Cheap Cities to Live in the United States Without Sacrificing Quality of Life

Between rising home prices, inflation, and everyday costs steadily climbing, the dream of owning a home can feel further out of reach than ever. With median home prices at $419,200 across America and interest rates pushing homebuyers to be more strategic before signing the dotted line, navigating today’s housing market can be daunting.

But here’s the good news: affordable homeownership is still a reality in certain cities across the U.S. Imagine living somewhere your paycheck stretches further, where homes for sale are at least 50% below the national average, yet you still enjoy top-rated schools, amenities, a thriving job market, and a strong sense of community.

If you’re looking for a place to put down roots without spending a small fortune or renouncing quality of life, you’re in the right spot. Read on to discover the most inexpensive places to live across the United States. 

Factors Contributing to Affordability in These Cities

Affordability isn’t just about finding a cheap home—it’s about balancing living costs with quality of life. Whether you’re relocating for work, family, or a fresh start, here’s what you need to evaluate to ensure your next move balances both budget and lifestyle.

The Real Estate Costs

Aspiring homebuyers looking for cheap places to live in America should consider real estate affordability when choosing where to live. For example, moving to virtually anywhere on the West Coast –San Francisco, Los Angeles, Seattle– will be more pricey than entering any Midwestern real estate market –Oklahoma, Ohio, Nebraska–. 

Look at median home prices, property appreciation trends, and the availability of homes within your budget. And look at cities with a lower price-to-income ratio—meaning home prices are reasonable compared to local wages—tend to be the best options for long-term affordability.

The Cost of Living Index

A city’s cost of living index measures how far your money will go in terms of essential goods and services like groceries, healthcare, transportation, and utilities. Housing is also included, but even if homes for sale are low-cost, high costs in other areas can offset those potential savings. 

When evaluating a city, compare its cost of living index to the national average (equivalent to 100%) to verify your day-to-day expenses remain manageable. 

The Tax Incentives

State and local tax policies can greatly impact how cheap a place is. Some cities across the U.S. offer tax incentives, such as no state income tax, property tax breaks, or homeowner assistance programs. 

These programs can reduce the financial burden of homeownership. Researching property tax rates and state income taxes can help you a great deal in determining the actual cost of living in a new city.

The Cost of Rent

Even if you’re after a home, condominium, or townhouse for sale, rental prices matter—especially if you’ll need to rent for a while before materializing that purchase. In some cities, renting is more affordable than buying, allowing you to save up for your dream home faster. You also need to have this data handy in case you want to buy an investment property or rent your home for a profit in the near future. 

When relocating to a cheap city, consider factors like the local vacancy rates, the rental demand, and especially the median rent prices and their correspondence with the national average. You want to move to a city where housing remains accessible.

Other Factors

Finding a cheap place to live in America is one thing, but finding an affordable city that still offers a quality of life is a whole different story. Yes, real estate prices, living costs, rent, and taxes impact matter for affordability, but as a homebuyer, you would probably be willing to pay a few extra dollars for a place offering you and your family amenities, recreational opportunities, and good schools for the kids. You should weigh the following: 

• Job Market: Consider the unemployment rate and how strong the local economy is. Also, evaluate the employment opportunity diversity and what industries predominate in the area.  
• Schools & Education: If you have children, evaluate the local public school district’s ranking, the availability of public and private schools, graduation rates, and student performance on standardized tests. 
• Entertainment & Amenities: Look if the city you want to move into has parks, cultural attractions, and community activities.
• Safety: A city’s affordability means little if safety is a concern. When reviewing a city consider crime rates, neighborhood security, and access to emergency services.

Affordable U.S. Cities That Offer a High Quality of Life

Fort Wayne, Indiana

Located under 3 hours north of Indiana’s capital, right in Allen County, lies the friendly city of Fort Wayne, one of the cheapest places to live in the country. It claimed the top spot on U.S. News & World Report’s 2024-2025 list of the Most Affordable Places to Live in the U.S. 

The city has a strong housing market, with average prices of real estate in Fort Wayne, IN, under $300K, around 29% under the country’s average. The Fort Wayne housing supply includes new-construction homes and apartment complexes. The average monthly rent in the city is also way below the national average. 

Aside from saving on housing, Fort Wayne residents enjoy a high quality of life with a thriving job market, friendly community, short commute times, a thriving arts and culture scene with many museums, art exhibits, and festivals to attend, and a cost of living 18% below the national average. The area is well-known for being family-friendly and having plenty of outdoor recreation across its 2,400 acres of parkland.     

Cost of Living Index: 82 ‎| 18% below the US average ‎| 2% below IN average

Median Home Value: $227,000

Median Household Income: $71,507

Average Rental Value: $1,169 ‎| 42% lower than the US average. 

Popular Zip Codes: 46804, 46802, 46805, and 46825.

Rockford, Illinois

Rockford is a mid-size city in northern Illinois and a calm suburb of Chicago traversed by the scenic Rock River. Living costs here are affordable per national standards, and the quality of life is second to none. The city’s natural beauty is outstanding, and locals love to visit Rock Cut State Park, the Sinnissippi Riverwalk, and the Anderson Japanese Gardens for outdoor fun and to stay active. 

Real estate in Rockford, Illinois consists primarily of single-family homes on large lots. Many of these homes are sprawling 4-bedroom, 2-bathroom residences of one or two stories with yards priced under $200K, so if you need to accommodate a large family on a budget, it doesn’t get any better! You’ll also be living under 2 hours from Chicago’s culture and modern amenities and entertainment. There’s also land for sale in Rockford, IL. 

Locals describe Rockford as calm, very community-focused, and of extraordinary affordability. The job market in this city is stable, with unemployment rates decreasing and sectors like manufacturing, healthcare, social assistance, and retail trade leading the economy. Relocators often include first-time homebuyers, young families, retirees, and remote workers.

Cost of Living Index: 79 ‎| 21% below the US average ‎| 15% below the IL average.

Median Home Value: $155,990

Median Household Income: $53,328 

Average Rental Value: $1,100‎ | 45% lower than the national average

Popular Zip Codes: 61010, 61072, 61107, 61114, and 61073.

Huntsville, Alabama

Are you thinking about moving to Huntsville, Alabama? This thriving city in northern Alabama’s Madison County is on the rise, offering a cost of living below the national average, a diverse range of housing options, and the scenic beauty of the Appalachian region—perfect for those who love the outdoors.

The Huntsville real estate market offers anything from modest single-family homes priced under $200K to stunning custom-made real estate masterpieces with every modern comfort and panoramic bluff views ranging between $800K and $1.9M. There are also condos, land for sale, and new construction available in Huntsville, AL. 

As the most populated city in Alabama, Huntsville flourishes with many top-notch neighborhoods, job opportunities across many industries, and plenty of recreational activities for all ages, including outdoor activities in the Appalachian Mountains, water-centered fun in the neighboring Tennessee River, and the many surrounding golf courses. For families, the local district, Huntsville City Schools, is above average.

Cost of Living Index: 94.2 | 5.8% below the US average | 12% higher than the AL average. 

Median Home Value: $269,046

Median Household Income: $70,778

Average Rental Value: $1,468 | 27% lower than the national average 

Popular Zip Codes: 35758, 35758, 35801, and 35801.

Memphis, Tennessee

The reasons to move to Memphis, Tennessee, may start with conversations about music history, iconic venues, and nationally recognized barbecue, but what’s drawing relocators to the “Home of the Blues” is its status as one of the most inexpensive places to live in the USA. In addition, everyday expenses in Memphis are 14,2% below what you would pay in other locations across the country. 

But let’s discuss real estate in this southwest Tennessee city. Buying a home for sale in Memphis costs a median of $142,448, but the range goes from $70K to $800K, from single-living spaces to luxury real estate. In addition to houses, buyers looking for undeveloped real estate will find plenty of land for sale in Memphis. 

Living in Memphis is over 14% cheaper than living in any other location across the nation, but that’s not everything Bluff City offers. By moving to Memphis, you’ll live with no income tax and steeped in cultural heritage (mostly music), iconic BBQ joints, and endless recreation in any of its 160 parks and green spaces. 

The local economy is stable, and the community thrives with many festivals, get-togethers, and block parties. Some of Tennessee’s best healthcare facilities are in Memphis, including St. Jude Children’s Research Hospital and Methodist Le Bonheur Healthcare.   

Cost of Living Index: 85.8 | 14.2% below the US average | 4.6% below the TN average. 

Median Home Value: $142,488

Median Household Income: $51,211

Average Rental Value: $1,300 | 35% lower than the national average.

Popular Zip Codes: 38139, 38017, and 38028.

Wichita, Kansas

Wichita has earned a spot on numerous recent “Best Places” lists, from the best cities to live in to the most affordable places in the country. The cowboy city is a typical midwestern enclave with a rich history that manifest in its many landmarks, museums, and neighborhoods like Old Town, one of the hippest areas of the city peppered with nightlife venues, restaurants, breweries, hotels, and specialty shops. 

The cost of living index in Wichita, KS, is 17% below the US average and real estate in Wichita will cost you around $193K, but properties can be priced up to the $800s. Single-family houses are the most commonly found real estate type in Wichita, going from average 2-bedroom properties to grand residences of 5 or 6 bedrooms in neighborhoods like Oak Cliff Estates and Emerald Bay. 

Wichita boasts a robust job market with industries like manufacture and aerospace playing a major role in the local economy. This is also a green city with over 137 parks offering a range of recreational activities. Notable parks that are worth a mention include Sedgwick County Park and O.J. Watson Park, ideal for picnics, jogging, or fishing. For families, Wichita provides access to quality education, including top-rated schools and institutions like Wichita State University.

Cost of Living Index: 82.8 | 17.2 below the US average | 0.4% below the KS average 

Median Home Value: $192,844

Median Household Income: $63,072

Average Rental Value: $1,150 | 43% lower than the national average.

Popular Zip Codes: 67206, 67208, and 67220.

Fort Smith, Arkansas

Tucked on the banks of the Arkansas River, right on the Arkansas-Oklahoma border, is picturesque Fort Smith, a town of 91K residents that’s part of Sebastian County and the third-largest city in The Bear State. Fort Smith is one of the cheapest American cities to live in with essential expenses costing 23% below the national average and real estate priced under $180K.

Buying real estate in Fort Smith will cost you a median of $176,366, and the area attracts many first-time homebuyers and families looking for single family homes. Houses of 4-bedrooms, 3-bathrooms are the most prevalent form of housing in this Arkansas city, but there is also commercial properties, land for sale, and plenty of new-construction in neighborhoods like Chaffee Cottages. 

Moving to Fort Smith is attractive due to its mild winters, high-quality living, low property taxes, and thriving job market. The area is also praised for its peaceful, family-friendly atmosphere and abundance of top notch neighborhoods, including high value Downtown, Creekmore Park and Fort Chaffee. For more affordability, look to South Fort Smith and Northside. There is also low traffic in Fort Smith and plenty of open green spaces and parks for outdoor enthusiasts. 

Cost of Living Index: 76.6 | 23.4% below the US average | 1.2% below the AR average.

Median Home Value: $176,366

Median Household Income: $58,683

Average Rental Value: $1,050 | 48% lower than the national average.

Popular Zip Codes: 72903, 72916, and 72956.

Davenport, Iowa

The industrial, quaint city of Davenport is right on the Mississippi River, to the east-central portion of Iowa. Relocators enjoy 203 days of sunshine, both property and violent crime rates below the U.S. average, low living costs, and a quality educational system that attracts families from all over the nation. The real estate is another major selling point of this Midwestern state. 

Housing in Davenport, IA, is a strong, yet affordable market where the median price of properties is $168,196. The most abundant type of properties here are single-family homes, buth older and new constructions, and low-rise condominiums. There are also multi-families (4-plexes), and commercial real estate in case you want to start a business. Homebuyers can also find land for sale in Davenport, IA, and even farm for sale. 

Davenport is one cheapest place to live in the United States of America, so if you’re looking to start over in a new city, this one is worth considering. If you move here, you’ll have access to many events, festivals, and gatherings, a vibrant downtown area, and hundreds of hiking and biking trails circling quiet residential neighborhoods. The job market and economy in Daveport are resilient and dependent of the agricultural sector, but remote workers and entrepreneurs are also flocking the area. 

Cost of Living Index: 82.9 | 17.1% below the US average | 3.5% above the IA average. 

Median Home Value: $168,196

Median Household Income: $64,497

Average Rental Value: $900 | 55% lower than the national average.

Popular Zip Codes: 52801, 52803, 52804, 52806, and 52807.

Brownsville, Texas

Beautiful Brownsville, TX, is about 20 miles from the Gulf of Mexico, in the southernmost point of the Lone Star State with South Padre Island and Boca Chica Beach providing coastal access. It is the county seat of Cameron County and a captivating spot in the Rio Grande Valley. High points of this city are its great schools, both public and private, and its cultural diversity. 

Like all cities in Texas, Brownsville benefits from the state’s no income tax policy, making it an attractive place for residents seeking to maximize their earnings. Another major perk of moving here is the real estate affordability. The homes for sale in Brownsville are predominantly new construction dwellings, most of them of 3 bedrooms or 4 bedrooms on generous lots, perfect to accommodate large families. 

Living in Brownsville, TX, comes with a price tag that is 25% lower than the rest of the country and 20% below Texas’ average. You and your loved ones will also benefit from a diverse job market with growing sectors like aviation repairs and petrochemicals, 82 well-regarded schools, and over 1,000 acres of parkland encompassing 40 parks, 32 miles of trails, and other amenities. 

Cost of Living Index: 74.9 | 25.1% below the US average | 20.5% below the TX average. 

Median Home Value: $188,100

Median Household Income: $48,675

Average Rental Value: $1,500 | 25% lower than the national average.

Popular Zip Codes: 78501, 78504, 78526, 78550, and 78572.

Oklahoma City, Oklahoma

Oklahoma City encompasses a lovely mix of small-town charm and modern conveniences. Moving here is moving to a place with a wide variety of recreational options and a rich history and culture, particularly Native American. Regarding affordability, the city leads the charts with a cost of living index below the US and the state average.

Those relocators considering buying real estate in Oklahoma City will find a market moving faster and seeing non-stop growth. The median price in the area is a little under $200K, but the housing supply offers a range of prices that go from $100K to over $1M. If you are a prospective homebuyer, the standard form of real estate here is the single-family home. Still, there are also a few townhouses for sale and desirable plots of land for sale. 

Welcoming Oklahoma City attracts people from all walks of life who quickly adapt to the relaxed lifestyle and local friendliness. Other perks of moving to this Oklahoma city include virtually no traffic congestion, many beautiful suburbs for families, and quality schools. For the outdoor lover, Lake Texoma and Grand Lake trend for boating and fishing. There is also the opportunity to hunt, rock climb, or horseback ride here. The city maintains 90 miles of trails, and notable parks include Scissortail Park and the 144-acre Martin Park Nature Center.

Cost of Living Index: 85.5 | 14.5% below the US average | 4% above the OK average.

Median Home Value: $196,979

Median Household Income: $66,702

Average Rental Value: $1,350 | 33% lower than the national average.

Popular Zip Codes: 73013, 73013, 73034, 73034 and 73116.

Decatur, Alabama

Its location along the scenic Tennessee River has earned Decatur its charming nickname: the ‘River City.’ This northern Alabama city can be described as diverse and progressive, with a lot of community spirit, endless water-based recreation, and award-winning schools. To top that, this is one of the cheapest spots to move to in the country, with living costs 17% below the national average and a housing market with a median price just above $200K.

The Decatur, AL, housing market is thriving, with rising prices and tons of development, but affordability is still on the table. The city has a buyer’s market with many suburban real estate, especially single-family residences, and plenty of land for sale. Top areas to purchase property in Decatur include planned communities like City View Estates and neighborhoods like Park Place. Old River Manor is a good option for pre-construction real estate for sale. 

There’s recreation in Decatur all year long. While water-focused fun happens more in the warm season, you can also explore the historic districts, have dining and shopping experiences, visit art venues and museums, or visit the local parks, golf courses, and trails. 

Decatur comes alive every season with vibrant festivals, bringing the community together through music, food, and entertainment. From the lively Market on Bank and 3rd Friday block parties to seasonal favorites like the Alabama Jubilee Hot Air Balloon Classic, Music by the River, and the Christmas Tour of Homes, there’s always something to celebrate.

Cost of Living Index: 83.1 | 16.9% below the US average | 1.2% below the AL average.

Median Home Value: $210,569

Median Household Income: $60,036

Average Rental Value: $1,300 | 35% lower than the national average.

Popular Zip Codes: 35601, 35602, 35603, 35609, and 35699.

McAllen, Texas

Located in the heart of the Rio Grande Valley, McAllen offers a dynamic blend of affordability, culture, and economic opportunity. Known for its warm climate, friendly community, and thriving job market, this Texas border city is a hotspot for families and retirees seeking a high quality of life. With a cost of living well below the national average and no state income tax, McAllen is one of the most budget-friendly places to call home.

The homes for sale in McAllen are part of a booming yet affordable Texas real estate market, with a median home price of around $220K, around 50% less than the country’s median home price. Buyers can find an inventory of modern single-family houses, new-builts, condos, and townhouses in established neighborhoods. Suburban areas such as Sharyland, North McAllen, and Mission provide both upscale and budget-conscious alternatives for prospective homebuyers. Investors will find strong rental demand in this growing region.

McAllen boasts a vibrant arts and entertainment scene, with frequent festivals, live music, and cultural events. Outdoor lovers can explore the World Birding Center, hike the Santa Ana National Wildlife Refuge, or enjoy year-round golf. Families benefit from top-rated schools and excellent healthcare facilities, making McAllen an attractive place to settle down in Texas.

Cost of Living Index: 76.5 | 23.5% below the US average | 18.8% over the TX average.

Median Home Value: $221,270

Median Household Income: $60,165

Average Rental Value: $1,300 | 35% lower than the national average.

Popular Zip Codes: 78504, 78572, and 78542.

Lincoln, Nebraska

Often overlooked, Nebraska’s capital city, Lincoln, is a hidden gem for homebuyers seeking affordability, a desirable job market, and a tight knight community. Lincoln offers an exceptional quality of life, with the cost of living nearly 8% below the national average and a thriving economy driven by healthcare, education, and technology. The city’s vibrant downtown, beautiful parks, and friendly atmosphere make it a fantastic place to live, work, and play.

Lincoln is part of the Nebraska real estate market and is ideal for buyers looking for affordability and stability. The median home price hovers around $270K, with options ranging from charming, sizeable single-family homes to newer developments and tracts of land for sale of varied sizes and conveniences. Suburban communities like Yankee Hill provide spacious homes with easy access to amenities.

Lincoln offers year-round recreation, from biking and hiking at Pioneers Park to Husker football games at Memorial Stadium. The city is home to the University of Nebraska-Lincoln, a strong public school system, and a growing arts scene, including the Lied Center for Performing Arts. Relocators enjoy the city’s academic energy, laid-back Midwest charm, and well-rounded lifestyle.

Cost of Living Index: 92.6 | 7.4% below the US average | 5.5% over the NE average. 

Median Home Value: $272,689

Median Household Income: $69,991

Average Rental Value: $1,189 | 41% lower than the national average.

Popular Zip Codes: 68512, 68516, 68506, 68502, and 68526.

Springfield, Missouri

Springfield blends the warmth of a tight-knit community with the perks of a bustling city, offering the best of both worlds. It is also one of the most affordable and livable Midwestern cities. With a cost of living 16% below the national average and a strong job market fueled by healthcare, education, and manufacturing, this Missouri city is a smart choice for homebuyers craving value and quality of life. Known as the “Queen City of the Ozarks,” Springfield also boasts a vibrant arts scene, superb dining, and easy access to outdoor adventures.

With affordable starter homes and investment-friendly properties, the Springfield real estate market offers plenty of opportunities for families, retirees, couples, or young professionals relocating for work. Prices remain accessible, with a median home price around $220K. Buyers can find lovely bungalows in Rountree, modern developments in Southeast Springfield, and spacious single-family homes in suburban communities like Willard. 

Life in Springfield is anything but boring, with endless ways to stay active and entertained. Miles of scenic trails, lush parks, and the breathtaking Ozark Mountains just a short drive away make it a haven for outdoor lovers. Home to top-rated schools, the city also offers family-centered attractions like the Wonders of Wildlife National Museum. If you want to catch live music, explore farmers’ markets, or dive into the growing arts and food scene, there’s always something to discover here.

Cost of Living Index: 83.9 | 16.1% below the US average | 2% below the MO average. 

Median Home Value: $228,609

Median Household Income: $45,984

Average Rental Value: $1,200 | 40% lower than the national average.

Popular Zip Codes: 65804, 65619, 65714, and 65803.

Peoria, Illinois

PEORIA, IL

Peoria perfectly balances affordability, job opportunities, and scenic beauty along the Illinois River and Peoria Lake. As one of the most budget-friendly cities in the Midwest, Peoria’s cost of living sits well below the national average, making it an attractive choice for homebuyers of all tastes and budgets. A strong healthcare and manufacturing presence and a rich arts and entertainment scene make this city a great place to live and work.

Peoria’s housing market provides excellent value, with a median home price around $120K. Buyers can find charming historic homes in the Moss-Bradley district, modern new builds in Dunlap, and plenty of river and lakefront properties offering stunning panoramic views. Suburban communities like North Peoria provide spacious single-family homes with access to top schools, while downtown has walkable neighborhoods mixing condos and townhomes.

Outdoor enthusiasts can explore the Peoria Riverfront, hike Grandview Drive, or visit the Wildlife Prairie Park. The city is home to Bradley University, a strong public school system, and cultural attractions like the Peoria Civic Center and the Contemporary Art Center. Whether you’re drawn to Peoria for its affordability, career opportunities, or outdoor recreation, this Illinois city offers plenty.

Cost of Living Index: 75.6 | 24.4% below the US average | 19.3% below the IL average.  

Median Home Value: $123,272

Median Household Income: $64,938

Average Rental Value: $1,097 | 45% lower than the national average.

Popular Zip Codes: 61554, 61755, and 61607.

Final Words: Cheap Places To Live in The United States

FAMILY MOVING

Who says you have to spend a fortune to live well? There are plenty of places across the U.S. where you can still own a home, enjoy a great community, and still have money left for the things you love. A quiet spot to settle down, a city with plentiful job opportunities (or where you can work remotely!), or a town where the great outdoors is right in your backyard—affordable living is within reach.

Moving to a place with a lower cost of living doesn’t just mean saving money—it means more freedom, the opportunity to plan for the future, less stress, and a better quality of life. So, if you’re ready for a fresh start without the big-city price tag, now might be the perfect time to take the plunge.