With Hollywood glam and sunny beaches, California’s appeal calls to many of us! California is known for its high cost of living, but don’t worry; NewHomeSource has compiled this list so you can live your California dream without breaking the bank.
Why it matters: Several cities offer more budget-friendly options without compromising on quality of life. Whether you're a first-time homebuyer, remote worker, or retiree, these cities provide a balance of affordability and amenities.
What’s ahead: We highlight 10 California cities where your dollar stretches further – featuring key stats on housing, income, and lifestyle perks.
1. Fresno – Urban Living with Agricultural Roots
Pop: 550,105 | Median Home Value: $348,500 | Median Household Income: $66,804
Cost of Living Index: 103.7 (3.7% above national average)
Property Tax Rate: 1.23%
Median Property Tax: $3,978
Major Industries: Agriculture, education, healthcare, manufacturing
Amenities: Forestiere Underground Gardens, Fresno Chaffee Zoo, proximity to national parks
Why it’s #1: Fresno offers a blend of urban amenities, agricultural heritage, and a relatively moderate cost of living.
2. Hemet – Scenic Serenity in the San Jacinto Valley
Pop: 92,912 | Median Home Value: $314,200 | Median Household Income: $53,623
Cost of Living Index: 131.2 (31.2% above national average)
Property Tax Rate: 1.15%
Median Property Tax: $3,353
Major Industries: Healthcare, retail, education, construction
Mean Commute Time: 36 min
Amenities: Wildflower Trail, Diamond Valley Lake, golf courses
Why it’s noteworthy: Hemet combines a quieter lifestyle, affordability and natural beauty.
3. Merced – Gateway to Yosemite with Growing Opportunities
Pop: 96,073 | Median Home Value: $347,700 | Median Household Income: $59,938
Cost of Living Index: 109.1 (9.1% above national average)
Property Tax Rate: 1.07%
Median Property Tax: $3,452
Major Industries: Education, agribusiness, healthcare
Mean Commute Time: 27 min
Amenities: University of California campus, cultural venues, near Yosemite National Park
The allure: Merced offers a balance of affordability and educational opportunities, with proximity to natural attractions.
4. Modesto – Agricultural Hub with Urban Comforts
Pop: 220,592 | Median Home Value: $415,600 | Median Household Income: $77,899
Cost of Living Index: 116.3 (16.3%% above national average)
Property Tax Rate: 1.14%
Median Property Tax: $4,397
Major Industries: Agriculture, manufacturing, healthcare, food processing
Mean Commute Time: 30 min
Amenities: Parks, cultural institutions, shopping centers
The draw: Modesto provides urban amenities with a strong agricultural economy.
5. Adelanto – Affordable Desert Living
Pop: 37,941 | Median Home Value: $318,300 | Median Household Income: $68,419
Cost of Living Index: 118.6 (18.6% below national average)
Property Tax Rate: 1.35%
Median Property Tax: $3,988
Major Industries: Logistics, manufacturing, industrial development
Mean Commute Time: 46 min
Amenities: Parks, community centers, Lone Pine Canyon
Why it works: Adelanto offers reasonable housing and a growing economy.
6. San Bernardino – Historic City with Economic Diversity
Pop: 224,775 | Median Home Value: $384,900 | Median Household Income: $63,988
Cost of Living Index: 118.6 (18.6% below national average)
Property Tax Rate: Approximately 1.32%
Median Property Tax: $4,715
Major Industries: Logistics, education, healthcare, manufacturing, technology
Mean Commute Time: 29 min
Amenities: CSUSB, parks, Original McDonald’s Museum
Why it’s great: San Bernardino combines historical significance with economic opportunities.
7. Victorville – Desert Affordability with Urban Access
Pop: 140,721 | Median Home Value: $342,500 | Median Household Income: $70,663
Cost of Living Index: 118.6 (18.6% above national average)
Property Tax Rate: 1.2%
Median Property Tax: $3,814
Major Industries: Logistics, retail, healthcare
Mean Commute Time: 41 min
Amenities: California Route 66 Museum, shopping centers, Mojave Narrows Regional Park
Why it shines: Victorville offers affordable housing options with access to urban amenities.
8. Hesperia – High Desert Living at a Lower Cost
Pop: 101,836 | Median Home Value: $366,800 | Median Household Income: $68,971
Cost of Living Index: 118.6 (18.6% above national average)
Property Tax Rate: 1.1%
Median Property Tax: $3,744
Major Industries: Information, transportation, retail, construction
Mean Commute Time: 42 min
Amenities: Parks, zoo, close to Silverwood Lake State Recreation Area
The takeaway: Hesperia combines affordable housing with a family-friendly environment in the High Desert region.
9. Stockton – Affordable Urban Living with Growth Potential
Pop: 324,975 | Median Home Value: $412,900 | Median Household Income: $76,851
Cost of Living Index: 124.7 (24.7% above national average)
Property Tax Rate: 1.26%
Median Property Tax: $4,828
Major Industries: Healthcare, education, public administration
Mean Commute Time: 32 min
Amenities: Children’s Museum of Stockton, parks, waterfront activities
Why it’s popular: Stockton offers affordable urban living with a growing economy.
10. Lancaster – Space, Savings, and Suburban Comfort
Pop: 167,426 | Median Home Value: $409,100 | Median Household Income: $76,083
Cost of Living Index: 161.7 (61.7% higher than national average)
Property Tax Rate: 1.62%
Median Property Tax: $6,150
Major Industries: Aerospace, education, healthcare, Edwards Air Force Base
Mean Commute Time: 32 min
Amenities: Shopping, Prime Desert Woodland Preserve, Antelope Valley
Why it’s a win: Lancaster provides spacious, affordable living within reach of Los Angeles.
The Bottom Line
The Golden State can be within reach in one of these exciting cities. From Central Valley hubs to High Desert communities, these 10 California cities allow you to live the California dream without the golden price tag.
Other California Resources
Best Suburbs Surrounding San Francisco Bay Area of California
Your Complete San Francisco, CA Relocation Guide
Your Complete Guide to Moving to Bakersfield, CA
Best Suburbs Surrounding Santa Barbara, California
The Best Suburbs in Bakersfield, CA
Your complete guide to moving to Santa Barbara, CA
10 Healthiest Cities in California
The Healthiest States to Live In
The 10 Best and Worst U.S. Cities for Allergies
Best Tiny Home Builders in California
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The 10 Best Places to Live in California
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The Top 10 Most Affordable Cities in California
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Top Master Planned Communities near Riverside, California
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.