Affordable living in the Silver State, from desert charm to city lights.
Nevada isn’t just about slot machines and showgirls. With stunning desert landscapes, no state income tax, and a mix of bustling metros and quiet outposts, it’s an underrated option for cost-conscious homebuyers.
Why it matters: Housing prices may be rising nationwide, but Nevada still offers value—especially outside the Strip.
What’s ahead: We’ve ranked the 10 most affordable cities across the state, weighing home values, taxes, local industries, and lifestyle perks.
1. North Las Vegas – Big city energy with smaller price tags
Pop: 294,034 | Median Home Value: $372,300 | Median Household Income: $76,772
Cost of Living Index: 110.6 (10.6% above national average)
Property Tax Rate: 0.66%
Median Property Tax: $2,280
Major Industries: Accommodation and food services, healthcare, retail
Mean Commute Time: 27 min
Amenities: Casinos, regional parks, Tule Springs Fossil Beds National Monument
Why it’s #1: Affordable homes just minutes from the Strip. North Las Vegas delivers city conveniences, outdoor escapes, and more space for your money.
2. Elko – High desert culture with a frontier vibe
Pop: 20,822 | Median Home Value: $285,400 | Median Household Income: $75,630
Cost of Living Index: 100.9 (0.9% above national average)
Property Tax Rate: 1.1%
Median Property Tax: $2,913
Major Industries: Mining, healthcare, food services, education
Mean Commute Time: 24 min
Amenities: Humboldt River, hot springs, art galleries, museums, nightlife
Why it shines: A mining hub with mountain views and a tight-knit feel. Elko’s balance of affordability and rugged charm makes it a standout in northern Nevada.
3. Sparks – Reno’s active neighbor with big potential
Pop: 111,520 | Median Home Value: $455,900 | Median Household Income: $86,979
Cost of Living Index: 118.6 (18.6% above national average)
Property Tax Rate: 1.11%
Median Property Tax: $4,696
Major Industries: Manufacturing, technology, retail, healthcare
Mean Commute Time: 23 min
Amenities: Casinos, museums, Sparks Marina Park, Truckee River Greenbelt
Why it’s special: With lakeside parks, walkable trails, and tech jobs, Sparks offers a higher cost of living but also a higher quality of life.
4. Fernley – A logistics hub with room to grow
Pop: 25,508 | Median Home Value: $352,600 | Median Household Income: $87,991
Cost of Living Index: 105 (5.0% above national average)
Property Tax Rate: 0.7%
Median Property Tax: $2,290
Major Industries: Transportation, distribution, manufacturing, storage
Mean Commute Time: 29 min
Amenities: Casinos, parks, golf courses, speedway
The takeaway: Just outside Reno, Fernley blends industrial opportunity with a small-town pace that is ideal for families and workers alike.
5. Henderson – Suburban polish with desert perks
Pop: 350,039 | Median Home Value: $465,000 | Median Household Income: $88,654
Cost of Living Index: 110.6 (10.6% above national average)
Property Tax Rate: 0.77%
Median Property Tax: $3,323
Major Industries: Healthcare, manufacturing, accommodation and food services
Mean Commute Time: 25 min
Amenities: Botanical gardens, country clubs, museums, Sloan Canyon National Conservation Area
Why it’s great: One of Nevada’s safest cities, Henderson is a polished alternative to Vegas with mountain trails, great schools, and suburban calm.
6. Mesquite – Border town ease with golf and views
Pop: 23,599 | Median Home Value: $374,400 | Median Household Income: $74,439
Cost of Living Index: 110.6 (10.6% above national average)
Property Tax Rate: 0.79%
Median Property Tax: $2,745
Major Industries: Entertainment, gaming, government, retail
Mean Commute Time: 19 min
Amenities: Desert views, trails, casinos, Virgin Valley Heritage Museum
The allure: Close to Arizona and Utah, Mesquite is perfect for retirees and outdoor lovers seeking sunshine, serenity, and no income tax.
7. Carson City – Capital living with Tahoe next door
Pop: 58,148 | Median Home Value: $426,700 | Median Household Income: $71,809
Cost of Living Index: 109.4 (9.4% above national average)
Property Tax Rate: 0.93%
Median Property Tax: $3,682
Major Industries: Healthcare, government, retail, Army National Guard
Mean Commute Time: 21 min
Amenities: State capitol, downtown nightlife, museums
Why it’s a winner: This historic capital offers urban perks, weekend-ready adventures, and relatively affordable housing near Lake Tahoe.
8. Boulder City – Scenic seclusion near Hoover Dam
Pop: 15,029 | Median Home Value: $424,200 | Median Household Income: $69,145
Cost of Living Index: 110.6 (10.6% above national average)
Property Tax Rate: 0.78%
Median Property Tax: $3,070
Major Industries: Government, retail, hospitality
Mean Commute Time: 23 min
Amenities: Boulder City Dry Lake Bed, golf courses, desert trails
Why it stands out: One of the few cities in Nevada without gaming, Boulder City trades casinos for charm, quiet, and high desert beauty.
9. Las Vegas – Neon lights, surprisingly low costs
Pop: 678,922 | Median Home Value: $395,300 | Median Household Income: $70,723
Cost of Living Index: 110.6 (10.6% above national average)
Property Tax Rate: 0.74%
Median Property Tax: $2,715
Major Industries: Tourism, gaming, entertainment, healthcare, technology, construction
Mean Commute Time: 26 min
Amenities: Grand hotels, entertainment, casinos, museums, golf courses
What sets it apart: Despite the glitz, Las Vegas offers affordable housing, world-class amenities, and job diversity for every lifestyle.
10. Reno – High desert culture with a rising profile
Pop: 281,714 | Median Home Value: $498,600 | Median Household Income: $78,448
Cost of Living Index: 118.6(18.6% above national average)
Property Tax Rate: 1.13%
Median Property Tax: $5,228
Major Industries: Gaming, entertainment, technology, logistics, advanced manufacturing
Mean Commute Time: 21 min
Amenities: Casinos, parks, Riverwalk District, Truckee River, museums
Why it’s appealing: Reno’s cost of living is on the rise, but its outdoorsy energy, tech growth, and riverfront revival make it worth the price.
The Bottom Line
Nevada mixes affordability with adventure. Whether you're looking for small-town solitude or big-city buzz, there's a place here that fits your lifestyle—and your budget.
Other Nevada Resources
Top 10 Safest Cities in Nevada
The 10 Best Places to Retire in Nevada
How to Build a House in Nevada
First-Time Homebuyer Programs in Nevada
Your Guide to Closing Costs in Nevada
Best Tiny Home Builders in Nevada
Moving To Las Vegas? Our Relocation Guide Will Help
Julie Gordey
A lifelong educator, Julie Gordey, is a retired school administrator. After years of focusing on education, this University of Texas graduate now travels and enjoys freelance writing for BDX and NewHomeSource.com.