Top 10 Cheapest California Counties to Buy a Home in 2025

When people think of California, they often picture sky-high real estate prices and multimillion-dollar listings. While that perception is partly accurate—especially in places like the Bay Area and Orange County—it doesn’t tell the whole story.

In fact, some counties in California still offer homes at prices well below the state average. If you're looking for budget-friendly places to buy a home in the Golden State, this guide is for you.

California Home Prices: A Tale of Two Markets

According to 2025 data from the California Association of REALTORS® (CAR), the median home price in the state is hovering around $788,920—more than twice the national average of $361,263. However, the state's real estate landscape is incredibly diverse. While certain areas command luxury-level prices, others remain surprisingly affordable.

We’ve crunched the numbers from CAR’s latest housing report to bring you a list of the Top 10 California counties with the lowest home prices in 2025.

Top 10 Cheapest Counties to Buy a Home in California (2025)

These counties recorded the lowest median sale prices for existing single-family homes in early 2025:

These locations offer a lower cost of living and may be attractive to first-time buyers, retirees, or remote workers looking for more affordable housing without leaving California.

Regional Breakdown: Where Can You Find the Best Deals?

CAR groups the state’s counties into five major regions. Here are the cheapest counties in each region:

• Central Coast: San Luis Obispo County – $905,899
• Central Valley: Glenn County – $349,779
• Far North: Lassen County – $226,501
• San Francisco Bay Area: Solano County – $591,700
• Southern California: Imperial County – $359,500

Of these, Solano County stands out. Despite being located in the Bay Area, it offers significantly lower housing costs than neighboring counties like Santa Clara or Alameda.

Why Are Home Prices So High in California?

While some counties offer budget-friendly real estate, overall, California remains one of the most expensive states to buy a home. Here’s why:

1. Limited Housing Inventory

California’s strict zoning laws and environmental protections limit new development. Fewer homes on the market create higher demand and drive up prices.

2. Strong Demand in Urban Areas

Highly desirable coastal cities like San Francisco, Los Angeles, and San Diego continue to attract residents and investors alike, keeping prices high.

3. Costly Construction

Building a home in California isn’t cheap. High labor costs, costly permits, and strict building regulations add to overall development expenses.

4. Geographic Barriers

Mountains, coastlines, and earthquake zones restrict usable land for new housing, particularly in desirable regions.

5. Resistance to New Development (NIMBYism)

Local opposition to new housing developments (often referred to as “Not In My Backyard” or NIMBY attitudes) makes it harder for cities to expand their housing stock.

How to Make Buying a Home More Affordable in California

Even if you're not shopping in one of the cheapest counties, you still have options to reduce your housing costs:

Choose a Loan With a Longer Term

Opting for a 30-year mortgage can reduce your monthly payments compared to a 15-year loan—making homeownership more manageable on a tight budget.

Apply for Down Payment Assistance

California offers several assistance programs to help first-time buyers cover down payments and closing costs. These programs can be state-sponsored or run by local governments.

Explore Low Down Payment Loans

Some mortgage options allow for minimal down payments:

• FHA loans: 3.5% down
• Conventional loans: As little as 3% down (with mortgage insurance)
• VA loans: 0% down for eligible veterans and active military members

Expand Your House Hunt Radius

Prices vary dramatically even within metro areas. If you're flexible on location, you might find hidden gems just outside popular neighborhoods.

Ready to Buy in an Affordable California County?

Midwest Mortgage can help make your homeownership dreams a reality—whether you’re buying in Lassen County or Los Angeles.

We offer:

• Competitive interest rates
• Low or waived lender fees
• A wide variety of loan programs
• Fast pre-approvals and personalized support

Let’s help you find the right loan for the right home at the right price.

Contact us today to get started, or visit our website to get an instant rate quote in just a few clicks!

Frequently Asked Questions (FAQs)

1. What is the cheapest county in California to buy a home in 2025?

As of 2025, Lassen County has the lowest median home price in California at $226,501.

2. Are affordable homes in California located in safe areas?

Many of the more affordable counties are in rural or remote regions. While they may not offer all the amenities of a big city, many are safe and community-oriented. It’s best to research crime rates and local infrastructure for any area you're considering.

3. Is it harder to get a mortgage in a low-cost county?

No. In fact, it might be easier since the loan amount will be smaller. You’ll still need to meet standard lending requirements, but your monthly mortgage payments will likely be lower.

4. Can I use a VA or FHA loan in any California county?

Yes! VA and FHA loans are available statewide. They can be especially helpful in lower-cost counties where your loan amount is well within program limits.

5. Does Midwest Mortgage lend in all parts of California?

Yes, Midwest Mortgage serves clients across all California counties. Whether you're buying a home in a major metro or a rural community, we can help you secure affordable financing.