10 Cheapest Places To Live in California
If you want to know the cheapest places to live in California, look no further. Homeowners in these counties have the lowest property tax bills in the state.


California may be known for its high property taxes. After all, median property tax bills can exceed $9,000 in some areas of the state. But not every homeowner in California pays a high tax bill (at least compared to other Californians). The cheapest places to live in California have median property tax bills below $2,000, and median home prices in these counties are below the state average.
Cheapest places to live in California
After ranking property tax bills to determine the cheapest places to live in California, one thing is clear. Rural areas of the state generally offer more affordable living than highly populated areas. So, if big-city living isn’t on your must-have list, check out these California counties.
[Data used to rank the cheapest counties in California is based on annual median property tax bills provided by the US Census Bureau and presented by the Tax Foundation. Median home prices are based on reported monthly median selling prices rather than listing prices and are based on data presented by Redfin.]
From just $107.88 $24.99 for Kiplinger Personal Finance
Be a smarter, better informed investor.

Sign up for Kiplinger’s Free Newsletters
Profit and prosper with the best of expert advice on investing, taxes, retirement, personal finance and more - straight to your e-mail.
Profit and prosper with the best of expert advice - straight to your e-mail.
Sierra County
Median Property Tax Bill: $1,924
Median Home Price: $495,000
Home prices are fairly high in Sierra County, with a median selling price of more than $400,000. However, the median property tax bill of $1,924 is low compared to many other areas of California. Relocating to this county may be a good option for Californians looking for a rural lifestyle. Sierra County is home to several scenic landmarks, including the Tahoe National Forest and Independence Lake.
Lake County
Median Property Tax Bill: $1,909
Median Home Price: $300,000
Lake County is a rural area located in Northern California. The county is known for its plentiful grapes and delectable wine. But this part of California sees fewer tourists than many regions of the state, which makes it a desirable location for some Californians. And with median property tax bills of just over $1,900, Lake County is one of the cheapest places to live in California.
Glenn County
Median Property Tax Bill: $1,891
Median Home Price: $340,000
Glenn County, California is known for its rich farmlands, and agriculture largely drives the county’s economy. The median home price in Glenn County is slightly higher than in some other counties on this list, but compared to the rest of the state, home costs are below average. And, of course, median property tax bills are below the state average, too.
Tulare County
Median Property Tax Bill: $1,839
Median Home Price: $369,000
With median property tax bills below $1,900 and a short drive to California’s coastline, Tulare County might be a good option for home seekers who want to remain in the state. The county is well known for its rich agriculture and is home to several public recreational areas, including the Sequoia National Park.
Trinity County
Median Property Tax Bill: $1,753
Median Home Price: $315,000
Trinity County features dense forests and mountains, not to mention some of the most affordable housing California has to offer. Home prices are well below the state average, as are property tax bills. Of course, residents of Trinity County will still be subject to California state income and sales taxes, which can climb higher than in most states.
Siskiyou County
Median Property Tax Bill: $1,665
Median Home Price: $329,000
California isn’t all crowded beaches and highways. Siskiyou County is home to beautiful mountains, scenic rivers, and several lakes and streams. With median property tax bills below $1,700 per year, the area could make the perfect relocation spot for California families who enjoy exploring nature.
Lassen County
Median Property Tax Bill: $1,615
Median Home Price: $224,000
The median home price in Lassen County, California is slightly lower than in Siskiyou County, and property tax bills are lower, too. Lassen County is located in Northeast California and is yet another rural area of the state, featuring rich farmlands, forests, and scenic mountains.
Tehama County
Median Property Tax Bill: $1,613
Median Home Price: $355,000
You will find plenty of recreational activities in Tehama County, such as hiking, camping, and fishing. In the centermost part of the county, residents can visit the Sacramento River, one the most well-known Salmon spawning rivers in the nation. Residents can enjoy all this while paying some of the lowest property tax bills in the state.
Del Norte County
Median Property Tax Bill: $1,586
Median Home Price: $380,000
If you’re interested in Northwestern California, consider Del Norte County. Median property tax bills are among the lowest in the state, at below $1,600, and there are plenty of things for families to do. You can walk through redwood forests, visit an aquarium, or enjoy whale watching on the Pacific Ocean.
Modoc County
Median Property Tax Bill: $1,351
Median Home Price: $130,000
According to Redfin, the Modoc County housing market is competitive, and given the low property tax bills and reasonable home prices, it’s easy to understand why. This Northeastern California county is one of the least populated in the state, so it may be a good choice for people who don’t want their neighbors close by.
Related Content
Profit and prosper with the best of Kiplinger's advice on investing, taxes, retirement, personal finance and much more. Delivered daily. Enter your email in the box and click Sign Me Up.

Katelyn has more than 6 years of experience working in tax and finance. While she specialized in tax content while working at Kiplinger from 2023 to 2024, Katelyn has also written for digital publications on topics including insurance, retirement, and financial planning and had financial advice commissioned by national print publications. She believes knowledge is the key to success and enjoys providing content that educates and informs.
-
Are COVID Shots Still Covered By Medicare?
Getting the new COVID-19 vaccine covered by Medicare isn't as easy this year as it was in the past. Here's what you need to know before you take a trip to your pharmacy.
-
How Digital Platforms Are Changing the Way You Invest in Gold
Investing in gold is easier than ever thanks to digital platforms. Learn how online tools are lowering costs, increasing transparency and making gold accessible to all investors.
-
The Most Tax-Friendly States for Investing in 2025 (Hint: There Are Two)
State Taxes Living in one of these places could lower your 2025 investment taxes — especially if you invest in real estate.
-
The Final Countdown for Retirees with Investment Income
Retirement Tax Don’t assume Social Security withholding is enough. Some retirement income may require a quarterly estimated tax payment by the September 15 deadline.
-
Standard Deduction 2025 Quiz: How Much Do You Really Know?
Quiz Test your knowledge of IRS rules that impact how much money you keep in your wallet.
-
IRS in Turmoil: GOP Budget Cuts and Staff Shake-Ups Threaten Taxpayer Services
IRS Republican lawmakers advance a controversial budget bill that would gut IRS funding further, risking your 2026 tax filing season.
-
Cruise Lines Sue to Block Hawaii’s New Climate Tourism Tax
State Tax Your vacation to the Aloha State could come at a higher price tag next year. Here’s why.
-
21 Last-Minute Gifts for Grandparents Day 2025 to Give Right Now
Holiday Tips Last-minute gifting is never easy. But here are some ideas to celebrate Grandparents Day.
-
New $6,000 'Senior Bonus' Deduction: What It Means for Taxpayers Age 65-Plus
Tax Changes If you’re an older adult, a new bonus tax deduction could provide a valuable tax benefit. Here's how it works.
-
Claiming the Standard Deduction? Here Are 10 Tax Breaks For Middle-Class Families in 2025
Tax Breaks Working middle-income Americans won’t need to itemize to claim these tax deductions and credits — if you qualify.