Many cities on the West Coast, particularly those in California, have become too expensive for folks who may have once found them manageable. A recent survey by ConsumerAffairs ranked California as the No. 1 state people are moving away from in 2024.
One of the most significant factors contributing to the impossibly high cost of living is housing. In California, the cost of housing is 97% higher than the national average, according to RentCafe. Things aren’t tremendously better in Oregon, where the cost of housing is 22% higher than the national average. What can lower-income folks who desperately want or need to live in these pricey West Coast states do? They can look at small cities with homes that are significantly cheaper than the state average.
GOBankingRates analyzed cities on the West Coast of the U.S. to find 21 places where the average single-family home costs under $200K, suggesting that there are homes, on the lower end of the market, for as low as under $100K. Cites are ranked in order from most to least affordable in terms of homeownership, with the cheapest city ranking at No. 1.
21. Powers, Oregon
- Population total: 756
- Household median income: $37,000
- Single family home average value: $197,693
- Total cost of living annually: $35,467
20. Alpaugh, California
- Population total: 880
- Household median income: $39,688
- Single family home average value: $196,309
- Total cost of living annually: $39,606
19. Bodfish, California
- Population total: 2,320
- Household median income: $27,215
- Single family home average value: $194,203
- Total cost of living annually: $38,291
18. Kettleman City, California
- Population total: 956
- Household median income: $46,261
- Single family home average value: $193,635
- Total cost of living annually: $37,174
17. Weldon, California
- Population total: 2,602
- Household median income: $27,377
- Single family home average value: $187,615
- Total cost of living annually: $37,866
16. Lakeview, Oregon
- Population total: 2,947
- Household median income: $52,574
- Single family home average value: $186,358
- Total cost of living annually: $34,490
15. Needles, California
- Population total: 4,895
- Household median income: $38,368
- Single family home average value: $184,839
- Total cost of living annually: $38,699
14. Maricopa, California
- Population total: 1,217
- Household median income: $45,685
- Single family home average value: $179,062
- Total cost of living annually: $37,168
13. Condon, Oregon
- Population total: 697
- Household median income: $38,594
- Single family home average value: $174,450
- Total cost of living annually: $34,182
12. Burns, Oregon
- Population total: 2,735
- Household median income: $41,374
- Single family home average value: $173,523
- Total cost of living annually: $33,974
11. Alturas, California
- Population total: 2,683
- Household median income: $51,051
- Single family home average value: $172,994
- Total cost of living annually: $35,556
10. Huntington, Oregon
- Population total: 682
- Household median income: $33,000
- Single family home average value: $171,531
- Total cost of living annually: $34,236
9. Bieber, California
- Population total: 151
- Household median income: $46,667
- Single family home average value: $169,912
- Total cost of living annually: $36,579
8. Boron, California
- Population total: 2,469
- Household median income: $52,969
- Single family home average value: $168,063
- Total cost of living annually: $36,588
7. Happy Camp, California
- Population total: 679
- Household median income: $37,841
- Single family home average value: $167,017
- Total cost of living annually: $35,848
6. Doyle, California
- Population total: 998
- Household median income: $51,750
- Single family home average value: $163,175
- Total cost of living annually: $36,132
5. Stirling City, California
- Population total: 501
- Household median income: N/A
- Single family home average value: $158,807
- Total cost of living annually: $36,736
4. Tulelake, California
- Population total: 811
- Household median income: $41,154
- Single family home average value: $154,063
- Total cost of living annually: $34,003
3. Dorris, California
- Population total: 832
- Household median income: $35,313
- Single family home average value: $132,917
- Total cost of living annually: $33,192
2. Macdoel, California
- Population total: 143
- Household median income: N/A
- Single family home average value: $122,372
- Total cost of living annually: $32,290
1. Herlong, California
- Population total: 1,280
- Household median income: $61,250
- Single family home average value: $114,093
- Total cost of living annually: $32,397
Methodology. For this study, GOBankingRates analyzed cities on the West Coast of the United States to find places where you can afford a home for under $200K. The West Coast states consist of Alaska, California, Hawaii, Oregon and Washington. Using the Zillow Home Value Index for single-family homes in September 2024, with average home values of under $200K kept for this study. For each city a number of factors were found including; total population, population ages 65 and over, total households and household median income all sourced from the U.S. Census American Community Survey. Using this data the percentage of the population ages 65 and over can be calculated. The cost-of-living indexes were sourced from Sperling’s BestPlaces and include the grocery, healthcare, housing, utilities, transportation and miscellaneous cost-of-living indexes. Using the cost-of-living indexes and the national average expenditure costs, as sourced from the Bureau of Labor Statistics Consumer Expenditure Survey, the expenditure cost for each location can be calculated. Using the average single-family home value, assuming a 10% down payment and using the national average 30-year fixed mortgage rate, as sourced from the Federal Reserve Economic Data, the average mortgage can be calculated. With the average mortgage and expenditure costs, the monthly total cost of living can be calculated. The livability index was sourced from AreaVibes to determine the quality of life, and was included as supplemental information. All data was collected on and is up to date as of Sept. 26, 2024.