25 Small Towns in California With the Cheapest Homes

Ranked by median home value among 358 towns of 500–10,000 people in California. #1 is Oasis, CA (median home $34,800).

1. 25Old Stine, California

   Median home $235,400

   Old Stine is a community of 3,841 people in Kern County, California. The median home is worth $235,400 and the median household earns $54,292, so homes cost 4.3× income (typical California town: 6.4×). Median rent is $1,579.

   3,841 people · Kern County · median home $235,400 · income $54,292 · Jan low 39°F · 0 in snow

   Full Old Stine, California profile: weather, storms, schools, jobs →

2. 24Burney, California

   Median home $234,100

   Burney is a community of 3,000 people in Shasta County, California. The median home is worth $234,100 and the median household earns $65,969, so homes cost 3.5× income (typical California town: 6.4×). Median rent is $1,110.

   3,000 people · Shasta County · median home $234,100 · income $65,969 · Jan low 23°F · 45 in snow

   Full Burney, California profile: weather, storms, schools, jobs →

3. 23Ivanhoe, California

   Median home $228,100

   Ivanhoe is a community of 4,468 people in Tulare County, California. The median home is worth $228,100 and the median household earns $52,179, so homes cost 4.4× income (typical California town: 6.4×). Median rent is $870.

   4,468 people · Tulare County · median home $228,100 · income $52,179 · Jan low 38°F · 0 in snow

   Full Ivanhoe, California profile: weather, storms, schools, jobs →

4. 22Orosi, California

   Median home $227,100

   Orosi is a community of 8,329 people in Tulare County, California. The median home is worth $227,100 and the median household earns $54,604, so homes cost 4.2× income (typical California town: 6.4×). Median rent is $1,204.

   8,329 people · Tulare County · median home $227,100 · income $54,604 · Jan low 38°F · 30 in snow

   Full Orosi, California profile: weather, storms, schools, jobs →

5. 21Mecca, California

   Median home $224,300

   Mecca is a community of 8,219 people in Riverside County, California. The median home is worth $224,300 and the median household earns $48,312, so homes cost 4.6× income (typical California town: 6.4×). Median rent is $916.

   8,219 people · Riverside County · median home $224,300 · income $48,312 · Jan low 44°F · 0 in snow

   Full Mecca, California profile: weather, storms, schools, jobs →

6. 20Potomac Park, California

   Median home $219,600

   Potomac Park is a community of 9,164 people in Kern County, California. The median home is worth $219,600 and the median household earns $51,166, so homes cost 4.3× income (typical California town: 6.4×). Median rent is $1,218.

   9,164 people · Kern County · median home $219,600 · income $51,166 · Jan low 39°F · 0 in snow

   Full Potomac Park, California profile: weather, storms, schools, jobs →

7. 19Mojave, California

   Median home $213,600

   Mojave is a community of 4,699 people in Kern County, California. The median home is worth $213,600 and the median household earns $55,660, so homes cost 3.8× income (typical California town: 6.4×). Median rent is $1,214.

   4,699 people · Kern County · median home $213,600 · income $55,660 · Jan low 33°F · 1 in snow

   Full Mojave, California profile: weather, storms, schools, jobs →

8. 18Strathmore, California

   Median home $213,200

   Strathmore is a community of 2,830 people in Tulare County, California. The median home is worth $213,200 and the median household earns $43,387, so homes cost 4.9× income (typical California town: 6.4×). Median rent is $871.

   2,830 people · Tulare County · median home $213,200 · income $43,387 · Jan low 37°F · 0 in snow

   Full Strathmore, California profile: weather, storms, schools, jobs →

9. 17Cutler, California

   Median home $210,700

   Cutler is a community of 4,480 people in Tulare County, California. The median home is worth $210,700 and the median household earns $59,231, so homes cost 3.6× income (typical California town: 6.4×). Median rent is $1,249.

   4,480 people · Tulare County · median home $210,700 · income $59,231 · Jan low 38°F · 27 in snow

   Full Cutler, California profile: weather, storms, schools, jobs →

10. 16East Bakersfield, California

    Median home $208,700

    East Bakersfield is a community of 9,749 people in Kern County, California. The median home is worth $208,700 and the median household earns $38,644, so homes cost 5.4× income (typical California town: 6.4×). Median rent is $1,090.

    9,749 people · Kern County · median home $208,700 · income $38,644 · Jan low 39°F · 0 in snow

    Full East Bakersfield, California profile: weather, storms, schools, jobs →

11. 15Ford City, California

    Median home $207,800

    Ford City is a community of 4,348 people in Kern County, California. The median home is worth $207,800 and the median household earns $47,214, so homes cost 4.4× income (typical California town: 6.4×). Median rent is $1,075.

    4,348 people · Kern County · median home $207,800 · income $47,214 · Jan low 41°F · 0 in snow

    Full Ford City, California profile: weather, storms, schools, jobs →

12. 14North Shore, California

    Median home $203,900

    North Shore is a community of 3,585 people in Riverside County, California. The median home is worth $203,900 and the median household earns $51,795, so homes cost 3.9× income (typical California town: 6.4×). Median rent is $1,365.

    3,585 people · Riverside County · median home $203,900 · income $51,795 · Jan low 44°F · 0 in snow

    Full North Shore, California profile: weather, storms, schools, jobs →

13. 13Salton City, California

    Median home $200,600

    Salton City is a community of 5,155 people in Imperial County, California. The median home is worth $200,600 and the median household earns $47,827, so homes cost 4.2× income (typical California town: 6.4×). Median rent is $1,372.

    5,155 people · Imperial County · median home $200,600 · income $47,827 · Jan low 49°F · 0 in snow

    Full Salton City, California profile: weather, storms, schools, jobs →

14. 12Rexland Acres, California

    Median home $200,200

    Rexland Acres is a community of 3,563 people in Kern County, California. The median home is worth $200,200 and the median household earns $56,078, so homes cost 3.6× income (typical California town: 6.4×). Median rent is $1,435.

    3,563 people · Kern County · median home $200,200 · income $56,078 · Jan low 39°F · 0 in snow

    Full Rexland Acres, California profile: weather, storms, schools, jobs →

15. 11Calipatria, California

    Median home $197,200

    Calipatria is a city of 6,515 people in Imperial County, California. The median home is worth $197,200 and the median household earns $53,299, so homes cost 3.7× income (typical California town: 6.4×). Median rent is $919.

    6,515 people · Imperial County · median home $197,200 · income $53,299 · Jan low 41°F · 0 in snow

    Full Calipatria, California profile: weather, storms, schools, jobs →

16. 10Dixon Lane-MeadowCreek, California

    Median home $196,600

    Dixon Lane-MeadowCreek is a community of 2,780 people in Inyo County, California. The median home is worth $196,600 and the median household earns $75,745, so homes cost 2.6× income (typical California town: 6.4×). Median rent is $2,622.

    2,780 people · Inyo County · median home $196,600 · income $75,745 · Jan low 24°F

    Full Dixon Lane-MeadowCreek, California profile: weather, storms, schools, jobs →

17. 9Lenwood, California

    Median home $194,300

    Lenwood is a community of 3,623 people in San Bernardino County, California. The median home is worth $194,300 and the median household earns $78,958, so homes cost 2.5× income (typical California town: 6.4×). Median rent is $1,176.

    3,623 people · San Bernardino County · median home $194,300 · income $78,958 · Jan low 35°F · 0 in snow

    Full Lenwood, California profile: weather, storms, schools, jobs →

18. 8Bertsch-Oceanview, California

    Median home $191,300

    Bertsch-Oceanview is a community of 2,520 people in Del Norte County, California. The median home is worth $191,300 and the median household earns $73,173, so homes cost 2.6× income (typical California town: 6.4×). Median rent is $1,649.

    2,520 people · Del Norte County · median home $191,300 · income $73,173 · Jan low 40°F · 0 in snow

    Full Bertsch-Oceanview, California profile: weather, storms, schools, jobs →

19. 7Thermal, California

    Median home $187,000

    

    Thermal is a community of 2,676 people in Riverside County, California. The median home is worth $187,000 and the median household earns —, so homes cost —× income (typical California town: 6.4×). Median rent is $986.

    2,676 people · Riverside County · median home $187,000 · income — · Jan low 39°F · 0 in snow

    Full Thermal, California profile: weather, storms, schools, jobs →

20. 6Nice, California

    Median home $172,800

    Nice is a community of 2,929 people in Lake County, California. The median home is worth $172,800 and the median household earns $52,014, so homes cost 3.3× income (typical California town: 6.4×). Median rent is $1,293.

    2,929 people · Lake County · median home $172,800 · income $52,014 · Jan low 37°F · 1 in snow

    Full Nice, California profile: weather, storms, schools, jobs →

21. 5Alturas, California

    Median home $170,100

    Alturas is a city of 2,715 people in Modoc County, California. The median home is worth $170,100 and the median household earns $59,896, so homes cost 2.8× income (typical California town: 6.4×). Median rent is $833.

    2,715 people · Modoc County · median home $170,100 · income $59,896 · Jan low 21°F · 51 in snow

    Full Alturas, California profile: weather, storms, schools, jobs →

22. 4Needles, California

    Median home $157,200

    Needles is a city of 4,931 people in San Bernardino County, California. The median home is worth $157,200 and the median household earns $38,243, so homes cost 4.1× income (typical California town: 6.4×). Median rent is $745.

    4,931 people · San Bernardino County · median home $157,200 · income $38,243 · Jan low 46°F · 0 in snow

    Full Needles, California profile: weather, storms, schools, jobs →

23. 3Lake Isabella, California

    Median home $132,900

    Lake Isabella is a community of 3,573 people in Kern County, California. The median home is worth $132,900 and the median household earns $26,661, so homes cost 5.0× income (typical California town: 6.4×). Median rent is $1,163.

    3,573 people · Kern County · median home $132,900 · income $26,661 · Jan low 32°F · 6 in snow

    Full Lake Isabella, California profile: weather, storms, schools, jobs →

24. 2Desert Edge, California

    Median home $76,300

    Desert Edge is a community of 4,180 people in Riverside County, California. The median home is worth $76,300 and the median household earns $37,429, so homes cost 2.0× income (typical California town: 6.4×). Median rent is $903.

    4,180 people · Riverside County · median home $76,300 · income $37,429 · Jan low 48°F · 0 in snow

    Full Desert Edge, California profile: weather, storms, schools, jobs →

25. 1Oasis, California

    Median home $34,800

    Oasis is a community of 4,468 people in Riverside County, California. The median home is worth $34,800 and the median household earns $38,769, so homes cost 0.9× income (typical California town: 6.4×). Median rent is $862.

    4,468 people · Riverside County · median home $34,800 · income $38,769 · Jan low 44°F · 0 in snow

    Full Oasis, California profile: weather, storms, schools, jobs →

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• The 25 Best Quiet, Affordable Small Towns to Retire in California
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• The 25 Best Small Towns for First-Time Home Buyers in California
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