The cost of living is rising, causing many Americans to flee the big cities and choose to live in small towns.
Small, close-knit communities may seem like paradise for those who want a slower pace of life, but that doesn’t mean small towns are lonely, cultural deserts.
Many cities around the country offer the same high-end amenities found in big cities—they just come with a more laid-back, neighborhood-friendly vibe at affordable prices.
To find these hidden gems, the Realtor.com® data team examined real estate in every US “micropolitan area” — that is, counties with populations between 10,000 and 50,000. Then, we collected US Census Bureau data describing the establishment of dining businesses, entertainment, recreation, and quality of life in the area and calculated rates per 100,000 residents.
From there, we narrowed the list to places where the average price per square meter was lower than the national average, and selected only the highest micropolitan areas in any country to ensure geographic diversity.
However, the Midwest and Northeast regions in particular make a strong showing on this list, likely because these regions are known for their capabilities as well as their diverse cultural institutions and universities.
“Many of these places are attractive to residents because they are far more affordable than the big cities nearby,” says Seamus Nally, CEO of TurboTenant in Fort Collins, CO. “It’s a city that’s not so small that there’s nothing for nothing, there’s still a decent population size and lots of opportunities for it to involve the community and entertainment—but it doesn’t cost an arm and a leg to live there.
This lower cost of living extends to housing, offering homeowners with lower housing expectations than typically found in downtown areas.
“When people can only rent an apartment in the big cities nearby, they may be able to buy a house in these small towns,” Nally added.
Here are the 10 most affordable small towns to make Realtor.com’s 2024 list.
Branson, MO
median list price: $274,950
Cost of living: 15% below the national average
Population: 57,490
Branson tops our rankings not only because the median list price is more than $150,000 below the national average. It is also known as the “entertainment capital of the Ozarks” with musical and dramatic performances held in more than 50 theaters and venues.
In short, Branson is at a place to see everything from live music to comedy to magic shows every night of the week.
And despite the influx of tourists to the city, Bransonites brag about the city’s low unemployment and crime rates.
Outdoor enthusiasts will also enjoy visiting the area’s many lakes for fishing, boating, and swimming, exploring nearby caves, or hiking/biking at Table Rock State Park. Branson is also home to the College of the Ozarks, which offers free education to students willing to work while they attend.
Springfield, IL
median list price: $209,900
Cost of living: 10% below the national average
Population: 206,063
Springfield, home of Abraham Lincolnwon big points from the residents for the mix of culture and history. As the capital of Illinois, it has a bustling energy but remains budget friendly.
Springfield residents enjoy the low cost of living and sense of community that the city provides. There are many recreational sports and more than two dozen parks in and around the area. The city has an active arts community, with ballet, touring Broadway shows, and concerts.
Bonus: Chicago is about four hours away by train.
Sandusky, OH
median list price: $337,950
Cost of living: 23% below the national average
Population: 74,145
Sandusky is just an hour west of Cleveland, perched on the shores of Lake Erie.
“While you’re still technically in Ohio, Sandusky has a different atmosphere that makes you feel like you’ve walked the shore,” he said. Adam Zimmerman from Engel & Völkers, a Cleveland brokerage serving the Sandusky market.
Sandusky has become a popular place for second homes, Zimmerman said, largely because of the parks and recreational opportunities available in the area.
The city’s waterfront offers easy access to neighboring islands like Kelleys Island, Catawba, and Put-in-Bay, each known for its old town atmosphere and seasonal attractions, including lively nightlife and events.
“This island provides a well-rounded experience, from weekend getaways to vibrant entertainment, all within a short distance of Sandusky,” says Zimmerman.
Sandusky is also not far from Cedar Point, one of the premier amusement parks in the Midwest known as the “Roller Coaster Capital of the World.”
median list price: $352,450
Cost of living: 1.5% below the national average
Population: 126,131
In 1944, Look magazine named Glens Falls “Hometown USA,” and it certainly lived up to the moniker. Located just 50 minutes north of Albany on the Hudson River, the city is surrounded by natural beauty and close to the Adirondacks. In 2021 and 2022, Rocket Mortgage was named the safest city in the country.
The town’s history dates back to 1766, when it was originally named for a Quaker leader Abraham Wing. Even today, traces of this Quaker town still exist. As one of the oldest regions in the country, there are several historically designated buildings and districts.
In the summer, the town hosts outdoor movie nights, farmers markets, and the Adirondack Theater Festival. It also has the Hyde Museum, a world-class gallery that contains works from Rembrandt for Rauschenberg.
median list price: $389,999
Cost of living: 6.1% below the national average
Population: 276,008
Despite its reputation today as a center of gambling and nightlife, Atlantic City was originally settled in the 1800s as a health resort where people can take in the calming waters of the Atlantic Ocean.
In the 1970s, the city, looking to boost the economy, legalized gambling, which increased crime and brought an influx of tourists. Today, Atlantic City attracts more than 27 million visitors each year, but it is also a family destination. The famous Boardwalk has indoor and outdoor activities for kids and adults, including mini golf, amusement parks, arcades, and boat tours.
median list price: $369,900
Cost of living: 14.7% below the national average
Population: 66,174 people
Located on the Baraboo River, the city is less than two hours from Milwaukee and less than one hour from Madison. But the vibe? It feels like a world away.
Baraboo is home to Devil’s Lake State Park as well as the International Crane Foundation, a non-profit organization dedicated to protecting the world’s crane species.
The city is perhaps best known for its association with the world of circuses. Known as “Circus City,” Baraboo is the birthplace of the Ringling Brothers Circus and is now home to Circus World, a museum of circus history, and the Clown Hall of Fame. Wineries and distilleries abound; every year, the city hosts the Oktoberfest celebration.
median list price: $149,000
Cost of living: 22% below national average
Population: 120,089
About two hours east of Pittsburgh, Altoona was founded in the 1800s as a railroad hub and remains a must-see destination for train enthusiasts. It is home to the Horseshoe Curve, an area of ​​track that is considered an engineering marvel as the track goes around the curve of the mountain.
Although the city suffered an economic downturn as manufacturing jobs dried up, health care is now a major industry in the area, and the city has invested heavily in revitalizing the downtown area and creating a pedestrian zone.
Average list price: $315,000
Cost of living: 24% above the national average
Population: 95,739
Fairbanks was founded in 1901, and the population boomed a few years later during the Fairbanks Gold Rush. Today, health care, tourism, and mining dominate the economy.
Fairbanks is the second largest city in the state, but has a population of less than 100,000. It is surrounded by vast deserts, perfect for outdoorsy types. But it is also home to the University of Alaska, so residents also have access to many cultural events. It is also a regular cruise ship stop.
The weather may not be for everyone, though. It is on the same meridian as the Arctic Circle, and the temperature remains below zero degrees Fahrenheit. That being said, this makes it a great place to host the annual World Ice Art championships every February.
median list price: $319,900
Cost of living: 11.9% below the national average
Population: 57,843
This city, located about 2.5 hours west of Omaha, is considered the cultural heart of Nebraska. The Viaero Center, the Merryman Center for the Performing Arts, and the World Theater host events and performances throughout the year. But nature lovers can take advantage of the parks and golf courses.
“It’s just one of the best places to live,” says local Coldwell Banker real estate agent Kelsey Jansen. He told people moving to Kearney not to worry about people who don’t understand the wave.
“It’s just how friendly people are here,” she said.
median list price: $424,500
Cost of living: 12.1% below the national average
Population: 85,333
Great Falls residents enjoy the outdoors year-round, with hiking trails, skiing in the winter, and plenty to do along the winding Missouri River. There is also a lot of culture. There are art museums, history museums, and entire centers dedicated to Lewis and Clark.
It also rates high on the affordability scale. Homes have a median list price of $348,950, which is about $100,000 less than the national average. It’s also more affordable than some of Montana’s other major cities like Bozeman and Missoula.
Make sure to keep an eye out for grizzly bears!
