Top Cheapest Small Towns in the U.S.
Although affordable small towns may not be for everyone, many people consider them to be some of the best locations to live.
There are many benefits to living in a small town, including little traffic, a strong
sense of community, and a slower pace of life. Perhaps most importantly, rural
communities often have lower costs of living than the pricey big metropolis.
Small
towns are areas with populations of 10,000 to 50,000 people, so to get a better
the idea of what affordable small-town living really has to offer, we produced a
list of the 12 cheapest small towns in America.
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The Council for Community and Economic Research's (C2ER) estimations of the cost of living in 267 urban areas served as the foundation for our rankings. The
extensive analysis by C2ER records thousands of costs for various goods and
services, including housing, utilities, healthcare, groceries, and
transportation (such as an appointment with a physician or a ticket to the
cinema).
It should go without saying that before deciding to move to one of the 12 cheapest small towns in America, you should consider the advantages and disadvantages.
Although a low cost of living is desirable, it can be countered by problems
including a lack of activities in the area, tiny wages, and insufficient
employment opportunities. To make sure the little town suits your lifestyle,
schedule a lengthy visit.
Here are the Top Cheapest Small Towns in the U. S., without further ado.
The Cost of Living Index data provided by C2ER is based on average prices for products and services gathered for the first three quarters of 2021, with index values based on the revised weights for 2022.
The U.S. Census Bureau is the source of population statistics, median household incomes, median housing prices, poverty rates, and other demographic information. The U.S. Bureau of Labor Statistics provides unemployment rates that are not smoothed nor seasonally adjusted as of April 27 for the month of March 2022.
Related: Top Expensive Cities in U.S.
12.
Meridian, Mississippi
(Image
credit: Getty Images)
- Population: 37,252
- Cost of living: 12.5%
below U.S. average - Median household income: $30,088
(U.S.: $64,994) - Unemployment rate: 3.5%
(U.S.: 3.6%) - Median home value: $84,300
(U.S.: $229,800)
Meridian
was rebuilt from 1890 to 1930 after being almost totally destroyed in the Civil
War. As a result, it has not one but nine registered historic districts. The
Highland Park Dentzel Carousel, dating back to 1909, is one of the more
whimsical ones.
The
birthplace of Jimmie Rodgers dubbed the "Father of Country Music."
is Meridian's other claim to fame. The mainstay of Meridian's cultural scene is
still music.
As two of
the biggest employers in the area, Naval Air Station Meridian and Key Field,
the federal government now plays a significant role in its economic life.
Fortunately,
Meridian's civilian residents and all members of the armed forces benefit from
lower living expenses, which are 12.5% lower than the national average. But
Meridian's relatively low housing expenses are what actually propels Meridian
onto the list of America's cheapest small towns. Indeed, housing costs are 28%
less than those incurred by ordinary Americans.
Mississippi
is one of the more tax-friendly states for retirees, which benefits Meridian's
senior inhabitants.
Unfortunately,
Meridian's low cost of living comes at a high price, just like in a number of
the tiny towns on this list. The Mississippi state rate of 19.6% is
significantly lower than its poverty rate of 29.1%.
11.
Nacogdoches, Texas
- Population: 32,912
- Cost of living: 14.6%
below the U.S. average - Median household income: $35,050
- Unemployment rate: 3.9%
- Median home value: $151,800
The town
of Nacogdoches has roots in a Spanish colonial mission from the first half of
the eighteenth century. Needless to say, since then, it has advanced
significantly. The self-described "Oldest Town in Texas" is still
very much a college town today because it is the location of Stephen F. Austin
State University.
The
location in a college town helps to contain expenditures. Living costs are
generally about 15% less than the national average, with affordable housing
being 30% less expensive. Additionally substantially less expensive are
transportation, groceries, and healthcare. However, because of Nacogdoches'
hot, miserable summers, utility costs are around 8% higher than the national
average.
The lack
of a state income tax in Texas is also advantageous to the residents of
Nacogdoches.
Major
employers outside of the educational sector include Etech Global Services,
Walmart, and Pilgrim's Pride (PPC, WMT, opens in new tab).
Millard's
Crossing Historic Village is a must-see for tourists who want to experience
pioneer life in East Texas. But Downtown Nacogdoches still retains a lot of its
traditional East Texas flair thanks to its red brick streets and meticulously
kept historic structures.
Locals
looking for a change of scenery from the hectic college town lifestyle can
drive to Dallas or Houston in under three hours. Such trips to large urban
areas ought to serve as a reminder of their enviably low living expenses if
nothing else.
10. Ponca
City, Oklahoma- Population: 23,940
- Cost of living: 14.9%
below the U.S. average - Median household income: $44,281
- Unemployment rate: 3.7%
- Median home value: $102,600
Ponca
City's founding dates back to the 1893 Land Run when settlers made the
decision to found a settlement in north-central Oklahoma close to Arkansas
River and a freshwater spring. Ponca City became an oil town shortly after it
was established thanks to the successful drilling of wells in the region by
ambitious oilmen. Energy companies including Schlumberger (SLB(opens in new
tab)), ConocoPhillips (COP(opens in new tab)), and Phillips 66 (PSX(opens in
new tab) are some of the largest employers in the area.
Although
household incomes are far below the national median, housing is a great value.
A Ponca City home is only worth $102,600 on average. It is $229,800 on a
national scale. According to C2ER's Cost of Living Index, total housing costs
are actually just about two-thirds of what the average American spends.
Additionally, locals save money on a variety of other goods and services, which
are 16% less expensive than the national average.
Ponca City is one of the cheapest little towns in America, but its low cost of living
has a price of its own: The village is practically in the center of Tornado
Alley.
(Image
credit: Getty Images)
9.
Martinsville, Virginia
- Population: 12,646
- Cost of living: 15.1%
below the U.S. average - Median household income: $36,166
- Unemployment rate: 5.3%
- Median home value: $79,000
For fans
of racing, Martinsville requires no introduction. The famous Martinsville
Speedway is located in the little Virginia town of Martinsville, which is an
hour's drive south of Roanoke. The tiny track is praised by racing fans for its
narrow corners and cozy seats.
Beyond
the track, manufacturing has always been essential to the region's economy, and
despite the fact that certain businesses have changed over the years, factory
work is still significant. Eastman Chemical (EMN(opens in new tab)), a producer
of polymers, and Monogram Foods are two significant employers.
The John
Waddey Carter House and the Dry Bridge School are just two of the many historic
areas and locations in Martinsville, which has a long history that dates back
to the colonial era.
Martinsville
is known as one of the least expensive little towns in America, though. The
cost of housing is 29% less than the national average. Gas is roughly 9%
cheaper per gallon, which is appropriate for a racing town.
The fact
that Virginia is a tax-friendly state for retirees and also provides savings for
Martinsville's senior residents.
(Image
credit: Getty Images)
8.
Burlington, Iowa
- Population: 24,858
- Cost of living: 15.3%
below U.S. average - Median household income: $46,707
- Unemployment rate: 5.0%
- Median home value: $94,000
About 170
miles east of Des Moines, on the Mississippi River, is Burlington. The region's
economy has been centered on manufacturing, although over time, a number of
significant businesses have gone. Great River Health Systems and American
Ordnance, a company that manufactures munitions for the American military, is
currently among the area's biggest employers.
While
nearly everything else in Burlington is significantly less expensive, from food
to healthcare, utility costs are close to 9% higher than the national average.
Burlington, however, is a truly economically tiny town because of its accessible
housing. The average American spends 38% less on housing-related expenses.
Rents are about 40% less expensive than the national average.
While it
is true that median salaries are 28% lower than the national average, and median
property values are also around 60% less expensive.
(Image
credit: Getty Images)
7.
Dublin, Georgia
- Population: 15,762
- Cost of living: 15.5%
below the U.S. average - Median household income: $32,095
- Unemployment rate: 3.7%
- Median home value: $123,900
Dublin,
Georgia, a tiny town, packs a lot more impact than it needs to. Georgia
Military College, Oconee Fall Line Technical College, and Middle Georgia State
University all have campuses in this town, which is located roughly halfway
between Atlanta and Savannah. There is also a Veterans Administration Medical
Center and two nationally significant historic districts.
On our
list of the cheapest small towns, it also has the lowest housing costs. Whether
they buy a home or rent, residents' housing costs are 40% less than the
national average. According to C2ER, the average cost of a home in Dublin is $239,067,
whereas the national average is $398,690. That also amounts to a 40% discount.
Meanwhile, rents have been reduced by 37%.
Locals
receive discounts on a variety of items and services, including utilities,
groceries, transportation, and other services. A doctor's visit typically costs
$75 as opposed to more than $117 for the entire United States. Yoga classes and
haircuts both save you 40%, and tire balancing is 13% less expensive.
Georgia
also happens to be one of the more tax-friendly states for retirees, which is a
unique break for Dublin's elderly residents.
Sadly,
despite Dublin's affordable cost of living, too many of its citizens struggle.
The town's poverty rate is more than twice as high as Georgia's overall
average.
6.
Salina, Kansas
- Population: 46,706
- Cost of living: 16.4%
below the U.S. average - Median household income: $49,870
- Unemployment rate: 2.8%
- Median home value: $133,500
Located
at the junction of Interstates 70 and 135 and 90 miles north of Wichita and 175
miles west of Kansas City is the little town of Salina.
The two
most significant industries in the town are manufacturing and healthcare. The
Salina Regional Health Center, Great Plains Manufacturing, and Schwan's
Company, the company that produces Tony's frozen pizza, is among the major
employers. A number of colleges and universities are also located in Salina,
including Kansas State University Polytechnic Campus and the University of
Kansas School of Medicine Salina Campus.
Low
unemployment and affordable living expenses have both been made possible by
Salina's economic mix. According to C2ER, housing costs are around two-thirds
of the national average. Additionally, groceries cost around 12% less than the
national average.
But not
everything in Salina is inexpensive. Healthcare expenses are around 1% greater
than what the average American pays, while utility expenditures are almost 2%
higher than the national average. Furthermore, taxes are expensive across the
board. In fact, due mostly to a high sales tax, Kansas ranks as one of the
least tax-friendly states for middle-class families.
(Image
credit: Getty Images)
5.
Statesboro, Georgia
- Population: 32,115
- Cost of living: 17.3%
below the U.S. average - Median household income: $32,790
- Unemployment rate: 4.3%
- Median home value: $115,100
Statesboro,
which is home to the main campus of Georgia Southern University, provides many
advantages of living in a college town at incredibly low costs. As a result of
its position as a center for higher education, the community is home to a
performing arts center, symphony, museum, planetarium, and botanic gardens.
another
benefit? Just a one-hour journey to the southeast will take you to the
picturesque city of Savannah.
The
area's major employment is the university, but manufacturing jobs are also
significant to the local economy. Nevertheless, it is important to keep in mind
that Statesboro has a high poverty rate of 37.7%, compared to 14.3% for the
the entire state of Georgia.
Housing
expenses in Statesboro are 32% lower than the national average, which
contributes significantly to the town's ranking as one of the least expensive
small towns in America. Another significant deal is healthcare, which is 12%
less expensive than the national average. According to C2ER's Cost of Living
Index, Statesboro is 27% less expensive than the national average for dental
treatment and doctor's visits, respectively.
Just be
mindful of taxes. Although Georgia is typically an excellent state for
retirees, middle-class households may find it difficult to pay income and sales
taxes.
4.
Pittsburg, Kansas
- Population: 20,096
- Cost of living: 17.8%
below the U.S. average - Median household income: $34,353
- Unemployment rate: 3.0%
- Median home value: $86,800
Route 69
leads directly south from Kansas City to Pittsburg in about 2.5 hours. You'll
find a small village there with a cost of living that is almost 18% lower than
the national average.
The town
used to be well-known for its quantity of coal and the immigrants from Southern
and Eastern Europe who worked the mines. Thanks to Pittsburg State University's
presence, the area now relies more on higher education. Actor Gary Busey and
former Buffalo Bills punter Brian Moorman are also notable graduates of the
local institution in Pittsburg.
Average
property prices are a staggering $126,163 less expensive even though median
wages are approximately $31,000 lower than the national average. Housing
expenses as a whole are less than two-thirds of what the average American
spends. Numerous more things are also affordable. In comparison to the national
average of $20.43, a haircut costs on average $16.64. Compared to the $1.58
spent by the average American, a dozen eggs cost $1.31.
(Image
credit: Getty Images)
3.
Richmond, Indiana
- Population: 35,467
- Cost of living: 18.0%
below the U.S. average - Median household income: $40,871
- Unemployment rate: 2.9%
- Median home value: $86,300
Few
cities, regardless of size, can rival Richmond's contribution to the early
development of jazz recording. In this little village, early jazz recordings
with legends like Hoagy Carmichael, Duke Ellington, and Louis Armstrong were
created. Jazz musicians and other performers who have recorded for Richmond's
Gennett Records are honored on a Walk of Fame.
Although jazz will always be a part of Richmond's past, the city is now better
recognized for its colleges and seminaries. Richmond is an hour's drive west of
Dayton, Ohio. They consist of Bethany Theological Seminary, Indiana University
East, and the Earlham School of Religion, which is a branch of the
Quaker-influenced Earlham College.
The
reason Richmond is one of the least expensive little towns in America is
because of its affordable homes. The average American spends a third less on
housing than locals do. Rents in apartments are 45% less expensive than the
national average. Home costs are 25% less on average.
Healthcare
is also inexpensive. For instance, an eye doctor appointment costs half what it
would elsewhere in the country. An appointment with a doctor costs 30% less.
However, Hoosier State's high general sales tax and the fact that many counties have
their own income taxes make it not very tax-friendly.
(Image
credit: Getty Images)
2.
Tupelo, Mississippi
- Population: 38,251
- Cost of living: 18.7%
below the U.S. average - Median household income: $54,691
- Unemployment rate: 3.0%
- Median home value: $148,900
The
birthplace of Elvis Presley is Tupelo's main claim to fame. In fact, the
community, located 110 miles southeast of Graceland in Memphis, is excited to
celebrate its 24th annual Elvis Festival in June.
Don't
like The King? The Tupelo Automobile Museum and the North Mississippi Symphony Orchestra are additional members of the cultural landscape.
However,
Tupelo's second-biggest claim to fame might be its absurdly low cost of living.
Approximately 13% less money is spent on gas and electricity than the national
average, according to the Cost of Living Index. Groceries cost 14% less, and
housing is 35% less expensive.
Major
employers for locals who aren't Elvis impersonators include North Mississippi
Health Services, Cooper Tire & Rubber, and Tupelo-based BancorpSouth
(BXS(opens in new tab)).
(Image
credit: Getty Images)
1.
Muskogee, Oklahoma
- Population: 37,337
- Cost of living: 21.3%
below the U.S. average - Median household income: $38,218
- Unemployment rate: 3.6%
- Median home value: $98,800
Muskogee
is the most affordable little town in America and offers a ton of higher
education, history, and culture in a tiny package.
The
community, which is about 50 miles southeast of Tulsa, was founded in 1817.
Four colleges and universities as well as the Oklahoma School for the Blind are
located there. The 1951 movie Jim Thorpe - All-American, starring Burt
Lancaster was filmed on the Muskogee campus of what was then called the Bacone
Indian University. The Oklahoma Music Hall of Fame and six other museums are
also located in the city.
And let's
not overlook what is undoubtedly the town's most well-known cultural
contribution: Merle Haggard's No. 1 song "Okie from Muskogee," which
became a symbol of America during the Vietnam War.
The U.S.
Department of Veterans Affairs, a VA medical facility, and paper manufacturer
Georgia-Pacific is some of the area's current employees.
But Muskogee's extremely inexpensive cost of living is what really makes the town
famous. According to C2ER's Cost of Living Index, housing-related costs are the
biggest reduction, being 40% below the national average. Healthcare, groceries,
and transportation are all significantly more affordable.
Related: Top Expensive Cities in U.S.