5 Affordable Small Cities To Live In on the West Coast

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Looking to enjoy the beauty and lifestyle of the West Coast without the sky-high price tag? Well, if you are coveting the climate of the Pacific Northwest in places like Portland or Seattle, or California dreaming about cities like San Francisco or Los Angeles, keep in mind they also rank among the most expensive places to live in the U.S.

Although the West Coast includes the more expensive states of California, Oregon and Washington, there are several small cities that offer a lower cost of living, scenic surroundings and a high quality of life. These budget-friendly areas make it possible to live well on the West Coast without overspending. Here are the five most affordable cities GOBankingRates found for you to explore.

1. Burns, Oregon

• Population: 2,736
• Median household income: $38,430
• Average home value: $180,771
• Average monthly expenditure cost: $1,841
• Total annual cost of living: $34,141

Burns is considered a perfect haven for outdoor enthusiasts due to its location in the high desert of Southeast Oregon. It also boasts a small, friendly community with low crime rates and a livability score of 66. 

2. Lakeside, Oregon

• Population: 3,043
• Median household income: $70,436
• Average home value: $209,831
• Average monthly expenditure cost: $1,807
• Total annual cost of living: $35,668

This very small city of 3,043 might not be right on the coast, but the Pacific Ocean is just over the sand dunes on the west side of town. The town itself is wrapped around North Tenmile Lake, which provides plenty of water access. Despite housing being affordable, the cost of living is slightly higher compared to the national average, so make sure to factor that into your decision.

3. Hayfork, California 

• Population: 3,198
• Median household income: $45,918
• Average home value: $169,681
• Average monthly expenditure cost: $2,094
• Total annual cost of living: $36,439

If living in California is a must for you, then strongly consider moving to Hayfork as it offers seclusion, abundant outdoor recreation, a strong sense of small-town community and, most importantly, relatively affordable housing compared to the rest of California. It is ideal for those who want an off-the-beaten-path, rural lifestyle in the mountains. 

4. Boron, California 

• Population: 2,627
• Median household income: $61,607
• Average home value: $173,229
• Average monthly expenditure cost: $2,082
• Total annual cost of living: $36,532

Never heard of Boron? Well, you’re not alone, but that doesn’t mean it doesn’t offer a lower cost of living compared to the California state average. It’s known for having a quiet, rural community atmosphere and plenty of local job opportunities due to the presence of the world’s largest borax mine.

5. Hines, Oregon

• Population: 1,629
• Median household income: $57,639
• Average home value: $224,660
• Average monthly expenditure cost: $1,845
• Total annual cost of living: $37,107

The rustic little town of Hines gives you an opportunity for a unique lifestyle focused on outdoor activities and a strong connection to nature, with access to the Malheur National Wildlife Refuge and Malheur National Forest for fishing, birding and hiking. Benefits also include a lower cost of living compared to the rest of Oregon, a sense of community and a slower pace of life with an Old West feel. 

Methodology: For this study, GOBankingRates analyzed small towns to find the most affordable places to live on the West Coast. Small towns are defined as cities with a total population ranging from 1,000 to 10,000 residents. Using the U.S. Census’s 2023 American Community Survey, the total population, population ages 65 and over, total households, median household income, and mean household income were sourced for each small town. The cost of living indices were sourced from Sperlings BestPlaces and using the national average expenditure costs, as sourced from the Bureau of Labor Statistics Consumer Expenditure Survey for all Residents, the average expenditure cost can be calculated for each place. The average single-family home value was sourced from the Zillow Home Value Index. By assuming a 10% down payment and using the national average 30-year fixed mortgage rate of 6.27, as sourced from the Federal Reserve Economic Data, the average mortgage cost can be calculated. Using the average mortgage and expenditure costs, the total cost of living for necessities can be calculated. The livability index was sourced from AreaVibes and included as supplemental information. The cities were sorted to show the most affordable cost of living for necessities. All data is up to date as of October 21, 2025.

Stephanie Mickelson contributed to the reporting for this article.

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