Which county in CA has the cheapest homes in 2026?

At the end of 2026, Lassen County will continue to have the lowest median home price in CA, with an estimated average value of $225,653. Therefore, many homeowners looking for lower prices, larger homes, or a quieter community often consider Lassen County as a viable option instead of living in one of California’s expensive cities. Lassen County is well-known for its outdoor activities, being surrounded by forests with numerous hiking trails. Numerous residents in this area continue to be attracted to Lassen County, including retirees, remote workers, and first-time buyers looking for lower-priced real estate opportunities while remaining in California. Many prospective homebuyers have begun expanding their searches as home prices remain at extreme highs in metropolitan regions such as Los Angeles and San Francisco. If you’re planning to relocate to a rural county, we recommend thoroughly researching employment opportunities, healthcare availability, and public infrastructure. Even though housing prices may be lower in these areas, buyers may still face higher transportation costs and fewer job opportunities. Other counties providing less expensive housing markets include Trinity, Siskiyou, and Lake Counties.

Why are homes in California so expensive compared to other states?

The affordability of California’s housing market continues to decline due to the ongoing lack of homes available for sale compared to the number of people who want to buy a home in CA. California’s strong economy, technological sector, entertainment sector, high-quality universities, pleasant climate, and many employment opportunities attract tens of thousands of people to the state every year. Therefore, this high level of demand continues to apply pressure to the housing market (particularly for buyers in larger urban centers). For example, many buyers compete for the limited housing stock in San Francisco, San Jose, and Los Angeles. As a result of such limited offerings and the extremely high demand for housing, the cost of homeownership in California is now significantly higher than the national average. California’s strict zoning codes and environmental regulations also significantly limit a developer’s ability to build new residential homes. Developers in many parts of the state face lengthy waiting periods to receive approval from local government agencies to build new residential homes. In addition to long delays for building permits, the cost of developing new homes continues to increase due to significant labor costs, land values, and the overall costs of building materials. Additionally, geography significantly limits housing development opportunities. For example, in almost every coastal city, there is limited land available for new housing development projects because of mountains, the ocean, and other environmentally protected areas. Although the cost of purchasing a home in most parts of California continues to increase rapidly, some of California’s rural counties (Tulare County, Kings County, Imperial County) continue to provide home buyers with relatively affordable opportunities.

Are affordable California counties good for real estate investment?

Due to rising real estate home values in the core metropolitan areas of California, many investors and homebuyers are now focusing on the central and northern parts of California. In these areas, home values have not yet been driven to the higher levels seen on the coast. For example, several different counties, including Tulare County, Kings County, Imperial County, Shasta County, Trinity County, Glenn County, Tehama County, are attracting more attention from buyers than previously. However, investing in affordable counties can involve some risks. Rural counties tend to have lower levels of economic development compared to larger cities. This leads to a low population density, a lower rental demand, and more limited access to essential infrastructure such as healthcare facilities, shopping centers, entertainment, and public transportation. To maximize the opportunity for profit on an investment property, buyers should research the following information specific to the property location. Consider local employment trends, vacancy rates, near-term construction, and long-term anticipated developments in the immediate area. Buyers should also compare financing terms and obtain comparable insurance quotes prior to making an investment decision.

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Top 10 California Counties With the Lowest Home Prices in 2026

May 25, 2026

California is one of the most expensive states in the USA and one of the most desirable for the housing market. Real estate prices here are very high, especially in cities like Los Angeles, San Francisco, San Jose. However, we have good news for buyers. There are still areas where homeownership remains surprisingly affordable.

In this article, we’ll talk about several California counties that attract first-time homebuyers, remote workers, and investors thanks to their lowest home prices.

According to the National Association of Realtors (NAR), existing-home sales in the USA continued to rise in 2026, but even though real estate prices across the country remain high, buyers in California can still find relatively affordable opportunities in Lassen County, Kings County, Imperial County, and other counties throughout the state. The median home price there is under $400,000, making it a more affordable option if you dream of homeownership.

California Counties You’ll Enjoy Living In

Looking to find the lowest-priced houses in Northern California? We recommend considering the following areas.

1. Lassen County

Median home price: Approximately $225,653

This is one of the most affordable areas in the entire state. Homebuyers looking to move to CA want to buy a property here because it’s an excellent place to live a quieter life. Here, there are beautiful national forests and a scenic outdoor setting.

Despite the benefits, there are fewer job opportunities in Lassen County than in big cities like LA or San Diego. However, people have many reasons for selecting this area to work remotely. Lassen County is perfect for those who like a less busy and quieter lifestyle.

2. Trinity County

Median home price: Around $247,531

Northern California is a beautiful place, and Trinity County is a region that offers peacefulness, mountain views, privacy, and beautiful scenery.

The local real estate market in Trinity County is still considered relatively small. However, buyers choose this area because of its affordability as a place for second homes and vacation properties.

3. Siskiyou County

Median home price is around $274,638

If you’re looking for affordable housing with scenic landscapes and access to outdoor activities, Siskiyou County is an ideal region. Cities like Yreka and Mount Shasta continue to draw buyers looking for lower costs compared to larger California markets.

Home prices here remain well below the state average, making the county one of the best affordable alternatives for buyers who still want access to California amenities.

4. Lake County

Median home price for Lake County: Approximately $300,495

Lake County is often thought of as a very affordable housing market in CA. There are many lakeside communities and a variety of other activities available to the public at approximately 1/4 or less of the price of homes in the Bay Area.

Homebuyers who are moving from a higher-cost county find Lake County an appealing location due to the low cost of housing and the beautiful nature.

5. Tehama County

Median home price: Around $309,840

Tehama County, which is located in the northern part of the Sacramento Valley, offers much lower prices than most of California’s markets. Red Bluff, one of the main cities in Tehama County, in particular, offers a mix of both urban and rural living with cost-effective housing options.

For those buyers who were priced out of Sacramento (or nearby regions), Tehama County represents an excellent opportunity to buy larger homes and more land than is typically available to them.

6. Glenn County

Median home price: Around $349,155

Agriculture is still one of the main economic engines driving Glenn County's economy. As such, Glenn County has some of the lowest home prices in California compared to other counties. With its many rural areas and smaller communities, housing here remains affordable.

Glenn County provides first-time buyers with great affordability relative to its neighboring counties, with rapidly increasing home values.

7. Tulare County

Median home price in Tulare County: Around $352,692

Tulare County is located in the southern part of the Central Valley and has become a popular location for people looking for cheaper alternatives to the Southern California housing markets.

There are cities such as Visalia and Tulare with a growing economy, family-friendly communities, and housing costs much lower than in Los Angeles or Orange County. Buyers looking at financing options for lower-cost housing often look at different financing options, such as FHA loans or low down payment mortgages.

8. Shasta County

Median home price: Approximately $367,038

One of the counties with affordable housing in California is Shasta County. Housing prices here remain low when compared to other California areas. Redding, the largest city in the county, serves as the employment center, providing employment opportunities in the areas of retail, healthcare, and professional services.

The combination of affordability, access to outdoor recreation, and great infrastructure has led to continued demand from buyers to purchase a home in Shasta County.

9. Kings County

Median home price: Around $355,330

Kings County, which is in the Central Valley of California, is one of the best areas in California for affordable housing. Housing prices generally stay stable in Kings County, and there are also many jobs available in the surrounding areas.

Military families and commuters looking for affordable housing are drawn to Kings County because of the money they save on housing and taxes.

10. Imperial County

Median home price: Around $365,425

Imperial County is one of the Southern California counties listed and is unique because it borders Mexico. Housing prices in Imperial County are much lower than in San Diego County and Riverside County.

The economy is growing in many areas, including agriculture, logistics, and renewable energy, contributing to strong demand for housing, so you can still find very affordable houses.

We Help Save Money When Buying a Home in The Golden State

Navigating California’s housing market can be challenging, especially for first-time buyers. We at LBC Mortgage help borrowers find the best financing solutions in California that match their budget.

We can help you with:

FHA loans for lower down payments
Conventional loan options
VA loans for eligible military borrowers
Jumbo loan financing
Mortgage refinancing solutions
Down payment assistance guidance
Competitive mortgage rates
Personalized loan consultations

With the right strategy, affordable homeownership opportunities in California may be more accessible than many buyers expect, regardless of the county they choose.

Author:

Alex Shekhtman CEO & Founder, LBC Mortgage

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Frequently Asked Questions

1. Which county in CA has the cheapest homes in 2026?

At the end of 2026, Lassen County will continue to have the lowest median home price in CA, with an estimated average value of $225,653. Therefore, many homeowners looking for lower prices, larger homes, or a quieter community often consider Lassen County as a viable option instead of living in one of California’s expensive cities.
Lassen County is well-known for its outdoor activities, being surrounded by forests with numerous hiking trails. Numerous residents in this area continue to be attracted to Lassen County, including retirees, remote workers, and first-time buyers looking for lower-priced real estate opportunities while remaining in California. Many prospective homebuyers have begun expanding their searches as home prices remain at extreme highs in metropolitan regions such as Los Angeles and San Francisco.
If you’re planning to relocate to a rural county, we recommend thoroughly researching employment opportunities, healthcare availability, and public infrastructure. Even though housing prices may be lower in these areas, buyers may still face higher transportation costs and fewer job opportunities. Other counties providing less expensive housing markets include Trinity, Siskiyou, and Lake Counties.
2. Why are homes in California so expensive compared to other states?

The affordability of California’s housing market continues to decline due to the ongoing lack of homes available for sale compared to the number of people who want to buy a home in CA.
California’s strong economy, technological sector, entertainment sector, high-quality universities, pleasant climate, and many employment opportunities attract tens of thousands of people to the state every year. Therefore, this high level of demand continues to apply pressure to the housing market (particularly for buyers in larger urban centers).
For example, many buyers compete for the limited housing stock in San Francisco, San Jose, and Los Angeles. As a result of such limited offerings and the extremely high demand for housing, the cost of homeownership in California is now significantly higher than the national average.
California’s strict zoning codes and environmental regulations also significantly limit a developer’s ability to build new residential homes. Developers in many parts of the state face lengthy waiting periods to receive approval from local government agencies to build new residential homes. In addition to long delays for building permits, the cost of developing new homes continues to increase due to significant labor costs, land values, and the overall costs of building materials.
Additionally, geography significantly limits housing development opportunities. For example, in almost every coastal city, there is limited land available for new housing development projects because of mountains, the ocean, and other environmentally protected areas.
Although the cost of purchasing a home in most parts of California continues to increase rapidly, some of California’s rural counties (Tulare County, Kings County, Imperial County) continue to provide home buyers with relatively affordable opportunities.
3. Are affordable California counties good for real estate investment?

Due to rising real estate home values in the core metropolitan areas of California, many investors and homebuyers are now focusing on the central and northern parts of California. In these areas, home values have not yet been driven to the higher levels seen on the coast.
For example, several different counties, including Tulare County, Kings County, Imperial County, Shasta County, Trinity County, Glenn County, Tehama County, are attracting more attention from buyers than previously.
However, investing in affordable counties can involve some risks. Rural counties tend to have lower levels of economic development compared to larger cities. This leads to a low population density, a lower rental demand, and more limited access to essential infrastructure such as healthcare facilities, shopping centers, entertainment, and public transportation.
To maximize the opportunity for profit on an investment property, buyers should research the following information specific to the property location. Consider local employment trends, vacancy rates, near-term construction, and long-term anticipated developments in the immediate area. Buyers should also compare financing terms and obtain comparable insurance quotes prior to making an investment decision.

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