Let’s be real—buying a house in the US right now feels like trying to win the lottery. Prices are skyrocketing, mortgage rates are unpredictable, and every time you find a decent deal, someone snatches it up. But here’s the good news: there are still large cities where you can buy a home without going broke.
If you’re looking for the cheapest places to live in the US, where your money stretches further, you’re in the right place. This guide highlights the most affordable cities to live in America, where housing is still within reach, the cost of living is reasonable, and the quality of life doesn’t suffer.
We’ll break down:
1. The cheapest states to buy a house with the lowest median home prices.
2. Affordable cities to live in the US, ranked based on cost of living, job market, and amenities.
3. Where you can find the cheapest real estate in the US without sacrificing lifestyle.
By the end, you’ll know exactly where to buy a home in 2024 if you want affordability without giving up city living.
Key Factors That Make a City Affordable for Homebuyers
Not all cheap places to live are worth the move. You want affordable housing without ending up in a town where your only entertainment is a gas station sandwich. Here’s what actually makes a city budget-friendly:
1. Housing Prices vs. Income
Many cities have cheap homes in the USA, but that doesn’t mean they’re affordable. What matters is how home prices compare to income levels.
| City | Median Home Price | Median Household Income | Affordability Index |
| Cleveland, OH | $148,000 | $62,000 | ✅ Very Affordable |
| Buffalo, NY | $220,000 | $63,000 | ✅ Affordable |
| Austin, TX | $550,000 | $82,000 | ❌ Expensive |
Best cities for home affordability have a low home price-to-income ratio—meaning you won’t be drowning in mortgage debt for 30 years.
2. Cost of Living
A cheap house is useless if groceries, gas, and utilities eat up your paycheck. Some of the cheapest places to live in the USA also have:
- Low food, transport, and healthcare costs.
- Affordable energy bills and property taxes.
- No state income tax (looking at you, Texas and Florida!).
3. Property Taxes & Utilities
Owning a home means more than just a mortgage payment. High property taxes and utility bills can turn a cheap home into a financial burden.
Top states with low property taxes:
- Wyoming – 0.57%
- Alabama – 0.41%
- South Carolina – 0.55%
Worst states for property taxes:
- New Jersey – 2.49%
- Illinois – 2.27%
- New Hampshire – 2.18%
4. Job Opportunities & Economic Growth
A city isn’t affordable if you can’t find a job. The most affordable US cities to live in balance low housing costs with decent job markets in industries like tech, healthcare, and manufacturing.
Fastest growing job markets:
- Austin, TX – Tech boom
- Phoenix, AZ – Healthcare & real estate
- Columbus, OH – Finance & logistics
Top 10 Most Affordable Large Cities to Buy a House in the US
Let’s cut to the chase—where can you actually buy a home without going broke? These cheapest cities to buy a house in America have low home prices, strong economies, and good quality of life.
#1. Detroit, Michigan – The Most Affordable Large City in the US
Median Home Price: $80,000
Cost of Living Index: 25% below the national average
Job Growth Rate: Moderate
Schools & Amenities: 6.5/10
Why It’s a Great Place to Live: Revitalized economy, growing arts scene, and some of the cheapest homes in the US.
Detroit might have had its struggles, but it’s making a massive comeback. The city offers some of the cheapest real estate in the US, with many homes available under $100K. If you’re looking for cheap places to live near me (especially in the Midwest), Detroit should be on your radar.
Best Neighborhoods for Affordable Housing:
- East English Village – Historic charm with homes under $100K.
- Bagley – Close to universities, ideal for first-time buyers.
- Grandmont-Rosedale – Safe, family-friendly, and a growing community.
Detroit also ranks as one of the cheapest cities to live in America, thanks to its low property taxes and affordable utilities. Whether you’re looking for a cheap home to live in or invest, this is one of the best places to buy a home in the US.
#2. Cleveland, Ohio – The Midwest’s Hidden Gem
Why Homebuyers Love This City:
- Affordable home market – Houses in Cleveland are nearly 50% cheaper than the national average.
- Booming job sector – Strong opportunities in healthcare, finance, and manufacturing.
- Low cost of living – One of the most affordable places to live in the US with cheap housing and low taxes.
Cleveland is one of the best affordable places to live, offering cheap homes in America without sacrificing livability. You get the perks of a big city (sports, entertainment, and culture) without the hefty price tag.
| Cleveland vs. National Average | Cleveland | US Average |
| Median Home Price | $148,000 | $431,000 |
| Cost of Living Index | 17% below | — |
| Property Tax Rate | 1.57% | 1.22% |
If you want a cheap city to live in the US with good schools, low crime, and growing neighborhoods, Cleveland is a smart pick.
#3. Buffalo, New York – Cheap Real Estate in the Northeast
Buffalo is one of the cheapest cities to buy a house in America, especially for those who want to live in New York State without NYC prices. The median home price is just $220K, making it one of the best places to buy a house in the US for affordability.
Best Neighborhoods for Low-Cost Housing:
- North Park – Safe, walkable, and full of cafes.
- South Buffalo – Low-cost family-friendly area.
- West Side – Affordable homes with a vibrant community.
Buffalo also ranks among the most affordable cities to live in the United States due to low living costs, cheap housing, and a strong job market.
#4. Pittsburgh, Pennsylvania – Steel City, Affordable Homes
Pittsburgh has been recognized as one of the most inexpensive places to live in the United States, offering an unbeatable mix of low home prices and economic opportunity.
- Median Home Price: $230,000
- Cost of Living: 8% below the national average
- Job Growth: Tech, healthcare, and finance industries booming
Best Neighborhoods for Budget Homebuyers:
- Brookline – Cheap houses and excellent public schools.
- Beechview – Low-cost homes with public transit access.
If you want an affordable city to live in the US with high job growth, Pittsburgh is a smart investment.
#5. Memphis, Tennessee – The Best Southern Bargain
Memphis is one of the cheapest places to live in America, with an incredibly low cost of living and no state income tax.
- Median Home Price: $250,000
- Cost of Living Index: 14% below national average
- No State Income Tax: ✅
Memphis consistently ranks as one of the cheapest states to buy a house, making it a top choice for budget-conscious homebuyers.
#6. Indianapolis, Indiana – Cheap Homes & Strong Economy
Indianapolis is one of the most affordable cities to live in the US, combining cheap real estate with a growing economy.
- Median Home Price: $260,000
- Low Cost of Living: 14% below national average
- Booming Tech & Healthcare Industry
Best Areas for Affordable Housing:
- Garfield Park – Family-friendly with homes under $200K.
- Irvington – Affordable homes with historic charm.
Indianapolis offers some of the cheapest homes in America, making it one of the best places to buy a home on a budget.
#7. Tulsa, Oklahoma – Hidden Gem for Affordable Living
Tulsa is among the cheapest cities to live in the US, offering homebuyers affordable real estate and low property taxes.
- Median Home Price: $220,000
- Cost of Living: 12% below the national average
- Best for Remote Workers & Families
Tulsa is also one of the most affordable places to live in the world if you’re considering cost-effective housing and job opportunities.
#8. San Antonio, Texas – Low Taxes, Affordable Homes
San Antonio offers some of the cheapest homes in the US, with low taxes and warm weather.
- Median Home Price: $275,000
- No State Income Tax: ✅
- Fast-Growing Metro Area
If you’re looking for cheap places to buy a house in the US, Texas is a great choice, and San Antonio stands out.
#9. Louisville, Kentucky – Cheap Living with Southern Charm
- Median Home Price: $235,000
- Cost of Living: 15% below national average
- Growing Job Market in Healthcare & Manufacturing
Louisville is one of the cheapest locations to live in the US, balancing low-cost housing with job stability.
#10. Wichita, Kansas – America’s Most Affordable Big City
- Median Home Price: $190,000
- Cost of Living: 20% below national average
- Best for Budget-Conscious Buyers
Wichita is hands-down one of the cheapest places to buy a house in the US, offering low taxes, low costs, and affordable real estate.
Best Affordable Cities by Region
Finding the cheapest places to live in the USA isn’t just about price—it’s about value. A low-cost city with high crime, bad schools, and no job opportunities isn’t a good deal. That’s why we’ve broken it down regionally. These cities are affordable, livable, and offer strong economic growth.
Midwest – The Heart of Affordable Living
The Midwest is home to some of the most affordable places to live in the US, with low housing prices, stable job markets, and a lower cost of living than coastal cities. If you’re looking for the cheapest states to buy a house, the Midwest should be on your radar.
Best Affordable Cities in the Midwest
| City | Median Home Price | Cost of Living Index | State Property Tax Rate | Why It’s Affordable |
| Kansas City, MO | $245,000 | 11% below national average | 0.99% | Strong job market, affordable homes |
| St. Louis, MO | $210,000 | 14% below national average | 0.96% | Low property taxes, great job market |
| Cleveland, OH | $148,000 | 17% below national average | 1.57% | One of the cheapest places to live in America |
Why the Midwest Has the Cheapest Homes in the US
- Lower demand = lower prices – Unlike the coasts, real estate here isn’t in a frenzy.
- Lower taxes and living costs – Many Midwest states have the cheapest homes in the USA with low taxes and utilities.
- Strong job markets – While some cities struggled post-industrialization, many are now thriving in healthcare, finance, and tech.
If you’re looking for cheap places to buy a house in the US, Kansas City, St. Louis, and Cleveland are some of the best and cheapest places to live.
South – The Balance of Affordability & Quality of Life
The South is one of the most cost-effective places to live, offering affordable homes, no state income tax (in some states), and a lower cost of living than the East and West Coasts. Many of the cheapest cities to live in the United States are found here.
Best Affordable Cities in the South
| City | Median Home Price | No State Income Tax? | Cost of Living Index | Why It’s Affordable |
| San Antonio, TX | $275,000 | ✅ Yes | 12% below national average | Low property taxes, affordable housing |
| Jacksonville, FL | $295,000 | ✅ Yes | 8% below national average | Cheap real estate, strong economy |
| Memphis, TN | $250,000 | ✅ Yes | 14% below national average | One of the cheapest cities to live in the USA |
Why the South is a Great Place to Buy a Home
- No state income tax in Texas, Tennessee, and Florida = More take-home pay.
- Warm climate, low heating bills – Ideal for those who hate winter and want affordable living costs.
- Cheapest places to buy a house in the USA – Homes are far below the national average price of $431,000.
If you want a cheap city to live in with warm weather, these Southern cities are the most affordable places to live in the US with excellent real estate investment potential.
West – Surprisingly Cheap Cities
The Western US is known for its high home prices—but there are still affordable cities to live in with low property taxes and strong job markets.
Best Affordable Cities in the West
| City | Median Home Price | Property Tax Rate | Cost of Living Index | Why It’s Affordable |
| Boise, ID | $410,000 | 0.69% | 7% below national average | Low property taxes, high quality of life |
| Tucson, AZ | $325,000 | 0.63% | 10% below national average | Low cost of living, no state income tax |
| Albuquerque, NM | $290,000 | 0.80% | 12% below national average | Affordable homes, strong economy |
Why the West Still Has Some Affordable Cities
- Lower property taxes – Some of the cheapest places to buy a house in America are in the West due to low tax rates.
- Emerging job markets – Boise and Albuquerque are seeing rapid tech industry growth.
- Lower cost of living – While still pricier than the Midwest, these cities offer cheap living compared to LA or San Francisco.
If you’re looking for cheap real estate in the USA but still want mountains, sunshine, and outdoor living, these cities offer the best of both worlds.
Northeast – Affordable Homes Near Major Hubs
The Northeast is known for expensive cities, but there are still affordable places to live near major job centers.
Best Affordable Cities in the Northeast
| City | Median Home Price | Property Tax Rate | Cost of Living Index | Why It’s Affordable |
| Pittsburgh, PA | $230,000 | 1.42% | 8% below national average | Affordable real estate, strong economy |
| Buffalo, NY | $220,000 | 1.89% | 10% below national average | Cheapest housing in New York State |
| Syracuse, NY | $205,000 | 2.14% | 15% below national average | One of the cheapest towns to live in America |
Why These Cities Offer the Best Value for Homebuyers
Buying a home isn’t just about finding the cheapest houses in America—it’s about getting the best value for your money.
1. Affordable House Prices with High-Quality Amenities
- Low home prices with solid appreciation potential.
- Cities with strong rental demand = great for real estate investors.
- Growing local economies = long-term home value stability.
2. Strong Job Markets & Economic Stability
- Major employers moving into these areas (tech, healthcare, finance).
- Low unemployment rates and rising wages.
- The cheapest states to buy a house are also seeing new business investments.
3. Good Infrastructure & Connectivity
- Cheap US cities to live in with easy commutes.
- Access to highways, airports, and public transit.
- Affordable places to live near major metros without the high costs.
4. Best Places for First-Time Homebuyers & Families
- Low property taxes, affordable schools, and safe communities.
- Some of the cheapest locations to live still have high livability.
- Best states to buy a home with strong long-term value.
Where to Look for Cheap Real Estate
The first step to finding the cheapest real estate in the USA is knowing where to search. While major listing sites are a good starting point, savvy buyers also explore off-market deals, auctions, and local real estate groups.
Best Online Platforms for Finding Cheap Houses in the US
| Platform | Best For | Why Use It? |
| Zillow | General home searches | Largest listing database, great for comparisons |
| Redfin | Low commission fees | More accurate pricing & market trends |
| Realtor.com | Verified MLS listings | Direct access to affordable housing for sale |
| Foreclosure.com | Bank-owned homes | Find cheapest homes in the US |
| Craigslist & Facebook Marketplace | Off-market deals | Local listings not always found elsewhere |
If you’re wondering where is the cheapest place to live in the USA?, using these platforms can help you compare different affordable places to live based on home prices, property taxes, and cost of living.
How to Use Zillow, Redfin, Realtor, and Off-Market Deals
- Set Alerts – Get notified immediately when a home in your price range is listed.
- Look at Sold Listings – This helps you understand the real market value in your area.
- Consider Foreclosures & Auctions – Many cheapest homes in America are sold at deep discounts.
- Network with Local Realtors – Some of the cheapest places to buy a house in the US aren’t even listed publicly.
Timing the Market: When to Buy?
Understanding housing market trends in 2025 can make a huge difference in how much you pay for a home. The best time to buy isn’t just when you find the right house—it’s when the market is in your favor.
Best Months to Buy Affordable Homes
| Month | Market Trend | Why Buy Now? |
| January – March | Buyer’s Market | Sellers are motivated, fewer buyers competing |
| April – June | Neutral Market | Spring listings go up, more choices but more competition |
| July – September | Seller’s Market | Home prices peak, best time for selling not buying |
| October – December | Buyer’s Market | Best deals before the year ends, lower prices |
If you’re looking for the cheapest places to live in America, timing your purchase in winter or fall could save you thousands of dollars.
Understanding Housing Market Trends in 2025
- Will prices drop? Likely not significantly, but certain markets will stabilize.
- Where are home prices rising fastest? Texas, Florida, and Tennessee remain hot markets.
- What about mortgage rates? Rates may remain high, but lenders offer better incentives.
If you’re asking, “what state has the cheapest houses?”, keep an eye on Midwestern and Southern states, which continue to have the lowest cost of living and cheapest housing in the US.
Affordable Home Buying Tips
Buying a cheap home isn’t just about finding a low price—it’s about getting the best value. Whether you’re a first-time homebuyer or an investor, these strategies will help you secure an affordable house at the best price.
How to Negotiate for a Better Price
- Know the market – If homes are sitting unsold, you have more leverage.
- Offer below asking price – Many sellers expect negotiation, especially in a buyer’s market.
- Ask for closing cost assistance – This can save thousands of dollars.
- Look for outdated homes – A little renovation can turn a cheap home into a great investment.
First-Time Homebuyer Programs & Incentives
If you’re a first-time buyer, there are government programs that can lower your costs:
- FHA Loans – Low down payments (as little as 3.5%).
- USDA Loans – For homes in rural areas (many cheapest places to live in the USA qualify).
- VA Loans – No down payment for eligible military members.
- State Assistance Programs – Some states help with down payments and closing costs.
Future Housing Market Trends: Where to Buy in 2025 & Beyond?
Where will the cheapest real estate in the US be next year? Here’s what’s expected:
- More affordability in the Midwest – Places like St. Louis, Kansas City, and Indianapolis will stay budget-friendly.
- Southern boom continues – Memphis, Jacksonville, and San Antonio will still be some of the most affordable cities to live in.
- Tech hubs growing but pricey – Boise and Austin remain hot but expensive.
Will the Housing Market Crash or Stabilize?
No crash is expected, but home prices may plateau in 2025, making it a good time to buy in the cheapest locations to live.
Conclusion: Is Buying a Home in an Affordable City Worth It?
If you’re still wondering, “Is it cheaper to rent or buy a house?”, here’s what you should consider:
- Buying is better if you plan to stay in one place for at least 5 years.
- Renting makes sense if you’re uncertain about job stability or market conditions.
- Some of the cheapest states to buy a home also have low property taxes and strong job markets—making them a great long-term investment.
