Ideal for those struggling to get on the property ladder, homes in the nation's most inexpensive urban areas typically cost up to three times less than the nationwide median according to Realtor. These overlooked and affordable small cities have plenty going for them too, from gorgeous green spaces and charming historic architecture to super-fast internet speeds, making them perfect for remote working. Click or scroll through to get the lowdown.
Located along Route 66 on the outer edge of the Ozarks, 'JoMo', as the city is affectionately known by locals, has a population of 51,762 (with 210,077 in the wider metro area) and boasts a rich 148-year history. It also offers a resilient close-knit community, which helped it bounce back from the devastating tornado that struck in 2011.
In addition to the city's evocative historic districts, Joplin's many selling points include its friendliness, low cost of living, 200+ restaurants and museums and galleries. You'll also find good shopping opportunities from indie boutiques to big-name stores, 22 parks and greenways, decent schools, and blisteringly fast broadband speeds of up to 1000 Mbps.
On the other hand, overall crime rates in Joplin are high and the city has been hit hard by the opioid epidemic. Plus of course, the urban area has a very high tornado risk. If you move here, you'll definitely want to buy a place with a storm bunker or have one installed, and invest in comprehensive home insurance.
You get a lot of bang for your buck in JoMo, which explains its appeal to first-time buyers and retirees, who have been flocking to the dinky city in their droves. The typical home price is $155,000, considerably lower than the nationwide median of $337,560 according to Zillow. By way of example, this charming three-bedroom, two-bathroom property was on the market for bang on the average property price for Joplin.
This pleasant and comfortable city in the northern panhandle of the Lone Star State was named after a waterfall on the Wichita River that was destroyed in a flood a decade after its founding in 1876. With a population of around 100,000, the so-called Gateway to Texas is known for its friendly atmosphere, verdant parks, rich cultural scene and quirky downtown landmarks that include the 'World's Littlest Skyscraper'.
Top attractions range from the city's many eateries, farmers' market and craft breweries, unique retail stores, art galleries and theaters, to Texas' best urban off-road trail, and the recreated waterfalls that gave the place its name. Unemployment is falling, schools are good, healthcare is highly rated, and internet speeds are zippy, plus Dallas and Oklahoma City are within a two-hour drive.
That said, parts of the downtown area are far from pretty. Homelessness, meth and opioid addiction, and general crime are serious problems, though violent crime rates are below the national median. Climate-wise, the city is extremely hot and humid in the summer, prone to freezing rain in winter, and has been hit by three major tornadoes and frequent floods over the course of its history.
The median home price in Wichita Falls comes in at only $150,000, with much of the housing stock made up of period Craftsman-style properties and cute bungalows. For instance, this newly renovated three-bedroom, two-bathroom home, has been remodelled from top to bottom has views of the nearby Lake Arrowhead. It’s slightly above the average price at $157,000, but the whole place is brand new – something you’d struggle to find for the same price tag in pricier parts of town.
Incorporated in 1838, Albany, which was christened after the New York state capital, is considered the hub of Southwest Georgia and boasts a population of around 157,308 in the wider metro area. Brimming with African American history, the storied city played an important role in the Civil Rights Movement and is known for being the birthplace of legendary singer-songwriter Ray Charles.
Among Albany's numerous pros, besides its cheap cost of living, are the city's attractive tree-lined avenues and peaceful parks, fascinating museums, arts and cultural venues, the local zoo, Flint RiverQuarium, good shopping opportunities, and wonderful soul food restaurants. Job opportunities are on the up, broadband is mega fast, and the city has the mildest winter of the locales in the top 10.
In terms of cons, Albany has the second-highest overall crime rate in the top 10 after Joplin and violent crime is way above the nationwide median. Poverty is rife in the city with one out of three residents living below the breadline, plus the metro area has been one of the worst affected in the country by the COVID pandemic.
The median home price in Albany stands at a very affordable $145,000. This dreamy four-bedroom, two-bathroom home is listed for $169,500, which is above the average, but given its attractiveness and historical importance, the historic house was designed by renowned architect Edward V Jones, the picture-perfect pad is a great price.
Davenport is located on the Iowa side of the Mississippi River and dates back to 1836. The largest of the Quad Cities, the metro area has a population of 382,268, though the city itself is home to around 100,000 people. A bustling place, Davenport is best known for its lively cultural scene, more than 50 green spaces, and landmarks such as the Skybridge and Soldier's Monument.
Residents of Davenport are spoiled for choice when it comes to things to do, with retail stores, museums, galleries, restaurants, bars and nightclubs, sports venues, parks, and fun festivals in abundance. The education system is good, as is healthcare, and the city offers other advantages besides, including a ton of characterful heritage buildings and exceedingly fast internet.
On the flip side, like most of the locales in the top 10, crime is a big issue in Davenport, including violent offenses, which exceed the national median. Another downside anyone wishing to relocate to the area should be aware of is its vulnerability to flooding – Davenport is the largest city along the Mississippi River without a permanent flood wall.
Refreshingly affordable residential real estate abounds in the Davenport area, with the median home price only $160,000. Sparkly new properties at fantastically low prices are plentiful, including this lovely three-bedroom, one-bathroom home, which is on the market for $164,900, just a few grand above the city’s median.
Situated in Michigan's Tri-Cities region, Saginaw was first settled in the early 19th century and grew to become a major industrial center, though like Detroit and other manufacturing hubs in the state, it fell into decline at the end of the last century. Since then, the population of the metro area, which is now around 200,000, has dropped dramatically over the past few decades.
Advantages of living in Saginaw include its low cost of living, parks, wildlife refuge and children's zoo, the city's museums, libraries and cultural centers, selection of retail stores and malls, and nearby Frankenmuth with its quaint Bavarian-style architecture. Broadband speeds are super fast and there are lots of job vacancies in the area at the time of writing.
Still, jobs are generally low-paid and schools in the Rust Belt city aren't the best. Crime rates are worryingly high and Saginaw is the worst in the top 10 for violent crime, in the rundown East Side particularly. Adding to the cons, the winters in the city are the coldest in the top 10.
The median home price in Saginaw is $105,000, with houses in the most depressed areas in the east ridiculously cheap, but eye-opening bargains are to be had in the nicer neighborhoods as well. This two-bedroom, one-bathroom property, which is located in one of the more salubrious parts of town, west of the Saginaw River, is listed for just $103,900.
Like Saginaw, Huntington in the southwest corner of West Virginia has experienced a rapidly falling population due in a large part to the decline of the region's traditional coal mining industry. The city, which was founded in 1799, now has around 45,000 residents, with approximately 360,000 in the wider metro area.
The highlights of the city include its cheap living costs, a plethora of parks, Pullman Square shopping, and a dining and entertainment district. Marshall University is one of Huntington's largest employers, with a slew of good schools surrounding it, and the city has extremely fast internet speeds. There's also an art museum in the locale, as well as a heritage farming museum and village.
While unemployment is falling, sadly Huntington has more than its fair share of downsides. Dubbed 'ground zero' and the 'epicenter' of the US opioid epidemic, drug addiction is shockingly prevalent, as are COVID impacts, crime, homelessness and poverty. Over a third of the city's residents live below the breadline.
Needless to say, residential real estate is very cheap indeed in the West Virginian city, with the median home price only $101,000. This rustic three-bedroom, one-bathroom white and pea-green property for instance is on the market for just $99,400.
Ironically, Youngstown in Northeast Ohio is among the oldest cities in the top 10, having been founded in 1796. A Rust Belt city, it was once a center of the US steel industry. However, it has been in decline since the 1970s and the population of the area has plummeted since the late 20th century, currently standing at around 60,000 in the city proper and 540,000 over the wider metro area.
Be that as it may, the city is undergoing revitalization and has a wealth of attractions, which include the globally renowned Butler Institute of American Art, Youngstown Foundation Amphitheatre, scores of restaurants and bars, great shopping, and Mill Creek, the nation's largest metropolitan park. Other pros include a friendly neighborly atmosphere, and fast internet speeds.
There are, however, plenty of drawbacks to living in Youngstown. They include the lack of generously paid jobs, the higher than average crime rates, including violent crime and the high rates of poverty. The city also has a serious problem with drug addiction, with opioid and meth abuse shockingly widespread.
As you might imagine, the average home price in Youngstown and its suburbs is super affordable, coming in at just $50,344. For example, this handsome three-bedroom, two-bathroom house, built in 1927, has space for a fourth bedroom, and an asking price of only $44,900.
Situated along the Wabash River in western Indiana, Terre Haute was incorporated in 1832, has a population of around 60,000, and bills itself as an affordable family-oriented place. Part of the Rust Belt, the 'Queen City of the Wabash' has transformed in recent years from an industrial hub to a services-focused college town, with a gentrified downtown packed with amenities.
Bursting with community spirit, the historic small city has decent public schools, a good selection of retail stores, several notable museums, plenty of restaurants and cafes, a beautiful theater, and numerous tranquil parks. Ideal for anyone with a job in Indianapolis, Terre Haute is just an hour and 15 minutes drive from the major city, though its excellent broadband speeds make it perfect for remote working too.
While the city has much in its favor, it does have a problem with crime, though rates of violent crime are lower than the national median. Drug addiction is also an issue and Terre Haute has been labeled a 'meth town' by some. Poverty levels are high in parts, and despite its name, which is French for 'high land', the city is prone to flooding and the occasional damaging tornado.
The average home price in Terre Haute is only $122,000. This newly renovated property in the mellow eastside of the city is listed just below the average at $130,000. The home features two bedrooms, with potential for a third in the basement, one bathroom, a spacious parlor, a kitchen and a nice backyard. It also has a large detached two-car garage, which could easily be converted into a spacious workshop.
First settled in the 17th century on a site along the Illinois River, Peoria has a long, illustrious history and was the setting of a famous speech by President Abraham Lincoln. Like other parts of the Rust Belt, the city of around 115,000 people has lost population over the past few decades, though plans are afoot to revive the downtown, which boasts heritage architecture, cultural amenities, and a fabulous waterfront park.
The oldest European settlement in Illinois has a wealth of historic buildings. You'll find expansive green spaces, a botanical garden and zoo, museums and well-regarded schools. Good shopping opportunities, buzzing nightlife, and with very fast internet speeds are other desitrable features. Among the highlights is the city's Grandview Drive, which was described by President Theodore Roosevelt as “the world's most beautiful drive”.
Crime rates, including incidences of violent crime, are significantly higher than the national median, with the south of the city most dangerous. Peoria has been ranked one of the worst cities in the country for African Americans, though the recent election of Rita Ali, the city's first female and Black mayor, will hopefully go some way toward changing this. Other downsides include the city's susceptibility to flooding and its snowy winters (though some may see this as a pro).
The average home price in Peoria stands at just $107,300, with bargains a-plenty in the city. For instance, this adorable bungalow in the heart of midtown Peoria is on the market for only $105,000. Finished to a high standard, it has three bedrooms, one bathroom, living and dining rooms with working fireplaces, and large front and backyards.
The smallest and most characterful place in the top 10, picturesque Pottsville in Pennsylvania's Coal Region was incorporated in 1828 and has a population of just 13,648, down from 24,500 in 1945. In fact, Pottsville has been in decline for well over a century – during its heyday in the 1880s, the tiny city reportedly had more millionaires than anywhere else in the US and the wider area had a workforce of 180,000 at the start of the 20th century.
The upside to this long-term decline is that the city's plethora of historic buildings have been perfectly preserved, with beguiling Victorian architecture everywhere you look. Pottsville has several attractions including the Yuengling Brewery, which is America's oldest, homely restaurants and taverns, good schools, verdant surrounding countryside, and super-fast broadband for remote working. Plus, it's by far the safest city in the top 10.
The biggest drawbacks to living in this small city are the lack of jobs and things to do, however, there is a classic car museum and theater, aside from the eateries, taverns, and famous brewery. Given its location on the Schuylkill River, flooding is a risk in some neighborhoods, and although real estate is dirt-cheap, the amount of available homes on the market at any given time is quite limited.
The most affordable small city in the entire country and then some, Pottsville's average home price is only $100,200. If you like historic homes and want to pay peanuts for one, then this is the place for you. Built in 1777, this seven-bedroom, fixer-upper property is listed for just $99,000. It also offers a slice of history in its super low price, as the property is said to have been the location of the first barge launch in Schuylkill and George Washington is believed to have stayed here. The property even comes with its original bread oven, which isn’t bad given how little dough you’d need to purchase the place…
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