The 25 Most Affordable Small Towns in California

Ranked by home value ÷ income among 358 towns of 500–10,000 people in California. #1 is Oasis, CA (homes cost 0.9× income).

1. 25Mojave, California

   Homes cost 3.8× income

   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 →

2. 24Yosemite Lakes, California

   Homes cost 3.8× income

   Yosemite Lakes is a community of 5,022 people in Madera County, California. The median home is worth $374,000 and the median household earns $97,813, so homes cost 3.8× income (typical California town: 6.4×). Median rent is $1,907.

   5,022 people · Madera County · median home $374,000 · income $97,813 · Jan low 38°F · 3 in snow

   Full Yosemite Lakes, California profile: weather, storms, schools, jobs →

3. 23Greenacres, California

   Homes cost 3.8× income

   Greenacres is a community of 5,496 people in Kern County, California. The median home is worth $351,800 and the median household earns $91,528, so homes cost 3.8× income (typical California town: 6.4×). Median rent is $1,761.

   5,496 people · Kern County · median home $351,800 · income $91,528 · Jan low 39°F · 0 in snow

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

4. 22Cottonwood, California

   Homes cost 3.8× income

   Cottonwood is a community of 6,268 people in Shasta County, California. The median home is worth $363,000 and the median household earns $95,577, so homes cost 3.8× income (typical California town: 6.4×). Median rent is $1,391.

   6,268 people · Shasta County · median home $363,000 · income $95,577 · Jan low 38°F · 3 in snow

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

5. 21Clearlake Riviera, California

   Homes cost 3.7× income

   Clearlake Riviera is a community of 3,410 people in Lake County, California. The median home is worth $328,500 and the median household earns $89,395, so homes cost 3.7× income (typical California town: 6.4×). Median rent is $1,815.

   3,410 people · Lake County · median home $328,500 · income $89,395 · Jan low 33°F · 0 in snow

   Full Clearlake Riviera, California profile: weather, storms, schools, jobs →

6. 20Bonadelle Ranchos, California

   Homes cost 3.7× income

   Bonadelle Ranchos is a community of 5,497 people in Madera County, California. The median home is worth $486,800 and the median household earns $132,723, so homes cost 3.7× income (typical California town: 6.4×). Median rent is $1,941.

   5,497 people · Madera County · median home $486,800 · income $132,723 · Jan low 38°F · 0 in snow

   Full Bonadelle Ranchos, California profile: weather, storms, schools, jobs →

7. 19Calipatria, California

   Homes cost 3.7× income

   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 →

8. 18Garnet, California

   Homes cost 3.7× income

   Garnet is a community of 7,118 people in Riverside County, California. The median home is worth $267,900 and the median household earns $72,694, so homes cost 3.7× income (typical California town: 6.4×). Median rent is $1,907.

   7,118 people · Riverside County · median home $267,900 · income $72,694 · Jan low 48°F · 0 in snow

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

9. 17Rexland Acres, California

   Homes cost 3.6× income

   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 →

10. 16Cutler, California

    Homes cost 3.6× income

    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 →

11. 15Happy Valley, California

    Homes cost 3.6× income

    Happy Valley is a community of 4,949 people in Shasta County, California. The median home is worth $334,100 and the median household earns $92,222, so homes cost 3.6× income (typical California town: 6.4×). Median rent is $1,282.

    4,949 people · Shasta County · median home $334,100 · income $92,222 · Jan low 38°F · 3 in snow

    Full Happy Valley, California profile: weather, storms, schools, jobs →

12. 14Burney, California

    Homes cost 3.5× income

    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 →

13. 13Thousand Palms, California

    Homes cost 3.5× income

    Thousand Palms is a community of 7,967 people in Riverside County, California. The median home is worth $268,700 and the median household earns $77,000, so homes cost 3.5× income (typical California town: 6.4×). Median rent is $1,495.

    7,967 people · Riverside County · median home $268,700 · income $77,000 · Jan low 48°F · 0 in snow

    Full Thousand Palms, California profile: weather, storms, schools, jobs →

14. 12Taft, California

    Homes cost 3.5× income

    Taft is a city of 8,546 people in Kern County, California. The median home is worth $252,600 and the median household earns $72,772, so homes cost 3.5× income (typical California town: 6.4×). Median rent is $1,069.

    8,546 people · Kern County · median home $252,600 · income $72,772 · Jan low 41°F · 0 in snow

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

15. 11Pacheco, California

    Homes cost 3.4× income

    Pacheco is a community of 4,183 people in Contra Costa County, California. The median home is worth $343,300 and the median household earns $101,210, so homes cost 3.4× income (typical California town: 6.4×). Median rent is $1,828.

    4,183 people · Contra Costa County · median home $343,300 · income $101,210 · Jan low 42°F · 0 in snow

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

16. 10Nice, California

    Homes cost 3.3× income

    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 →

17. 9Greenfield, California

    Homes cost 3.3× income

    Greenfield is a community of 3,447 people in Kern County, California. The median home is worth $247,400 and the median household earns $74,185, so homes cost 3.3× income (typical California town: 6.4×). Median rent is $1,766.

    3,447 people · Kern County · median home $247,400 · income $74,185 · Jan low 39°F · 0 in snow

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

18. 8Silver Lakes, California

    Homes cost 3.3× income

    Silver Lakes is a community of 6,317 people in San Bernardino County, California. The median home is worth $383,600 and the median household earns $115,829, so homes cost 3.3× income (typical California town: 6.4×). Median rent is $1,720.

    6,317 people · San Bernardino County · median home $383,600 · income $115,829 · Jan low 33°F · 0 in snow

    Full Silver Lakes, California profile: weather, storms, schools, jobs →

19. 7Brooktrails, California

    Homes cost 3.2× income

    Brooktrails is a community of 3,632 people in Mendocino County, California. The median home is worth $371,700 and the median household earns $116,056, so homes cost 3.2× income (typical California town: 6.4×). Median rent is $1,482.

    3,632 people · Mendocino County · median home $371,700 · income $116,056 · Jan low 33°F · 0 in snow

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

20. 6Alturas, California

    Homes cost 2.8× income

    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 →

21. 5Bertsch-Oceanview, California

    Homes cost 2.6× income

    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 →

22. 4Dixon Lane-MeadowCreek, California

    Homes cost 2.6× income

    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 →

23. 3Lenwood, California

    Homes cost 2.5× income

    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 →

24. 2Desert Edge, California

    Homes cost 2.0× income

    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

    Homes cost 0.9× income

    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 →

More California rankings

• The 25 Best Small Towns to Retire in California
• The 25 Quietest Small Towns in California
• The 25 Best Small Towns for Families in California
• The 25 Best Quiet, Affordable Small Towns to Retire in California
• 25 Small Towns in California With the Cheapest Homes
• 25 Small Towns in California With the Mildest Winters
• The 25 Most Walkable Small Towns in California
• The 25 Best Small Towns for First-Time Home Buyers in California
• The 10 Best Affordable Small Towns to Retire in California With Mild Winters
• The 24 Best Affordable Small Towns for Remote Workers in California

Same ranking, other places

• The 50 Most Affordable Small Towns in America
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• The 25 Most Affordable Small Towns in New York
• The 25 Most Affordable Small Towns in Michigan
• The 25 Most Affordable Small Towns in Texas
• The 25 Most Affordable Small Towns in New Jersey
• The 25 Most Affordable Small Towns in Florida
• The 25 Most Affordable Small Towns in Wisconsin
• The 25 Most Affordable Small Towns in Ohio
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