With mouthwatering seafood, cozy small towns, beautiful scenery, and lighthouses dotting the rocky coastlines, Maine is the perfect place to call home. There are also plenty of first-time homebuyer programs to make homebuying more affordable. NewHomeSource has compiled a list of the 10 most affordable cities in Maine to help you find the next city where you can settle down.
1. Sanford
Home Price to Income Ratio: 5.6
Average Property Tax: 1.51%
Median Household Income: $70,570
Sanford tops the list of most affordable cities in Maine. This pleasant town is known for its scenic neighborhoods and historic buildings. Nestled in the southern part of Maine, it’s close enough to reach the state’s more bustling hubs yet far enough to keep a distinctly peaceful, community-oriented feel.
For those contemplating a move, Sanford’s housing costs are refreshingly approachable. Home prices and rents tend to be lower than Maine’s coastal cities, making it an attractive spot for first-time homebuyers, families, and retirees alike. Plus, there’s an overarching sense of community pride here; locals take to the city’s events, parks, and historical sites with enthusiasm, fostering a friendly, welcoming environment.
Additionally, the area has been investing in safety programs, with a well-organized police department that partners with the community to create a secure environment. You’ll also find support for various community initiatives that encourage safe and healthy living, including programs for youth and seniors alike.
One of the best ways to enjoy Sanford is by strolling through the picturesque landscapes. Not far off, Bauneg Beg Mountain offers hiking trails and panoramic views for anyone eager to explore Maine’s natural beauty without having to venture too far from home. Mix in the placid lakes and lush forests, and you have a peaceful place to live.
Sanford’s location, affordability, and tight-knit community vibe make it a solid choice for anyone looking to enjoy Maine’s unique lifestyle.
2. Waterville
Home Price to Income Ratio: 5.2
Average Property Tax: 1.99%
Median Household Income: $47,489
Waterville, Maine, often affectionately called “The Elm City” thanks to its old streets once lined with grand elm trees, is a quintessential New England town that combines affordability with a thriving, intellectual community. Waterville, in Kennebec County, is home to Colby College and Thomas College.
Tucked along the banks of the Kennebec River in central Maine, Waterville’s cost of living is lower than in more coastal cities like Portland. The housing market is reasonable, with a variety of historic homes and newer builds that draw both families and retirees.
Colby College, a prestigious liberal arts school, anchors the community and brings a youthful energy that’s unusual for a city of Waterville’s size. The college’s commitment to the town is evident in its recent investments, including the Paul J. Schupf Art Center downtown, which hosts exhibitions, screenings, and performances. There are many activities to engage from brewhouses to cinema.
For lovers of the outdoors, the Kennebec River and nearby trails make Waterville ideal for kayaking, hiking, and taking in Maine’s natural beauty year-round. Another local favorite is Quarry Road Trails, a recreational area that transforms from a hiking and biking paradise in summer to a cross-country skiing hub in winter.
People choose Waterville for its blend of small-town charm and intellectual spirit. Here, you get access to Maine’s rugged landscapes, a thriving arts scene, and an engaged community—all with the perks of a college town and the peace of a small city.
3. Lewiston
Home Price to Income Ratio: 5.3
Average Property Tax: 2.85%
Median Household Income: $56,558
Lewiston, known historically as the “Little Canada” of New England due to its strong French-Canadian heritage, is one of the state’s most intriguing urban centers. Situated along the banks of the Androscoggin River in south-central Maine, Lewiston is the second-largest city in Maine.
Lewiston offers affordability that makes it attractive. The cost of living here is significantly lower than in Portland or Boston, allowing newcomers to stretch their dollar without sacrificing access to amenities. Housing options range from affordable single-family homes in quiet neighborhoods to downtown apartments in revitalized mill buildings, reflecting Lewiston’s industrial roots.
There are many opportunities for those who love to fish year-round. In addition, the wildlife preserve – Thorncrag Bird Sanctuary – is an excellent place for bird watching. Trails crisscross the 450 acres where you can walk or jog while admiring the breathtaking forests, critters, and fields.
Give Lewiston some serious consideration when planning a move to Maine.
4. Augusta
Home Price to Income Ratio: 5.4
Average Property Tax: 2.3%
Median Household Income: $48,756
Augusta, the state capital, provides a slightly different appeal. Nestled along the Kennebec River, Augusta is known for its historic charm and civic pride. Augusta is surrounded by greenery and Victorian architecture which makes it an idyllic city.
The affordability factor here is appealing, particularly for those interested in government or public service jobs. Augusta’s small size doesn’t hinder its cultural offerings, with the Maine State Museum, historic Capitol building, and various parks providing plenty to explore. Historic Downtown Augusta has many new restaurants and businesses with many year-round events. Folks wanting to escape the city culture and immerse themselves in nature must schedule a getaway to Kennebec River Rail Trail!
Take a look at this charming Maine locale for your next new home due to its affordability and strong economy.
5. Bangor
Home Price to Income Ratio: 4.9
Average Property Tax: 1.85%
Median Household Income: $58,096
Bangor, one of Maine’s larger cities, has a reputation as the “Queen City of the East” and is known for its vibrant community and arts scene. Located further north, Bangor serves as a gateway to Maine’s more rural and recreational areas, making it ideal for anyone who values proximity to both city amenities and the great outdoors.
Housing is slightly more expensive than in smaller Maine towns but remains reasonable by New England standards. Bangor’s Eastern Maine Medical Center offers comprehensive healthcare, and the city boasts a well-rounded school system.
Bangor is full of adventurous things to do. The downtown center of Bangor is the most happening part of the city. It has many shops, boutiques, and restaurants with a beautiful view of the mighty Penobscot River. Additionally, the American horror author, Stephen King, is from Bangor. Stop by his home– if you dare– and see gargoyles perched on a black iron fence.
It’s a city where local shops, breweries, and a surprising number of festivals give it a lively, connected feel.
6. Auburn
Home Price to Income Ratio: 4.7
Average Property Tax: 2.28%
Median Household Income: $66,552
Auburn is the twin sister of Lewiston, and both occupy different sides of the Androscoggin River – one of the largest rivers in New England. The locale brims with nature, offering many opportunities for outdoor activities. You can take a leisurely stroll along the Auburn Riverwalk, enjoy a brisk walk down Spring Road Trail, and hike the forested trails on Mt. Apatite. Snow buffs can learn to ski at Lost Valley.
Auburn offers a similar affordable lifestyle with close proximity to Lewiston’s amenities and job market. Both Lewiston and Auburn have put a lot of energy into downtown revitalization efforts, and their historical architecture and riverfront views are a draw. Auburn’s schools are well-regarded, and the area’s community colleges and trade schools make it appealing for those seeking professional training or continuing education.
It's easy to see why Auburn has made the list with its affordable lifestyle.
7. Westbrook
Home Price to Income Ratio: 5.4
Average Property Tax: 1.81%
Median Household Income: $85,868
The city of Westbrook is located on the Presumpscot River and is just west of Portland and has earned a reputation as a lively, accessible community with a mix of old New England charm and modern growth. It is one of the fastest-growing areas in Maine and has a diversity of arts, culture, dining, entertainment, and shopping.
Known as a former mill town along the Presumpscot River, Westbrook has transformed over the years into a vibrant area with new breweries, restaurants, and community spaces popping up. It’s also quite affordable compared to Portland, making it an appealing spot for families and young professionals.
With an emphasis on local safety, Westbrook has active community policing initiatives, and the town’s close-knit feel helps maintain a safe atmosphere. The Westbrook School District is well-regarded, and with Portland’s educational institutions nearby, families have a variety of choices.
It is an ideal place for canoeing, fishing, and kayaking. Furthermore, Mill Brook Preserve is one of the most popular nature walks in Westbrook. At the preserve, you will be surrounded by 130 acres of majestic forest. You may think it’s Camelot, as it’s a perfect spot to be immersed in nature.
8. Saco
Home Price to Income Ratio: 6.3
Average Property Tax: 1.83%
Median Household Income: $84,328
Saco, located further south along the Maine coastline, is known for its beautiful beaches and historic sites. Saco offers a quintessential Maine experience with a small-town feel and coastal charm.
Housing here is more affordable than in some of the more tourist-heavy areas, yet it still provides access to scenic views, local farms, and popular beaches like Ferry Beach State Park. Saco is a neighboring city of Biddeford and is home to two of Maine’s largest amusement parks: Funtown Splashtown USA and Aquaboggan Water Park. Ferry Beach State Park is a place where you can enjoy ocean views and nature trails, such as Saco Bay Trails.
Saco’s commitment to safety and community programs ensures a welcoming environment. Major healthcare providers, including Southern Maine Health Care, are easily accessible, and the schools in Saco are highly rated, offering a great educational base for families.
Those looking for a city bursting with outdoor activities will love Saco.
9. South Portland
Home Price to Income Ratio: 6.5
Average Property Tax: 1.56%
Median Household Income: $84,563
South Portland, just across the bridge from Portland, combines city conveniences with the comfort of suburban life. Known as "SoPo" by locals, South Portland is loved for its coastline, green spaces, and community spirit.
The city’s waterfront, with locations like Bug Light Park, provides striking views of Casco Bay, while shopping centers, cafes, and restaurants give it a more urban vibe than some surrounding towns. Bug Light Park is a charming place to watch the sunset. Spring Point Shoreway is a mile-long walk along the water that offers expansive views of the coast.
Housing is more affordable here than in Portland, with a good balance of modern developments and historic homes. South Portland is also proactive on safety, with neighborhood watch programs and a dedicated police force. Maine Medical Center in nearby Portland is the region’s premier healthcare provider, and South Portland schools are among the most reputable in the state, making it a solid choice for families.
Enjoy all Maine has to offer in South Portland.
Cities with the Best Home Price to Income Ratio
While the list above is sorted by the lowest overall cost of living index, the following cities have the lowest home price to income ratio, meaning you can get more home for your money.
Auburn
Bangor
Waterville
Other Maine Resources
The Healthiest States to Live In
The Most Affordable Cities in Maine
Your Guide to Closing Costs in Maine
Drew Port
Drew Port is a writer for NewHomeSource. She writes on the homebuying process, as well as informing readers on homeownership.