The 20 Cheapest Small Towns in America

Living in a big city is exciting, but it’s not cheap. If you are tired of the never-ending traffic and the high cost of living, you may consider moving to a smaller town. Moreover, a small town has a lot to offer in terms of comfort and simple living. But it would help if you did your homework before making the big move.

You want to ensure that the town you choose is affordable and has the amenities and job opportunities you need. To help you with your search, we’ve compiled a list of the 20 cheapest small towns in America to live in. All of these towns have a population of fewer than 25,000 people and a median home price that is less than $160,000. So if you are looking for an affordable place to call home, check out our list.

20. Seneca Falls, NY, the Birth Place Of Women’s Rights

• Population:9000 people
• Median Income: $41.017
• Median Home Price: $149,900
• Average Cost of Living: 12.5% cheaper than the national average

Seneca Falls is a small beautiful town located in upstate New York. Some of the attractions in this town include the Women’s Rights National Historical Park and the Seneca Falls Heritage Area Visitor Center. It has a population of fewer than 9000 people and a median home price of $149,900.

This town also offers plenty of job opportunities as it is home to many businesses, including Seneca Meadows Landfill, Inc and Cayuga Lake State Park. Seneca Falls also boasts the most affordable housing costs compared to other small towns on our list. The median monthly rent for a one-bedroom apartment is just $601, and the median monthly mortgage payment is only $1368. On average, buying a home in Seneca will cost you just over $100,000.

19. Meridian, the Historic Town in Mississippi

• Population: 41000 people
• Median Income: $30,088
• Median Home Price: $84,300
• Average Cost of Living: 25.4% lower than the national average

Meridian is a historic town located in eastern Mississippi. It is the county seat of Lauderdale County and has just over 41,000 people. The median home price in Meridian is $84,300, and the median monthly mortgage payment is $1250. And the average household income is $37,385. Meridian is home to many historical landmarks, including the Grand Opera House and the Meridian Museum of Art. It is also home to several businesses and institutions Mississippi State University, Merrehope, and Rush Foundation Hospital.

18. Nacogdoches, the Oldest Town in Texas

• Population:32,000 people
• Median Income:$138,400
• Median Home Price:$ 44,000

 According to payscale, the average cost of living is 32% lower than the national average. In the 18th century, Nacogdoches is a charming small town in eastern Texas. It is the county seat of Nacogdoches County and has just over 32,000 people. The median home price in Nacogdoches is $138,400, and the median monthly mortgage payment is $1,340.

An average household income of $44,000 means that living in this town is quite affordable. Moreover, Nacogdoches boasts of several historical landmarks, including the Stone Fort Museum and the Oak Grove Cemetery. But besides being a small town, it is an exciting place to live with several businesses. These are the likes of Nacogdoches Economic Development Corporation, the Nacogdoches Independent School District, and the Nacogdoches Memorial Hospital.

17. Collinsville, the Mississippi Town Near the Alabama Boarder

• Population: 1888
• Median Income: $72,440
• Median Home Price: $157,000
• Average Cost of Living: 13 % lower than the national average

There is a huge misconception that living in a small city is boring. However, Collinsville is a breathtaking northeastern Mississippi town that will change your mind. It is the county seat of Lauderdale County and has a population of just 1888. The median home price in Collinsville is $157,000, and the median monthly mortgage payment is $1300. An average household income of $72,440 means that living in this town is quite affordable for most families.

16. Burlington, Iowa, the Town on the Shores of the Mississippi River

• Population: 25000
• Median Income:$ 37,223
• Median Home Price:$80,500
• Average Cost of Living: 28.2% lower than the national average

If you are a small-town kind of person, then Burlington is the perfect place for you. It is located in southeastern Iowa on the Mississippi River’s shores and has just over 25,000 people. The median home price in Burlington is $170,000, and the median monthly mortgage payment is $1278. So if you are trying to buy a home on a budget, you could easily own one in this town.

15. Perry, Oklahoma, the Town with Old School Downtown Mainstream

• Population: 5000
• Median Income:$ 38,861
• Median Home Price:$ 120,000
• Average Cost of Living: 24.4 % lower than the national average

Are you looking for a place where you can make life easy and relax? Well, Perry is the town for you. It is located in northern Oklahoma and has just over 5,000 people. The median home price in Perry is $120,000, and the median monthly mortgage payment is only $1125. The average household income is $38,861. And the average cost of living stands at 75.6, which means it’s low than the U.S. Average Perry is a great place to raise a family or retire.

14. Stuart, Virginia, the Town that Was Initially Incorporated as Tylorsfield

• Population: 1577
• Median Income:$ 41,667
• Median Home Price: $130,000
• Average Cost of Living: 22.7 % lower than the national average

Previously incorporated as Tylorsfield, Stuart is a wonderful place to live. It is located in northwestern Virginia and has just 2467 people. The median home price in Stuart is $77,000, and the median monthly mortgage payment is $1250.

An average household income of $ 41,667 means that living in this town will not drain your bank account. Plus, it is a mere 2 hours drive from the hustle and bustle of Washington D.C. So if you are looking for a place to call home close to the city, but with a small-town feel, Stuart is the perfect place for you.

13. Ord, Nebraska, the Town Named after a Civil War General

• Population: 2428
• Median Income: $51,875
• Median Home Price: $78,000
• Average Cost of Living: 21% lower than the national average

Ord is a town in central Nebraska named after General Ord. According to Idahohighcountry, he was a civil war General. The population of Ord is 2428 people, and the median home price is $105,000. The average household income is $51,875, which makes a living in one of the cheapest U.S. If you are looking for a small town with a lot of history, then Ord is the place for you.

There are several historical landmarks in Ord, including the 100 block of South 16th Street on the National Register of Historic Places. Ord has been losing 6-8% of its population yearly since the 1980s. As a result, everything in this town is cheap.

12. Kingston, Tennessee, The Town Nestled Along the Shores of Watts Bar Lake

• Population: 7812
• Median Income: $41,685
• Median Home Price: $143,000
• Average Cost of Living: 16% lower than the national average

Kingston is a town located in east Tennessee and has a population of 7812 people. The median home price in Kingston is $143,000, and the median monthly mortgage payment is $1268. So, if you are a remote worker seeking a small-town adventure, Kingston, Tennessee, is an ideal destination.

11. Denver City, the Little Western Texas Town with Plenty to Offer

• Population: 6441
• Median Income: $38,722
• Median Home Price: $76,800
• The average cost of Living: 20% is lower than the national average

Are you in search of a great town that’s not overcrowded? Denver City is the place for you. This small town is located in west Texas and has a population of 6441. Although it’s a little further from bigger cities, Denver City offers its residents plenty of amenities. These include a hospital, an airport, and excellent schools.

The median home price in Denver City is $74,000, and the median monthly mortgage payment is $725. With an average cost of living 20% lower than the national average, this town is very affordable. Denver City could be your dream home if you are seeking a slower-paced lifestyle.

10. Nixa, Missouri the Rare Gem For Simple Living

• Population: 19,065
• Median Income: $51,475
• Median Home Price:$135,000
• Average Cost of Living: 11% lower than the national average

Nixa is a city located in southwest Missouri and has a population of 19,065 people. What sets it apart from other small towns is that it has all the amenities of a big city but a small town feel. It is just 20 minutes from Springfield, Missouri, and has a variety of shops and restaurants. The median home price in Nixa is $153,000, and the median monthly mortgage payment is $1375. With an average cost of living of 8%, it’s not so bad for someone looking for a simple lifestyle.

9. Soda Spring, Idaho, the Town with Hundreds of Carbonated Natural Water

• Population: 2994
• Median Income: $31,250
• Median Home Price:$116
• Average Cost of Living: 13% lower than the national average

Soda Springs is a small town located in southeast Idaho and has a population of just 140 people. Despite its small size, Soda Springs is a unique town. According to Idahocounty, it is home to the world’s only carbonated natural water spring. The springs are located on a hillside and are surrounded by a park. Visitors can drink the carbonated water or soak in the springs. But besides that, it’s pretty livable with all the social amenities that can get your life going.

8. Brodhead, Wisconsin, the Town with an Amazing Community

• Population: 3,065
• Median Income: $51,875
• Median Home Price:$107,000
• Average Cost of Living: Brodhead’s cost of living is 14% lower than the national average.

Brodhead is a small town located in south-central Wisconsin. It is a close-knit community with a population of 3,065 and a low crime rate. And, if you are looking for a community-oriented town, then Brodhead is the real deal. There are many clubs, organizations, and events to get involved in. The cost of living is 14% lower than the national average. It doesn’t get any better than that.

7. Pittsburg, Kansas, the Town with Rich Cultural Heritage

• Population: 4,696
• Median Income: $46,385
• Median Home Price:$100,500
• Average Cost of Living: 23 % lower than the national average

Sometimes you want to live in an affordable small town, but you also want an exciting culture. That’s Pittsburgh, Kansas in a nutshell. This place has a rich history and cultural heritage. It is home to the first African-American mayor in Kansas and the first African-American newspaper editor in the state. With $100,000, you can get a nice old home in this town. If you are a remote worker, they have excellent internet.

6. Martinsville, Virginia, the Quiet Rural-Ish Town

• Population: 13,821
• Median Income: $42,219
• Median Home Price:$131,000
• Average Cost of Living: 20% lower than the national average

Martinsville is a small town located in southern Virginia. It is a quiet, rural-ish town with a population of 13,821 people. However, this place has enough to offer anyone planning to escape the chaos of a big city. There are plenty of shops and restaurants, as well as a variety of parks and trails. So, if you are looking for a place to relax and enjoy the simple things in life, Martinsville might be your dream destination.

5. Ashland, Ohio, the Town that Graded an A in all Aspects apart From Employment

• Population: 21,409
• Median Income: $49,192
• Median Home Price:$100,500
• Average Cost of Living: 19% lower than the national average

Ashland is a close-knit town located in north-central Ohio. It is a family-friendly town with a population of 21,409 people. The schools are excellent, the crime rate is low, and plenty of shops and restaurants exist. The only downside is that the employment rate is slightly lower than the national average. But, if you work remotely, you will have plenty of money to do the things you love in Ashland.

4. Tupelo, Mississippi, the Birth Place if the Legendary Elvis Presley

• Population: 38, 114
• Median Income: $39,170
• Median Home Price:$131,000
• Average Cost of Living: 17% lower than the national average

According to Britannica, Tupelo is the birthplace of the legendary Elvis Presley. The town has 38,114 people and is located in northeastern Mississippi. Most of this town’s average residents are amazing people who will make you feel comfortable. The cost of living is 17% lower than the national average, so you will have plenty of money to enjoy the town’s amenities. Plenty of parks, museums, and restaurants keep you busy.

3. Ely Nevada, the Remote Mountain Town

• Population: 4,255
• Median Income: $51,875
• Median Home Price:$107,000
• Average Cost of Living: 15% lower than the national average

Do you feel like it’s the right time to buy a home? If you don’t like your current city and its explosive cost of housing, a remote mountain is beckoning to you. Ely, Nevada, is a remote mountain town with a population of 4,255. It is located in the eastern part of the state and is known for its scenic beauty and outdoor recreation. The cost of living is 15% lower than the national average, and you can save enough to buy a home and live comfortably.

2. Benton Harbor, Michigan, The Town that Sits Across the River

• Population: 10,049
• Median Income: $24,813
• Median Home Price:$85,000
• Average Cost of Living: 21% lower than the national average

Benton Harbor might be one of the oldest towns, but it’s homely and bearable. It is the place for you and your family if you don’t mind the cold. The town is situated across the river from Lake Michigan. It has a population of 10,049 people and is located in southwestern Michigan. The cost of living is 21% lower than the national average, which means you can afford to live a nice and thrilling life in Benton.

1. Claxton Georgia, The Fruit Cake Capital of the World

• Population: 2,200
• Median Income: $31,875
• Median Home Price: $96,000
• Average Cost of Living: 18% lower than the national average

If you want to live cheaply, Claxton, Georgia, isn’t a bad place for you. According to Roadside America, It is the fruitcake capital of the world and is located in eastern Georgia. The population of Claxton is 2,200 people. The cost of living is 18% lower than the national average, and you can afford a comfortable life here. Besides visiting the fruit cake factory, there are many exciting activities in Claxton. These include visiting the Claxton Rattlesnake and Wildlife Festival, the Georgia Rural Telephone Museum tour, and the Georgia National Fair.

Conclusion

While big cities have a lot to offer, living in a busy town can become hectic. And the cost of living can drive you crazy. Luckily you don’t have to deal with the hassle of living in a city. Try one of these alternative towns instead. They are cheaper, have a lower cost of living, and offer plenty of activities to keep you busy. The chances are that you live a more quality life in one of these charming small towns.

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