What are the most affordable states to buy a house?
With higher costs of living, influenced by inflation, housing shortages and mortgage rates, many homebuyers are wondering where the most affordable options are. As of this posting, middle-America seems to be their best bet. For buyers looking for the cheapest place to buy a house, cities in Illinois, Texas, Indiana, Arkansas and Oklahoma top the list, all boasting below-average median home prices and cost of living.
Buying a house in an area with lower home prices can help to boost your buying power, making it possible to afford a larger or better-quality house. Learn more about where to buy below. If you don’t see your state on the list. You can read more here about the process of getting a mortgage when moving to another state.
Low-cost living: the 12 cheapest places to buy a house
Americans are on the move. Currently, 22 percent of U.S. residents are considering moving, and 26 percent of those are thinking about relocating to another state. If you fall within this group, you may be searching for the cheapest states to live to make your housing budget stretch.
Based on Kiplinger’s analysis of the most affordable places to live in the U.S., here are the top 12 cities:
| City | Cost of living (below U.S. average) | Median household income | Median home value |
|---|---|---|---|
| Decatur, IL | 21.2% | $49,714 | $92,200 |
| Edinburg, TX | 19.1% | $50,964 | $176,800 |
| Harlingen, TX | 19.1% | $50,166 | $123,400 |
| Kokomo, IN | 17.1% | $53,967 | $118,400 |
| Amarillo, TX | 16.9% | $62,260 | $193,800 |
| Jonesboro, AR | 16.7% | $61,057 | $222,200 |
| Oklahoma City, OK | 16.4% | $63,713 | $227,300 |
| August-Aiken, GA/SC | 16.3% | $64,581 | $217,500 |
| Conway, AR | 16.2% | $61,898 | $236,400 |
| Charleston, WV | 16.2% | $58,902 | $172,800 |
| Florence, AL | 16.1% | $27,048 | $168,800 |
| Kalamazoo, MI | 16% | $43,509 | $170,100 |
We can help you put down roots. Contact your local Guild loan officer for guidance.
Here’s a closer look at the most affordable places to live in the U.S.:
1. Decatur, IL
Known as the "Soybean Capital of the World," Decatur’s affordability tops the list. With a low cost of living and housing prices significantly below the national average, it’s an ideal spot for families and retirees. The city is surrounded by lakes and parks, and Decatur’s downtown is seeing a fresh revival.
Get pre-qualified for a mortgage in Illinois.2. Edinburg, TX
A hidden gem in the Rio Grande Valley, Edinburg calls to anyone looking for warm weather and affordable living. Low housing costs make it one of the most reasonable places to live in the U.S., and the presence of the University of Texas Rio Grande Valley means there’s always something happening in town.
Get pre-qualified for a mortgage in Texas.3. Harlingen, TX
Like Edinburg, Harlingen is close to Mexico and boasts a remarkably low cost of living. Affordable housing and a warm climate make it a popular pick for retirees and families alike. The city is rich in culture and history, with a welcoming community and easy access to Gulf Coast beaches.
Get pre-qualified for a mortgage in Texas.4. Kokomo, IN
Known as the “City of Firsts” for its automotive history, Kokomo combines a Midwestern feel with urban amenities. Housing is affordable, and the city has invested heavily in revitalizing its downtown, adding green spaces, restaurants and cultural venues.
Get pre-qualified for a mortgage in Indiana.5. Amarillo, TX
Amarillo, situated in the Texas Panhandle, is a city with a Wild West spirit and an affordable cost of living. Home prices and rents are low, and residents benefit from the area's strong job market, particularly in agriculture, energy and manufacturing.
Get pre-qualified for a mortgage in Texas.6. Jonesboro, AR
A hub for healthcare and education in northeastern Arkansas, Jonesboro offers some of the most affordable living in the state. Arkansas State University provides economic stability and fosters a youthful energy. With a strong sense of community and a growing economy, Jonesboro draws young professionals and families.
Get pre-qualified for a mortgage in Arkansas.7. Oklahoma City, OK
In Oklahoma City, you get the feel of the big city without the premium price. Affordable housing, coupled with an economy driven by energy, healthcare and aerospace industries, makes it a great option in one of the cheapest states to live.
Get pre-qualified for a mortgage in Oklahoma.8. Augusta-Aiken, GA/SC
Augusta-Aiken, spanning the Georgia-South Carolina border, welcomes visitors with Southern hospitality and economic living. Housing is affordable, and the area is known for its historic neighborhoods and reputation as the home of the Masters Golf Tournament.
Get pre-qualified for a mortgage in Georgia.Get pre-qualified for a mortgage in South Carolina.
9. Conway, AR
Conway is a college town with a big heart and an affordable price tag. With three colleges, including the University of Central Arkansas, the city boasts a well-educated population and plenty of job opportunities. Its low housing costs and growing social scene make it appealing to professionals and families.
Get pre-qualified for a mortgage in Arkansas.10. Charleston, WV
Surrounded by the Appalachian Mountains, Charleston offers natural beauty and a low cost of living. Housing prices are below average, and the city has a burgeoning arts scene with plenty of galleries, music festivals and theater productions.
Get pre-qualified for a mortgage in West Virginia.11. Florence, AL
Florence is a charming town in one of the cheapest states to live. Located in the famous Muscle Shoals area, it’s known for its music history and lively arts community. Low housing costs and access to the Tennessee River and nearby state parks make Florence appealing to anyone looking for a laid-back lifestyle.
Get pre-qualified for a mortgage in Alabama.12. Kalamazoo, MI
Kalamazoo is full of surprises, offering affordability along with big-city amenities. The Kalamazoo Promise, which provides free college tuition to local high school graduates, below-average home prices and closeness to outdoor recreation make it a desirable place to live in the Midwest.
Get pre-qualified for a mortgage in Michigan.Get a mortgage you feel good about
Here’s one less thing to worry about when moving to another state: your mortgage. Reach out to a local loan officer who can assess your needs and help you find the right mortgage for your next chapter.
The above information is for educational purposes only. All information, loan programs and interest rates are subject to change without notice. All loans subject to underwriter approval. Terms and conditions apply. Always consult an accountant or tax advisor for full eligibility requirements on tax deduction.