The Top 10 Most Affordable Cities in California

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 a list of the top 10 most affordable cities so you can live your California dream without breaking the bank.

1. Fresno

Home Price to Income Ratio: 4.80

Average Property Tax: $1,984

Median Household Income: $50,432

Fresno tops the list of most affordable cities in California. This San Joaquin Valley city is home to several must-see sights, including Forestiere Underground Gardens, which features passages and gardens inspired by Roman catacombs. Other attractions include Fresno Art Museum, Fresno Chaffee Zoo, and Fresno County Blossom Trail.

2. Hemet

Home Price to Income Ratio: 4.95

Average Property Tax: $1,869

Median Household Income: $39,276

Located in San Jacinto Valley, Hemet is a thriving city of over 85,000 residents. From a science museum to a fingerprints museum, Hemet hosts a variety of unique learning opportunities. If you’re looking for a beautiful hiking trail for your morning runs, look no farther than Wildflower Trail, featuring – you guessed it – a mesmerizing sea of wildflowers. The trail snakes around to Diamond Valley Lake, which is an idyllic place to cool down after a hearty workout. 

3. Merced

Home Price to Income Ratio: 5.25

Average Property Tax: $2,550

Median Household Income: $45,232

Another San Joaquin Valley city, Merced is the seat of Merced County. From its inviting parks to Applegate Park Zoo, there’s always something interesting to do and see in this city. Need some ideas? Step back in time and visit the Leggett House, catch a show at the Mainzer Theater, or admire the newest gallery at the Merced Multicultural Arts Center.

4. Modesto

Home Price to Income Ratio: 4.79

Average Property Tax: $2,185

Median Household Income: $59,287

With a population of over 220,000, there’s very little modest about Modesto! Roughly 85 miles east of San Jose, Modesto is full of activities, including trampoline parks, a science museum, and art galleries. Looking for a unique museum experience? Check out the McHenry Museum and Historical Society to learn more about the city’s origins.

5. Adelanto

Home Price to Income Ratio:4.31

Average Property Tax: $2,320

Median Household Income: $45,380

Welcome to “the city with unlimited possibilities.” Adelanto is situated in the Mojave Desert, so you can expect warm days and cold nights. Feeling adventurous? Check out the mountain trails just south of the city, where you can admire spectacular sights such as Lone Pine Canyon.

6. San Bernardino

Home Price to Income Ratio: 5.44

Average Property Tax: $2,020

Median Household Income: $45,934

With rolling hills and rich forests, San Bernardino is truly a city to behold. Visit famous attractions like the First Original McDonald’s Museum, Robert and Frances Fullerton Museum of Art, and all the exciting events at National Orange Show Event Center. For fresh air, look no further than the city’s northern borders for hiking and driving trails into the mountains.

7. Victorville

Home Price to Income Ratio: 4.10

Average Property Tax: $1,792

Median Household Income: $53,957

Eight miles east of Adelanto, Victorville boasts a population of over 115,000. Much of the landscape consists of rugged desert land, but you can find an oasis at Mojave Narrows Regional Park. Further into the city, enjoy local parks, golf courses, and the California Route 66 Museum.

8. Hesperia

Home Price to Income Ratio: 4.40

Average Property Tax: $1,909

Median Household Income: $53,561

Drive directly south from Victorville and you’ll find Hesperia, the next city on our list. This desert city features parks, a zoo, and Harrison Exhibit Center, a local history museum. If you need a change in scenery, check out Mojave River Forks Regional Park and the mountains located at the city’s southern limits; notable landmarks include Pilot Rock and Silverwood Lake State Recreation Area.

9. Stockton

Home Price to Income Ratio: 5.01

Average Property Tax: $2,324

Median Household Income: $54,614

Stockton is located along the San Joaquin River, offering folks waterside parks and trails to explore on sunny days. Indulge in your shopping cravings at Webster Mall, or take your kids to Children’s Museum of Stockton for hands-on fun. From performance theaters to amusement centers, Stockton’s avenues for entertainment are endless!

10. Lancaster

Home Price to Income Ratio: 4.73

Average Property Tax: $1,882

Median Household Income: $55,237

Our last city, Lancaster, is located in northern Los Angeles County. The city’s position in the Mojave Desert allows for ample opportunities to explore nature; check out the Prime Desert Woodland Preserve and the ravines of Antelope Valley.

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.

• Visalia
• Bakersfield
• Victorville