Affordable Living: Where to Find the Cheapest Houses in the US

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Apr 5, 2023

The quest for affordable housing is becoming increasingly important in today’s economy. With rising costs of living and a growing demand for property, finding a cheap home has become a challenge for many Americans. However, some regions in the country still offer remarkably low housing prices.

This article will explore the cheapest houses in the USA, helping you identify the most budget-friendly regions and providing tips on how to secure your dream home at a fraction of the price. Take this as your friendly guide before you start your journey in buying a house.

American Cities with the Cheapest Houses

Average Home Value

The typical home value in each of these cities is below $150,000 and in some markets, under $100,000.

1. Harlingen, Texas

Harlingen is located in the Rio Grande Valley, a region known for its warm climate, low cost of living, and affordable housing. With a median home price of around $89,000, it’s no wonder Harlingen has been consistently ranked among the most affordable cities in the United States.

In addition to its low housing costs, the city offers a wide range of amenities, including shopping centers, golf courses, and beautiful parks. Harlingen also provides excellent job opportunities in sectors such as healthcare, education, and retail.

2. Memphis, Tennessee

Memphis is a city with a rich history and a vibrant music scene, making it an attractive option for those looking for a culturally diverse and affordable place to live. The median home price in Memphis is approximately $100,000, which is significantly lower than the national average.

The city’s low cost of living extends to other expenses as well, such as groceries and utilities. Additionally, Memphis has an abundance of job opportunities in sectors like logistics, healthcare, and manufacturing.

3. Youngstown, Ohio

Located in northeastern Ohio, Youngstown is a city that has experienced significant economic growth in recent years. Despite this growth, the cost of living in Youngstown remains quite low, with a median home price of just $92,000.

The city offers a variety of housing options, including charming older homes and newly constructed properties. Youngstown is also home to several universities and hospitals, providing ample employment opportunities for residents.

4. Toledo, Ohio

Toledo, another Ohio city that boasts affordable housing, has a median home price of around $85,000. The city is situated on the shores of Lake Erie, offering picturesque views and numerous recreational opportunities.

Toledo’s cost of living is well below the national average, making it an attractive option for those on a tight budget. Key industries in Toledo include manufacturing, healthcare, and education, providing a diverse range of job opportunities for residents.

5. Fort Wayne, Indiana

Fort Wayne is a mid-sized city in northeastern Indiana that has been experiencing significant growth in recent years. Despite this, the city maintains its reputation for affordable housing, with a median home price of just $110,000.

Fort Wayne’s low cost of living extends to other areas as well, such as groceries, utilities, and transportation. The city offers a diverse range of job opportunities in sectors such as healthcare, manufacturing, and finance.

6. Oklahoma City, Oklahoma

Oklahoma City, the capital of Oklahoma, is known for its low cost of living and affordable housing options. With a median home price of around $135,000, this city is an attractive option for those looking to buy a cheap house.

The city is home to a variety of cultural attractions, including museums, parks, and sporting events, ensuring there’s never a dull moment. The local economy is diverse, with job opportunities available in sectors such as aerospace, energy, and healthcare.

7. Augusta, Georgia

Augusta is a charming city located along the Savannah River, offering beautiful scenery and a rich history. The median home price in Augusta is approximately $125,000, making it an affordable option for those seeking budget-friendly housing.

The city boasts a low cost of living, with affordable groceries, utilities, and transportation. Key industries in Augusta include healthcare, military, and manufacturing, providing ample job opportunities for residents.

8. Wichita, Kansas

Wichita, known as the “Air Capital of the World,” is a city that offers a diverse range of affordable housing options. The median home price in Wichita is around $135,000, making it an attractive choice for budget-conscious homebuyers.

The city’s cost of living is below the national average, and its job market is strong, with opportunities in aerospace, manufacturing, and healthcare. Additionally, Wichita is home to numerous parks, museums, and cultural attractions, providing plenty of entertainment options for residents.

Tips for Saving Money When Buying a Cheap House

1. Get pre-approved for a mortgage

By getting pre-approved for a mortgage, you’ll have a better understanding of your budget and the maximum amount you can afford to spend on a house. This will help you avoid wasting time looking at properties outside of your price range and give you an advantage when negotiating with sellers.

2. Look for government programs

Several government programs are designed to help first-time homebuyers and those with low to moderate incomes afford a home. Programs such as the Federal Housing Administration (FHA) loans, Veterans Affairs (VA) loans, and United States Department of Agriculture (USDA) loans can offer lower down payment requirements and more flexible credit guidelines, making it easier to secure an affordable mortgage.

3. Negotiate with the seller

When buying a cheap house, it’s essential to negotiate with the seller to secure the best possible deal. This could involve asking for a lower price, requesting that the seller covers closing costs, or asking for repairs to be made before closing. This also means being aware of the median listing price. A skilled real estate agent can provide invaluable assistance during this process.

4. Consider energy-efficient upgrades

Investing in energy-efficient upgrades, such as installing insulation, upgrading windows, or adding solar panels, can help reduce your utility bills and save you money in the long run. Some local and federal programs offer rebates or tax incentives for homeowners who make energy-efficient improvements, further reducing your costs.

5. Shop around for the best mortgage rates

Different lenders offer different mortgage interest rates and terms, so it’s crucial to shop around for the best mortgage rates when purchasing a cheap house. By comparing multiple mortgage offers, you could potentially save thousands of dollars over the life of your loan. Always consider your average household income in making your decision.


Housing Market

The search for the cheapest houses in the USA may seem like a daunting task, but by focusing on regions with low housing prices and following the tips provided, you can increase your chances of finding a great deal. Affordable housing options can still be found in cities like Harlingen, Memphis, Youngstown, Toledo, Fort Wayne, Oklahoma City, Augusta, and Wichita.

Average Median Home Price

Remember to research different neighborhoods, hire a real estate agent, attend open houses and auctions, be prepared to make compromises, and remain patient and persistent in your search. This includes comparing the median income to the median home value in the area.

Cheapest States

Also take into consideration the overall median household income, for families with more than one income earner. With these consideration, you can maximize your stay in any of the cheapest states to live in.

Cheapest Houses in USA

These information would definitely come in handy once you compare the living index in varying housing markets, especially for first-time home buyers. With dedication and the right approach, you can secure your dream home without breaking the bank.

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