The 12 Cheapest Places to Live in Northern California in 2024
If you are looking for an affordable city in NorCal, then look no further as we have found the 12 cheapest places to live in Northern California in 2024.
The northern part of California offers a stunning landscape with a variety of natural experiences, which include lush forests, beautiful lakes, epic mountain ranges, and serene beach fronts.
Additionally, NorCal is home to several world-class cities like San Francisco, San Jose, and Sacramento.
Of course, the Bay Area is notorious for its lack of affordability, so we wanted to find some cheaper alternatives in the area for those seeking to access a similar lifestyle but for a lower cost.
It wasn’t easy to find many cheap places to live in Northern California due to the relatively high cost of living that is found virtually everywhere in the state, but we managed to identify some top choices.
Therefore, let’s find out what the cheapest places to live in Northern California are in 2024 so that you can plan your next move to the Golden State.
Before we dive into our list, we wanted to take a moment to define what is considered “cheap” since California is not exactly the cheapest place to live.
For example, the average home price in California is starting to top $700,000 recently, according to the latest data from Zillow.
Therefore, we took several measures of affordability into consideration for this list of the cheapest places to live in Northern California, including each city’s cost of living, their median home prices, and their average rent costs.
We also wanted to find cities that people are likely to consider moving to, so we only looked for places with a population of at least 5,000 people.
NorCal is one of the most sought-after areas to live in the country. In fact, numerous cities made it onto our list of the best overall cities to live in all of California.
So, let’s see where you could move to that could actually be affordable in the area.
12 Cheapest Places to Live in Northern California in 2024
12. Vallejo
Cost of Living Index: 8% Below California Average
Average Home Price: $500,000 (27% Below California Average)
Average Rent Price: $1,600 per month
Location: Check on Google Maps
The first city on our list of the cheapest places to live in Northern California is Vallejo, which is located in the Bay Area. While it is probably not “cheap” by most people’s standards, Vallejo is relatively affordable considering its prime location.
It is just 40 minutes from San Francisco and features a community of 121,000 residents, making it an affordable and amenity-filled place to live near the Bay.
11. San Pablo
Cost of Living Index: 11% Below California Average
Average Home Price: $555,000 (19% Below California Average)
Average Rent Price: $1,600 per month
Location: Check on Google Maps
San Pablo is a small city of 31,000 residents that is also near the Bay Area. It is a bit closer to San Francisco than Vallejo, with a drive taking about 30 minutes. Many people also commute from San Pablo, a journey that takes just under 1 hour.
There are several attractions in San Pablo that make it known in the region, most notably the San Pablo Lytton Casino. There is even a college, Contra Costa College, in the city.
10. Rio Vista
Cost of Living Index: 12% Below California Average
Average Home Price: $441,000 (36% Below California Average)
Average Rent Price: $1,200 per month
Location: Check on Google Maps
Rio Vista is located about halfway between San Francisco and Sacramento. Each city is reachable in roughly a 1 hour drive.
This quiet city of 9,700 residents sits directly on the Sacramento River and features a small historic main street that leads right to the riverfront.
It is a great place for folks who want to take advantage of the job opportunities in the larger cities, but still want an affordable place where they can purchase a home for under $500,000.
9. Sacramento
Cost of Living Index: 14% Below California Average
Average Home Price: $435,000 (36% Below California Average)
Average Rent Price: $1,600 per month
Location: Check on Google Maps
Sacramento is the largest city on this list of the cheapest places to live in Northern California. It is also California’s state capital, which means that it offers an excellent value for those looking for big city amenities at an affordable price.
The fact that Sacramento is one of the fastest growing large cities in California in a time when many people are leaving the state shows how popular the city is as well.
If you are looking for a cheap big city, consider moving to Sacramento soon before the market gets too hot.
8. Clovis
Cost of Living Index: 21% Below California Average
Average Home Price: $420,000 (39% Below California Average)
Average Rent Price: $1,300 per month
Location: Check on Google Maps
Clovis is a tight-knit community just 6 miles from Fresno and offers a high standard of living for an affordable price.
This city of 120,000 people is also close to nature and even calls itself the “Gateway to the Sierras” as it is only 30 minutes from the mountains while Yosemite National Park can also be reached in about 2.5 hours.
Clovis also features a cute little main street and many quiet neighborhoods across the city, making it one of the most desirable cheap places to live in Northern California.
7. Chico
Cost of Living Index: 14% Below California Average
Average Home Price: $424,000 (38% Below California Average)
Average Rent Price: $990 per month
Location: Check on Google Maps
Chico is a great place for nature lovers as this so-called “City of Trees” features numerous trees and parks around its city.
It offers a warm, inviting feeling, with community activities like farmers markets as well as a cool town plaza that is right in the middle of the city.
Chico is also home to California State University Chico, which helps give it an energetic college town vibe.
Fun fact – the Sierra Nevada Brewing Company is headquartered in Chico.
6. Arcata
Cost of Living Index: 10% Below California Average
Average Home Price: $398,000 (42% Below California Average)
Average Rent Price: $875 per month
Location: Check on Google Maps
Arcata makes our list of the cheapest cities to live in Northern California and is also one of the rare beach cities as well. It is not usual to find affordable places by the water, but Arcata manages to be a complete package.
It is situated deep in Humboldt County roughly 5 hours north of San Francisco and is located directly on Arcata Bay. The Pacific Ocean is also just 15 minutes away.
It features a quaint downtown area around Arcata Plaza, which is filled with local shops and restaurants.
Nature lovers take note as the majestic Redwoods National and State Parks are only a 30 minute drive from Arcata.
5. Stockton
Cost of Living Index: 21% Below California Average
Average Home Price: $390,000 (43% Below California Average)
Average Rent Price: $1,190 per month
Location: Check on Google Maps
Stockton is the 2nd biggest city on this list of the cheapest places to live in Northern California with a population of around 312,000 people.
This historic gold mining town is roughly 45 minutes from Sacramento and 1.5 hours from San Francisco.
It also has a vibrant arts and culture scene, with many museums, theaters, and a symphony for residents to enjoy.
However, it does not have the greatest reputation regarding crime, so it is probably best to visit Stockton before you decide to move there.
4. Eureka
Cost of Living Index: 17% Below California Average
Average Home Price: $363,000 (47% Below California Average)
Average Rent Price: $825 per month
Location: Check on Google Maps
Eureka is another beach town that is near Arcata in Humboldt County. Eureka sits on the other side of Arcata Bay, yet offers an even cheaper cost of living and home prices.
Meanwhile, the city offers a historic old town with Victorian-era architecture right on the waterfront. There is also the breathtaking Sequoia Park that fills up much of the southern part of the city.
3. Williams
Cost of Living Index: 22% Below California Average
Average Home Price: $261,000 (62% Below California Average)
Average Rent Price: $900 per month
Location: Check on Google Maps
The city of Williams, California is the smallest one on our list of the cheapest cities to live in Northern California. This small and quaint town of 5,400 residents is located about 1 hour north of Sacramento and is surrounded by agriculture.
The most striking part about the city is its affordability. Home prices are 62% lower than the California average and rents are also under $1,000.
While the city itself may not offer a tremendous number of things to do, it is just 1 hour from the state capital, so it may be the perfect compromise between cost and fun.
2. Crescent City
Cost of Living Index: 28% Below California Average
Average Home Price: $273,000 (60% Below California Average)
Average Rent Price: $800 per month
Location: Check on Google Maps
Crescent City is one of the cheapest places to live in Northern California and also provides the benefit of being right on the water. It is located in the far northern part of the state, only 25 minutes from Oregon.
Not only are there beaches (although they are more rocky and less sunny than you may imagine a California beach to be), but there are lush forests and parks around as well.
Jedediah Smith Redwoods State Park is only a 10 minute drive from Crescent City.
Additionally, it offers the lowest rental costs of any city on this list and is overall one of the cheapest places you can find throughout all of California.
1. Clearlake
Cost of Living Index: 30% Below California Average
Average Home Price: $206,000 (70% Below California Average)
Average Rent Price: $1,000 per month
Location: Check on Google Maps
Clearlake takes the crown as the cheapest place to live in Northern California. It offers the lowest cost of living and average home prices out of any city in the area.
Home prices are just over $200,000, which is a staggering 70% below the California average.
Like its name implies, it is situated directly on a lake, which is actually California’s largest natural lake, making it great for outdoor lovers.
However, the city does not have the greatest reputation for offering a high standard of living.
Still, it is just 1.5 hours from Sacramento and Napa Valley, so it may be a good option for folks looking for a cheap base in California while still being able to enjoy the other parts of the state.
Summary – Cheapest Places to Live in Northern California
There you have it – the 12 cheapest cities to live in Northern California. We highly recommend that you review the list and then plan some trips to these places if you are thinking about relocating to them anytime soon.
Cheap may not equate to high quality, so it would be wise to see these cities for yourself.
Still, if you just want an affordable place so that you can explore the beauty of Northern California, then these cities fit the bill.