Home buying · Data study · 7 min read
Most and Least Affordable Places to Buy a Home in California (2026)
By Mike Basti, President and Mortgage Broker · NMLS #322904·Lassen County is the most affordable place to buy a home in California: 61% of households there can afford the $220,000 median-priced home, on a minimum income of $56,000. Trinity (43%) and Tuolumne (42%) come next. Mono County is the least affordable at 8%, followed by Santa Barbara (12%) and Monterey (13%). Statewide, only 19% of households can afford the $894,630 median home. Figures are from the California Association of Realtors for the third quarter of 2026.
Key findings (Q3 2026)
- 19% of California households can afford the $894,630 statewide median single-family home; the minimum income is $228,000 for a $5,700 monthly payment.
- Most affordable: Lassen (61%), Trinity (43%), Tuolumne (42%), Shasta and Siskiyou (40% each).
- Least affordable: Mono (8%), Santa Barbara (12%), Monterey (13%), then Los Angeles, Orange and San Luis Obispo (15% each).
- Highest income needed: San Mateo ($578,400) and San Francisco ($509,600).
- 24 of 53 counties tracked have a median price under $500,000.
- Condos help: 31% of households can afford the $640,000 statewide median condo or townhome, on $163,200 a year.
- Biggest one-year gains: Lake (+16 points), Mariposa (+10 points), Lassen (+9 points).
The 10 most affordable counties in California
| Rank | County | Households that can afford the median home | Median price | Monthly payment (PITI) | Minimum income | Change vs. Q3 2025 |
|---|---|---|---|---|---|---|
| 1 | Lassen | 61% | $220,000 | $1,400 | $56,000 | +9 pts |
| 2 | Trinity | 43% | $270,000 | $1,720 | $68,800 | +9 pts |
| 3 | Tuolumne | 42% | $390,000 | $2,480 | $99,200 | +6 pts |
| 4 | Siskiyou | 40% | $315,000 | $2,010 | $80,400 | +5 pts |
| 5 | Shasta | 40% | $395,000 | $2,520 | $100,800 | +2 pts |
| 6 | Tehama | 39% | $315,000 | $2,010 | $80,400 | +2 pts |
| 7 | Mariposa | 39% | $370,000 | $2,360 | $94,400 | +10 pts |
| 8 | Amador | 39% | $446,750 | $2,840 | $113,600 | +3 pts |
| 9 | Lake | 38% | $320,000 | $2,040 | $81,600 | +16 pts |
| 10 | Tulare | 37% | $396,500 | $2,520 | $100,800 | -2 pts |
The most affordable counties are mostly in the far north and the Sierra foothills, where median prices sit between about $220,000 and $460,000. In the Central Valley, Tulare (37%), Kern (36%), Glenn, Kings and Yuba (35% each) and Fresno (34%) are the most affordable larger markets.
The 10 least affordable counties
| Rank | County | Households that can afford the median home | Median price | Monthly payment (PITI) | Minimum income | Change vs. Q3 2025 |
|---|---|---|---|---|---|---|
| 1 | Mono | 8% | $1,399,000 | $8,910 | $356,400 | +1 pts |
| 2 | Santa Barbara | 12% | $1,240,000 | $7,900 | $316,000 | -1 pts |
| 3 | Monterey | 13% | $939,750 | $5,980 | $239,200 | +2 pts |
| 4 | Orange | 15% | $1,470,000 | $9,360 | $374,400 | 0 pts |
| 5 | Los Angeles | 15% | $958,450 | $6,100 | $244,000 | +1 pts |
| 6 | San Luis Obispo | 15% | $950,000 | $6,050 | $242,000 | -2 pts |
| 7 | Santa Cruz | 16% | $1,305,000 | $8,310 | $332,400 | +1 pts |
| 8 | San Diego | 16% | $1,075,000 | $6,850 | $274,000 | -1 pts |
| 9 | San Mateo | 19% | $2,270,000 | $14,460 | $578,400 | 0 pts |
| 10 | San Francisco | 19% | $2,000,000 | $12,740 | $509,600 | -4 pts |
Coastal counties dominate the bottom of the list. Mono County, home to the Mammoth Lakes resort area, has a $1.4 million median and the lowest share of households able to buy. In Los Angeles and Orange counties, only 15% of households can afford the median home, on incomes of $244,000 and $374,400.
Where can you buy a home for under $500,000 in California?
These 24 counties had a median single-family price below $500,000 in the third quarter of 2026, from lowest to highest: Lassen ($220,000), Trinity ($270,000), Siskiyou ($315,000), Tehama ($315,000), Lake ($320,000), Mariposa ($370,000), Kings ($383,800), Tuolumne ($390,000), Shasta ($395,000), Tulare ($396,500), Kern ($411,000), Imperial ($420,000), Glenn ($420,000), Merced ($420,000), Del Norte ($425,000), Humboldt ($430,000), Fresno ($435,000), Butte ($445,000), Amador ($446,750), Madera ($449,000), Sutter ($449,500), Yuba ($457,000), Calaveras ($459,500), Stanislaus ($485,000).
A median means half of homes sold for less. Even in pricier counties, some cities and condos sell below the county median.
Southern California at a glance
| County | Can afford | Median price | Monthly payment | Minimum income |
|---|---|---|---|---|
| San Bernardino | 33% | $514,390 | $3,280 | $131,200 |
| Imperial | 30% | $420,000 | $2,670 | $106,800 |
| Riverside | 27% | $632,990 | $4,030 | $161,200 |
| Ventura | 19% | $940,000 | $5,990 | $239,600 |
| San Diego | 16% | $1,075,000 | $6,850 | $274,000 |
| Los Angeles | 15% | $958,450 | $6,100 | $244,000 |
| Orange | 15% | $1,470,000 | $9,360 | $374,400 |
Inland counties are far more affordable than the coast. San Bernardino (33%) and Riverside (27%) need roughly half the income of Los Angeles or San Diego. Across the Inland Empire region, 26% of households can afford the $600,000 median home, compared with 18% in the Los Angeles metro area.
Full list: all 53 counties ranked
Ranked by the share of households that can afford the county's median-priced single-family home. Ties are listed by lower median price first. Click a county for local loan options.
| Rank | County | Households that can afford the median home | Median price | Monthly payment (PITI) | Minimum income | Change vs. Q3 2025 |
|---|---|---|---|---|---|---|
| 1 | Lassen | 61% | $220,000 | $1,400 | $56,000 | +9 pts |
| 2 | Trinity | 43% | $270,000 | $1,720 | $68,800 | +9 pts |
| 3 | Tuolumne | 42% | $390,000 | $2,480 | $99,200 | +6 pts |
| 4 | Siskiyou | 40% | $315,000 | $2,010 | $80,400 | +5 pts |
| 5 | Shasta | 40% | $395,000 | $2,520 | $100,800 | +2 pts |
| 6 | Tehama | 39% | $315,000 | $2,010 | $80,400 | +2 pts |
| 7 | Mariposa | 39% | $370,000 | $2,360 | $94,400 | +10 pts |
| 8 | Amador | 39% | $446,750 | $2,840 | $113,600 | +3 pts |
| 9 | Lake | 38% | $320,000 | $2,040 | $81,600 | +16 pts |
| 10 | Tulare | 37% | $396,500 | $2,520 | $100,800 | -2 pts |
| 11 | Calaveras | 37% | $459,500 | $2,930 | $117,200 | +3 pts |
| 12 | Kern | 36% | $411,000 | $2,620 | $104,800 | -1 pts |
| 13 | Kings | 35% | $383,800 | $2,440 | $97,600 | -6 pts |
| 14 | Glenn | 35% | $420,000 | $2,670 | $106,800 | -2 pts |
| 15 | Del Norte | 35% | $425,000 | $2,710 | $108,400 | +1 pts |
| 16 | Yuba | 35% | $457,000 | $2,910 | $116,400 | -3 pts |
| 17 | Nevada | 35% | $550,000 | $3,500 | $140,000 | -3 pts |
| 18 | Fresno | 34% | $435,000 | $2,770 | $110,800 | 0 pts |
| 19 | Sutter | 34% | $449,500 | $2,860 | $114,400 | -3 pts |
| 20 | Stanislaus | 33% | $485,000 | $3,090 | $123,600 | +3 pts |
| 21 | San Bernardino | 33% | $514,390 | $3,280 | $131,200 | +1 pts |
| 22 | Sacramento | 33% | $549,990 | $3,500 | $140,000 | +1 pts |
| 23 | Solano | 33% | $590,000 | $3,760 | $150,400 | +4 pts |
| 24 | Placer | 33% | $685,000 | $4,360 | $174,400 | +1 pts |
| 25 | El Dorado | 33% | $698,500 | $4,450 | $178,000 | -3 pts |
| 26 | Madera | 32% | $449,000 | $2,860 | $114,400 | -3 pts |
| 27 | San Joaquin | 32% | $555,000 | $3,530 | $141,200 | +1 pts |
| 28 | Imperial | 30% | $420,000 | $2,670 | $106,800 | +5 pts |
| 29 | Merced | 29% | $420,000 | $2,670 | $106,800 | -1 pts |
| 30 | Yolo | 29% | $640,000 | $4,080 | $163,200 | +1 pts |
| 31 | Contra Costa | 29% | $875,000 | $5,570 | $222,800 | +1 pts |
| 32 | Humboldt | 28% | $430,000 | $2,740 | $109,600 | +3 pts |
| 33 | Butte | 28% | $445,000 | $2,830 | $113,200 | +5 pts |
| 34 | Riverside | 27% | $632,990 | $4,030 | $161,200 | -1 pts |
| 35 | Mendocino | 24% | $525,000 | $3,340 | $133,600 | -6 pts |
| 36 | Marin | 24% | $1,700,000 | $10,830 | $433,200 | -1 pts |
| 37 | San Benito | 23% | $803,600 | $5,120 | $204,800 | 0 pts |
| 38 | Alameda | 23% | $1,274,500 | $8,120 | $324,800 | 0 pts |
| 39 | Santa Clara | 23% | $1,920,000 | $12,230 | $489,200 | +1 pts |
| 40 | Plumas | 22% | $545,000 | $3,470 | $138,800 | -8 pts |
| 41 | Sonoma | 22% | $833,000 | $5,300 | $212,000 | +1 pts |
| 42 | Napa | 22% | $900,000 | $5,730 | $229,200 | 0 pts |
| 43 | Ventura | 19% | $940,000 | $5,990 | $239,600 | 0 pts |
| 44 | San Francisco | 19% | $2,000,000 | $12,740 | $509,600 | -4 pts |
| 45 | San Mateo | 19% | $2,270,000 | $14,460 | $578,400 | 0 pts |
| 46 | San Diego | 16% | $1,075,000 | $6,850 | $274,000 | -1 pts |
| 47 | Santa Cruz | 16% | $1,305,000 | $8,310 | $332,400 | +1 pts |
| 48 | San Luis Obispo | 15% | $950,000 | $6,050 | $242,000 | -2 pts |
| 49 | Los Angeles | 15% | $958,450 | $6,100 | $244,000 | +1 pts |
| 50 | Orange | 15% | $1,470,000 | $9,360 | $374,400 | 0 pts |
| 51 | Monterey | 13% | $939,750 | $5,980 | $239,200 | +2 pts |
| 52 | Santa Barbara | 12% | $1,240,000 | $7,900 | $316,000 | -1 pts |
| 53 | Mono | 8% | $1,399,000 | $8,910 | $356,400 | +1 pts |
How to buy in a less affordable market
- Put less down. C.A.R.'s index assumes 20% down. FHA loans allow 3.5% down, and some conventional loans allow 3%. See the California down payment guide.
- Use down payment assistance. CalHFA and many cities and counties offer help for first-time buyers. See CalHFA down payment assistance and the first-time buyer guide.
- Look at condos and townhomes. Statewide, 31% of households can afford the median condo, versus 19% for a single-family home.
- If you're self-employed, qualifying on bank statements can show more income than your tax return.
- Know your number. The affordability calculator and how much house can I afford in California walk through it.
About this data
All county figures come from the California Association of Realtors' Traditional Housing Affordability Index for the third quarter of 2026, released October 30, 2026. The index measures the share of households that earn enough to buy the median-priced existing single-family home, assuming 20% down, a 30-year fixed loan at the quarter's average effective rate, and a total housing payment (principal, interest, taxes and insurance) of no more than 30% of income. C.A.R. tracks 53 of California's 58 counties. Rankings, the under-$500,000 list and the regional groupings are Save Financial's own arrangement of C.A.R.'s numbers. We will update this page when C.A.R. releases fourth-quarter data. You're welcome to cite this page with a link.
Sources & further reading (checked November 14, 2026): C.A.R. Housing Affordability Index, Q3 2026 · C.A.R. news release, Oct. 30, 2026 · CalHFA homebuyer programs
About Save Financial: an independent California mortgage broker (company NMLS #377740, DRE #01875766) since 2009, with offices in Newport Beach and Marina del Rey, shopping 20+ wholesale lenders on each file. This page is general education, not a loan offer, rate quote or commitment to lend. For your numbers, apply online or call 949-379-5320.