It’s no secret that buying a home is an extremely expensive endeavor. Simply looking for a new place to live takes an exhausting amount of time and could potentially cause you to miss work as you tour places on the market. Let’s hope you do find a place you adore too, because building a house from scratch can be even more daunting. The market has gotten so bad that potential home buyers are even considering buying a home with their friends rather than on their own.
While the inflation rate in the country has decreased in the past few months, it was still well above 2 percent at publication time, according to the Federal Reserve Bank of St. Louis. That makes it more difficult for Americans to buy, well, anything, let alone a house. However, there’s a light (albeit a distant one) in the tunnel: The United States is a vast country, and there are a lot of towns where buying a home isn’t such an impossible task, relatively speaking. With help from home trend expert Amanda Pendleton at Zillow, we’ve compiled a list of the 25 cheapest cities to live in across America based on the Zillow Home Value Index, or ZHVI. (And they aren’t tiny homes.)
Unsurprisingly, a lot of the towns are in the same states. If you’re tired of renting and ready to make one of the biggest purchases of your life, read on. One of these great (and did we mention cheap?) cities to live in could be closer to you than you realized.
25. Mullens, West Virginia
ZHVI: $40,597
Overall Cost of Living Score: 76.2
A small town in the Southeast corner of West Virginia, Mullens is our 25th cheapest city to live in. The town is next to the Twin Falls Resort State Park, which offers plenty of mountain views and hiking trails. Despite its small population, this town is rich in community and local businesses.
24. Kopperston, West Virginia
ZHVI: $40,533
Overall Cost of Living Score: 76.2
A small town in the Appalachian Mountains, Kopperston, West Virginia, is quaint and quiet, ideal for those looking for a nature-filled escape. It’s quite close to both the Emerson Stover Scenic Outlook and the New Woods Hiking Trails.
23: Shenandoah, Pennsylvania
ZHVI: $40,155
Overall Cost of Living Score: 77.8
Shenandoah, Pennsylvania, appears to be the perfect suburban escape while still having an easy commute to larger metros like Philadelphia and New York City. This town has art and history museums detailing the origins of the area, as well as plenty of local parks, forests, and outdoor gathering spaces.
22. Welch, West Virginia
ZHVI: $39,862
Overall Cost of Living Score: 70.1
Tucked away in the heart of West Virginia’s Appalachian mountains, this is the ideal small town for outdoors lovers. Located close to several parks, trailheads, and campgrounds, Welch has a nature-loving community. This town used to be a coal mining and railroad hub in the late 1800s.
21. Centreville, Illinois
ZHVI: $ 39,593
Overall Cost of Living Score: 80.8
Located in the St. Louis metro area in Southern Illinois, Centreville is just across the border from Missouri. It’s mostly a commuter town with plenty to do on weekends including fishing, swimming in the local lake, and hiking.
20. Beecher, Michigan
ZHVI: $39,277
Overall Cost of Living Score: 85.1
Located just north of Flint, this small town boasts a number of great schools and small local parks. This town is tiny, but it’s great for those looking for a more rural lifestyle. Beecher is just a short drive away from Stepping Stone Falls and CS Mott Lake.
19. Avondale, West Virginia
ZHVI: $39,049
Overall Cost of Living Score: 70.1
Avondale is an unincorporated community in southern West Virginia, located in McDowell County. Like most towns in this area, Avondale was once a prime area of the railroad industry. Avondale sits just east of Panther State Forest, and the closest major city is Charlotte, North Carolina, three hours away.
18. Grubbs, Arkansas
ZHVI: $38,692
Overall Cost of Living Score: 65.1
Close to the foothills of the Ozark Mountains, Grubbs is a natural beauty. A smaller town with a slow yet peaceful way of life, this town is a great place to enjoy nature and escape it all. There are a number of state parks and trails nearby to seek out adventure.
17. Helena – West Helena, Arkansas
ZHVI: $38,585
Overall Cost of Living Score: 65.9
Last year’s cheapest American city to live in, now number 17, is the small town of Helena, Arkansas. This village sits within the St. Francis National Forest along the Mississippi River, meaning it has plenty of parks and outdoor trails to explore. Love for the blues is strong in this city too. It’s home to multiple museums and the Delta Cultural Center.
16: Jolo, West Virginia
ZHVI: $38,415
Overall Cost of Living Score: 70.1
Jolo is an unincorporated township in the Appalachian Mountains of West Virginia. Full of multigenerational families, this small community shares a zip code with nearby Paynesville. It’s a quiet town with many friendly and welcoming neighborhoods.
15. Roxobel, North Carolina
ZHVI: $37,797
Overall Cost of Living Score: 74.1
A small country town in North Carolina, Roxobel is great for those who like wilderness activities like hunting, fishing, hiking, and camping. Local businesses are thriving, and Best Places claims that it’s the perfect place to live for a combination of “rural charm with modern amenities.”
14: Wharton, West Virginia
ZHVI: $37,614
Overall Cost of Living Score: 80.9
Wharton is located on the banks of the Little Kanawha River in the center of West Virginia. Just an hour south of Charleston, West Virginia, it’s still primarily engaged in the coal mining industry. There are several state parks and local forests to explore on the weekends.
13. Bradshaw, West Virginia
ZHVI: $37,188
Overall Cost of Living Score: 70.1
A quiet place to live just a few miles from the Virginia border, Bradshaw has a mild climate compared with the northern parts of West Virginia, which allows for residents to make the most of their proximity to Panther State Forest. This town also boasts low median home prices and a low crime rate.
12. East Saint Louis, Illinois
ZHVI: $37,089
Overall Cost of Living Score: 80.8
From hiking at Cahokia Mounds State Historic Site and fishing at Misereor Lake to browsing the Fairpoint Park Marketplace, East St. Louis, Illinois, is a budding metropolitan suburb. Residents love the area’s plethora of activities and culture like the local museums and entertainment venues. Plus, the town is a short drive from both St. Louis and Springfield, Missouri.
11. Mahanoy City, Pennsylvania
ZHVI: $36,870
Overall Cost of Living Score: 77.8
Boasting winding bike paths and golf courses alongside local cultural festivals, Mahanoy City is beloved by residents and visitors alike. Located in the heart of Schuylkill County, you’re just west of Allentown and only a couple of hours from New York City.
10. Girardville, Pensylvannia
ZHVI: $36,814
Overall Cost of Living Score: 77.8
Surrounded by Pennsylvania’s rich farmland, Girardville is nestled in the eastern half of the state. Once a thriving coal town, now manufacturing and education make up a large part of this town’s economic ecosystem. Girardville is fairly equidistant from both Hershey and Allentown, Pennsylvania.
9. Washington Park, Illinois
ZHVI: $34,888
Overall Cost of Living Score: 80.8
Washington Park, Illinois, is located in the greater St. Louis, Missouri, metropolitan area. Nearby are the Washington Zoo and Aquarium, beloved by children and adults alike. This town also features well-maintained public transportation.
8. Wamac, Illinois
ZHVI: $34,732
Overall Cost of Living Score: 84.9
Living in Wamac, Illinois, is great for those who don’t want to sacrifice the ease of a major metropolitan hub—the town is just an hour east of St. Louis—but would prefer the quiet life of suburbia. Wamac blends nature with budding local businesses to offer residents variety for their weekend activities.
7. Davy, West Virginia
ZHVI: $34,564
Overall Cost of Living Score: 70.1
Davy is a wonderful place to live for those who prefer a small-town life where everyone knows their neighbors. Nearby, the New River Gorge National Park is a must-see for locals and visitors alike. This area of McDowell County in West Virginia features outdoor activities like whitewater rafting for the adventurous as well as low-key campsites and hiking trails.
6. Bishop, Virginia
ZHVI: $34,007
Overall Cost of Living Score: 72
Located on the border of West Virginia and Virginia, Bishop is technically a part of two counties—McDowell in West Virginia and Tazewell in Virginia. This town has several local parks where residents enjoy spending time. Despite being out in the country, Bishop is only two hours from Roanoke, Virginia.
5. Cairo, Illinois
ZHVI: $32,683
Overall Cost of Living Score: 74.4
Cairo is located at the very south end of Illinois, just between the Kentucky and Missouri state lines on the border. Cairo is surrounded on three sides by the winding Mississippi River. The town has a lively local business scene including shops, restaurants, and local entertainment venues.
4. Venice, Illinois
ZHVI: $32,392
Overall Cost of Living Score: 82.5
On the banks of the Mississippi River, Venice, Illinois, combines historic charm with natural splendor. Hiking trails, campsites, and parks are close by for residents to enjoy, while the town center features bustling local shops and restaurants.
3. Northfork, West Virginia
ZHVI: $31,960
Overall Cost of Living Score: 70.1
Quite a small town in West Virginia, Northfork is home to a tight-knit and supportive community. There are plenty of hiking trails and nearby state parks for those looking for an adventurous weekend, but it’s also a great place to enjoy the quiet life. The median home price is $62,100, according to Best Places.
2. War, West Virginia
ZHVI: $31,801
Overall Cost of Living Score: 70.1
A very peaceful town, tiny War has a population of between 500 and 1,000 people. Located in Southern West Virginia along the Tug Fork River, it features numerous rolling hills and stunning views of nature. This a great town to escape from city life and rest easy.
Selmont – West Selmont, Alabama
ZHVI: $29,378
Overall Cost of Living Score: 70.1
The number one most affordable place to live in the United States is Selmont–West Selmont, Alabama. Located in the Selma, Alabama, metropolitan area, Selmont–West Selmont is a quaint small town with a thriving community. Close to the Alabama River, a small private airfield, and several top-rated schools and local businesses, Selmont–West Selmont has something for everyone.
