10 Most Affordable Places to Live in California in 2025

Steph Sanchez

February 19, 2025

California, renowned for its stunning landscapes and vibrant cities, often carries a reputation for high living costs. However, the Golden State offers several affordable locales that combine economic viability with quality of life. Understanding these markets can be advantageous if you're a first-time homebuyer, looking to relocate, or considering selling your property without a realtor. Here are the ten most affordable places to live in California in 2025:

1. Bakersfield

Img ALT Text: Aerial view of Bakersfield showcasing affordable housing options. Median home price: $385,000, 49% lower than the California average. Best affordable zip codes: 93306, 93307, 93309.

Median Home Price: $385,000 (49% lower than the CA average)

Best Affordable Zip Codes: 93306, 93307, 93309

Located in Kern County, Bakersfield boasts a cost of living significantly lower than the California average. The median home value is approximately $385,000, making it an attractive option for budget-conscious individuals. The city offers a robust job market, particularly in agriculture and energy sectors, and a variety of cultural and recreational activities.

2. Fresno

Median Home Price: $400,000 (47% lower than the CA average)

Best Affordable Zip Codes: 93727, 93702, 93722

As the economic hub of the San Joaquin Valley, Fresno provides affordable living with a median home price of around $400,000. The city's diverse economy, encompassing agriculture, healthcare, and education, coupled with its proximity to national parks like Yosemite, makes it appealing for both work and leisure.

3. Stockton

IMG ALT Text: An aerial view of Stockton, an affordable Central Valley city. Median home price: $410,000, 45% lower than the California average. Best affordable zip codes: 95206, 95205, 95210.

Median Home Price: $410,000 (45% lower than the CA average)

Best Affordable Zip Codes: 95206, 95205, 95210

Situated in the Central Valley, Stockton offers a median home value of about $410,000. The city's cost of living is approximately 32% lower than the state average, providing residents with affordable housing options. Stockton's waterfront, cultural festivals, and growing arts scene add to its charm.

4. Chico

Median Home Price: $420,000 (44% lower than the CA average)

Best Affordable Zip Codes: 95926, 95928, 95973

Nestled in Northern California, Chico is known for its natural beauty and affordable living. The median home price is around $420,000. Home to California State University, Chico, the city offers educational opportunities and a vibrant downtown area.

5. Redding

Median Home Price: $430,000 (43% lower than the CA average)

Best Affordable Zip Codes: 96001, 96002, 96003

Located in Shasta County, Redding provides a median home value of approximately $430,000. The city is surrounded by natural attractions like Shasta Lake and Lassen Volcanic National Park, making it ideal for outdoor enthusiasts.

6. Visalia

Median Home Price: $385,000 (49% lower than the CA average)

Best Affordable Zip Codes: 93277, 93291, 93292

Situated near the Sierra Nevada mountains, Visalia offers a median home price of about $385,000. The city's cost of living is 33.6% lower than the national average, making it one of the most affordable places in California. Visalia's proximity to Sequoia National Park adds to its appeal.

7. Oxnard

Median Home Price: $500,000 (33% lower than the CA average)

Best Affordable Zip Codes: 93030, 93033, 93035

Located along the coast, Oxnard provides a more affordable coastal living option with a median home price of around $500,000. The city boasts beautiful beaches, a thriving agricultural industry, and a family-friendly atmosphere.

8. Modesto

IMG ALT Text: A cityscape of Modesto highlighting its budget-friendly real estate market. Median home price: $400,000, 47% lower than the California average. Best affordable zip codes: 95350, 95351, 95354.

Median Home Price: $400,000 (47% lower than the CA average)

Best Affordable Zip Codes: 95350, 95351, 95354

In the heart of the Central Valley, Modesto offers a median home value of approximately $400,000. The city has a diverse economy, and affordable housing, and is known for its rich agricultural history.

9. Clovis

Median Home Price: $511,000 (32% lower than the CA average)

Best Affordable Zip Codes: 93611, 93612, 93619

Adjacent to Fresno, Clovis boasts a median home price of about $511,000. The city is known for its excellent school system, low crime rates, and community events, making it ideal for families.

10. Sacramento

Median Home Price: $450,000 (40% lower than the CA average)

Best Affordable Zip Codes: 95823, 95828, 95838

As the state capital, Sacramento offers a median home value of approximately $450,000. The city's cost of living is lower than many other major California cities, and it serves as a hub for government jobs, healthcare, and education. Sacramento's rich history and cultural diversity make it an attractive place to live.

Selling Your Home Without a Realtor

If you're considering selling your home in one of these affordable California cities, you might contemplate doing so without a realtor to save on commission fees. Utilizing a Flat Fee MLS (Multiple Listing Service) can be an effective strategy. This service allows you to list your property on the MLS for a one-time flat fee, providing exposure to potential buyers while retaining control over the selling process. For instance, platforms like ListLean.com offer such services, enabling homeowners to manage their property listings independently.

Benefits of Using a Flat Fee MLS Service:

Cost Savings: Avoid paying the traditional 5-6% realtor commission, allowing you to retain more of your property's equity.
Control Over the Sale: Manage showings, negotiations, and closing processes on your terms.

Wide Exposure: Your property gets listed on major real estate websites, reaching a broad audience of potential buyers.

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FAQ’s

Frequently asked questions

What is the MLS?

The Multiple Listing Service, or MLS, is a database used by real estate brokers to share information about properties for sale by sellers they represent to brokers who represent potential buyers.

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What is a Flat Fee MLS listing?

A Flat Fee MLS listing is a service that allows homeowners like you to list their property on the local MLS for a flat fee rather than paying a traditional real estate agent's commission, which is typically a percentage of the sale price.

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How does a Flat Fee MLS listing work?

You pay a one-time fee to have your property listed on the MLS database. This fee usually covers the cost of listing your property on the MLS for a specified period, often ranging from 6 months to a year. You retain the right to sell your home FSBO and handle the selling process yourself.

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Why can’t I edit my Zillow listing after my property goes live on the MLS?

Once your home is listed on the MLS, websites like Zillow, Redfin, and Realtor.com automatically pull your listing data directly from the MLS.

Because of this MLS connection, Zillow removes homeowner editing access to avoid conflicting information online. This is a Zillow policy that applies to any home listed through the MLS — regardless of which agent or company lists it.
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You can read Zillow's official policy here:
https://www.zillow.com/c/about-linking-and-claiming-listings/

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Am I signing a listing agreement with ListLean?

No, you are not signing a traditional listing agreement with us. ListLean does not represent you as an agent. Instead, you are signing an MLS Entry Agreement, which is required to list your property on the MLS while staying compliant with board and MLS regulations. This agreement allows us to post your listing but does not establish an agent-client relationship. You still remain a For Sale By Owner (FSBO) seller, maintaining full control over your sale.

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Do I need to provide photos and descriptions for my listing?

Yes. Try to provide high-quality photos and a detailed description of your property for the MLS listing. Remember, you want to get the best price for your home, so clear, well-lit photos and an accurate (non-puffed) description will go a long way towards generating interest for your house. We offer professional photography for an extra $250 because we know first impressions are the only ones that matter online in the age of swiping left.

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Can I change the listing price or details after it's posted on the MLS?

Absolutely! Just email us anytime at team@listlean.com for any updates, changes, or open house requests.

For Open Houses, please send us:

Property Address (in the email subject line)
Open House Day(s)
Start & End Time

We ask for at least 48 hours’ notice so we can update the MLS properly. Once updated, Zillow and other websites will reflect those changes automatically within 24-48 hours.

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How do showings and negotiations work with a Flat Fee MLS listing?

As the FSBO homeowner, you'll be responsible for scheduling and conducting showings with potential buyers. When you receive offers, you'll negotiate directly with the buyer or their agent. It's advisable to seek legal counsel or hire a real estate attorney to review any offers or contracts to ensure they're in your best interest.

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What happens if my property doesn't sell during the listing period?

If your property doesn't sell during the initial listing period, you may have the option to renew your Flat Fee MLS listing for an additional fee.

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Is ListLean a Licensed Broker?

Absolutely. ListLean LLC operates under Offercity Brokerage Inc, holding California CalBRE #02185966. As a licensed broker, we’re authorized to list your home on local MLS databases throughout California.

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