] | No. 4 | -$3,774 |
| Energy costs | $0.20 kWh[42] | No. 3 | -$0.03 |
The back half of our top 10 kicks off with Barstow's 92311 zip code, which has the 13th-cheapest home values in California. The median home value is $263,575. Rents average $1,462 per month, making it the 19th-most affordable rental market in the state.
Residents pay $0.20 per kWh of electricity. It's the 3rd-cheapest energy market.
7. Oroville
Oroville's 95966 zip code is the 7th-cheapest place to live in California.
🔎 Key data about Oroville
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 64.5 | No. 7 | N/A |
| Median home value | $308,821[43] | No. 36 | -$624,404.94 |
| Home affordability ratio | 4.9 | No. 28 | -4.5 |
| Home value five-year change | 25.0%[44] | No. 124 | -14.1% |
| Home value one-year forecast | -4.8%[45] | No. 7 | -3.4% |
| Rental costs | $1,613[46] | No. 31 | -$1,167 |
| Rent affordability ratio | 2.58% | No. 311 | -0.2% |
| Median household income | $62,519[47] | No. 859 | -$35,892 |
| Property taxes | $1,927[48] | No. 47 | -$3,206 |
| Energy costs | $0.25 kWh[49] | No. 532 | $0.02 |
You'll find the 36th-cheapest home values in California in Oroville's 95966 zip code. The median value: $308,821. Renters in Oroville pay an average of $1,613 per month.
Homeowners in Oroville pay a median property tax of $1,927 per year, which is California's 47th-most affordable market.
The average household income is $62,519, which ranks 859th-highest in the state.
8. Red Bluff
The 8th-cheapest place to live in California is Red Bluff's 96080 zip code.
🔎 Key data about Red Bluff
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 61.3 | No. 8 | N/A |
| Median home value | $317,931[50] | No. 39 | -$615,295.16 |
| Home affordability ratio | 5.4 | No. 56 | -4.1 |
| Home value five-year change | 39.1%[51] | No. 357 | 0.0% |
| Home value one-year forecast | -1.9%[52] | No. 230 | -0.5% |
| Rental costs | $1,448[53] | No. 18 | -$1,332 |
| Rent affordability ratio | 2.47% | No. 247 | -0.4% |
| Median household income | $58,654[54] | No. 891 | -$39,757 |
| Property taxes | $1,964[55] | No. 49 | -$3,169 |
| Energy costs | $0.25 kWh[56] | No. 532 | $0.02 |
The 39th-cheapest housing market in California is Red Bluff's 96080 zip code, with a median home value of $317,931. Renters pay an average of $1,448 per month, the No. 18 rental market in the state.
The median property tax for households in Red Bluff is $1,964, which makes it the 49th-cheapest place in California. The average household income of $58,654 ranks 891st.
9. Twentynine Palms
Twentynine Palms's 92277 zip code sneaks into the top ten of California's most affordable places to live.
🔎 Key data about Twentynine Palms
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 60.0 | No. 9 | N/A |
| Median home value | $261,892[57] | No. 11 | -$671,334.76 |
| Home affordability ratio | 5.1 | No. 39 | -4.3 |
| Home value five-year change | 78.4%[58] | No. 998 | 39.3% |
| Home value one-year forecast | -0.3%[59] | No. 789 | 1.1% |
| Rental costs | $1,401[60] | No. 14 | -$1,379 |
| Rent affordability ratio | 2.75% | No. 399 | -0.1% |
| Median household income | $50,957[61] | No. 963 | -$47,454 |
| Property taxes | $1,424[62] | No. 8 | -$3,709 |
| Energy costs | $0.20 kWh[63] | No. 3 | -$0.03 |
The 11th-cheapest housing market in California is Twentynine Palms's 92277 zip code, where the median home value is $261,892. Renters pay an average of $1,401 per month. It's the state's 14th-cheapest rental market.
The median property tax for households within the zip code is $1,424, which makes it the 8th-cheapest property tax rate in California.
10. Porterville
The final spot on our list of the most affordable places to live in California goes to the 93257 zip code in Porterville.
🔎 Key data about Porterville
| Data point | Value | Rank (out of 1004 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 59.3 | No. 10 | N/A |
| Median home value | $314,181[64] | No. 38 | -$619,045.46 |
| Home affordability ratio | 5.7 | No. 98 | -3.8 |
| Home value five-year change | 48.3%[65] | No. 644 | 9.2% |
| Home value one-year forecast | -0.6%[66] | No. 750 | 0.8% |
| Rental costs | $1,334[67] | No. 9 | -$1,445 |
| Rent affordability ratio | 2.43% | No. 229 | -0.4% |
| Median household income | $54,889[68] | No. 934 | -$43,522 |
| Property taxes | $1,670[69] | No. 26 | -$3,463 |
| Energy costs | $0.20 kWh[70] | No. 3 | -$0.03 |
The 38th-most affordable market in California is Porterville's 93257 zip code. The median home value is $314,181. Rent in the market costs $1,334 per month on average, making it the 9th-most affordable rental market in California.
The median property tax for households in Porterville is $1,670, which is the 26th-cheapest property tax rate in the state.
Porterville ranks No. 3 among California markets by energy costs, with households paying $0.20 per kWh of electricity.
How we ranked the most affordable places in California
We evaluated 1004 zip codes in California with a population over 10,000 on nine metrics. We then assigned each market an Affordability Score based on its weighted and combined rankings.
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 California, 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 California 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 California average, the higher our score on this component. We assign a weight of 7.1% to energy costs.
