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Cost & Benefits

Most affordable towns in California, 2026

Holtville is the most affordable ranked town in California. Rent, the regional price level, taxes, and electricity are 22.5% each. Gasoline is 10%. A lower score is more affordable.

Summary

651
Towns ranked in California.
Holtville
Number 1 in California. Rent is 15.9% of income. National rank 3805.
24.3%
Median rent share among ranked towns in California.
0
Ranked California towns in the national top 100.
Topanga
Least affordable ranked town in California. Rent is 26.8% of income. National rank 6664.

Gasoline

$6.216

per gallon. EIA publishes this state price for the week of October 12, 2026. At 12,000 miles a year and 25 mpg, that is $2,983.68 a year for every ranked town in California.

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Cost & Benefits. "2026 Most Affordable Towns Index: California." October 16, 2026. https://costandbenefits.com/reports/most-affordable-towns-2026/california

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Benefits and taxes in California

Top 25

  1. #1 in California · National #3805

    Holtville

    Rent share 15.9% · Price level 95.2 · Score 0.504

    Median rent is $861 a month and median income is $65,039, so rent is 15.9% of income, under the 24.3% median for ranked towns in California. The El Centro, CA metro price level is 95.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  2. #2 in California · National #3901

    Imperial

    Rent share 16.7% · Price level 95.2 · Score 0.511

    Median rent is $1,255 a month and median income is $90,195, so rent is 16.7% of income, under the 24.3% median for ranked towns in California. The El Centro, CA metro price level is 95.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  3. #3 in California · National #4229

    Ridgecrest

    Rent share 15.9% · Price level 100.9 · Score 0.541

    Median rent is $1,186 a month and median income is $89,250, so rent is 15.9% of income, under the 24.3% median for ranked towns in California. The Bakersfield-Delano, CA metro price level is 100.9 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  4. #4 in California · National #4235

    Heber

    Rent share 18.1% · Price level 95.2 · Score 0.541

    Median rent is $1,086 a month and median income is $72,028, so rent is 18.1% of income, under the 24.3% median for ranked towns in California. The El Centro, CA metro price level is 95.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is regional price level and its heaviest mark is gasoline price.

  5. #5 in California · National #4271

    McSwain

    Rent share 13.1% · Price level 98.3 · Score 0.544

    Median rent is $1,516 a month and median income is $139,131, so rent is 13.1% of income, under the 24.3% median for ranked towns in California. The Merced, CA metro price level is 98.3 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  6. #6 in California · National #4383

    Bear Valley Springs

    Rent share 14.3% · Price level 100.9 · Score 0.553

    Median rent is $1,439 a month and median income is $120,481, so rent is 14.3% of income, under the 24.3% median for ranked towns in California. The Bakersfield-Delano, CA metro price level is 100.9 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  7. #7 in California · National #4444

    Oroville East

    Rent share 15.4% · Price level 101.2 · Score 0.558

    Median rent is $1,211 a month and median income is $94,512, so rent is 15.4% of income, under the 24.3% median for ranked towns in California. The Chico, CA metro price level is 101.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  8. #8 in California · National #4472

    Happy Valley

    Rent share 16.7% · Price level 100.7 · Score 0.559

    Median rent is $1,282 a month and median income is $92,222, so rent is 16.7% of income, under the 24.3% median for ranked towns in California. The Redding, CA metro price level is 100.7 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  9. #9 in California · National #4595

    Rosedale

    Rent share 14.4% · Price level 100.9 · Score 0.568

    Median rent is $1,637 a month and median income is $135,966, so rent is 14.4% of income, under the 24.3% median for ranked towns in California. The Bakersfield-Delano, CA metro price level is 100.9 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  10. #10 in California · National #4649

    Taft

    Rent share 17.6% · Price level 100.9 · Score 0.571

    Median rent is $1,069 a month and median income is $72,772, so rent is 17.6% of income, under the 24.3% median for ranked towns in California. The Bakersfield-Delano, CA metro price level is 100.9 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  11. #11 in California · National #4674

    Calipatria

    Rent share 20.7% · Price level 95.2 · Score 0.573

    Median rent is $919 a month and median income is $53,299, so rent is 20.7% of income, under the 24.3% median for ranked towns in California. The El Centro, CA metro price level is 95.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is regional price level and its heaviest mark is gasoline price.

  12. #12 in California · National #4719

    Brawley

    Rent share 20.0% · Price level 95.2 · Score 0.577

    Median rent is $988 a month and median income is $59,311, so rent is 20.0% of income, under the 24.3% median for ranked towns in California. The El Centro, CA metro price level is 95.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is regional price level and its heaviest mark is gasoline price.

  13. #13 in California · National #4722

    Cottonwood

    Rent share 17.5% · Price level 100.7 · Score 0.577

    Median rent is $1,391 a month and median income is $95,577, so rent is 17.5% of income, under the 24.3% median for ranked towns in California. The Redding, CA metro price level is 100.7 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  14. #14 in California · National #4725

    Coalinga

    Rent share 17.4% · Price level 102.2 · Score 0.577

    Median rent is $1,093 a month and median income is $75,451, so rent is 17.4% of income, under the 24.3% median for ranked towns in California. The Fresno, CA metro price level is 102.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  15. #15 in California · National #4735

    Durham

    Rent share 13.9% · Price level 101.2 · Score 0.578

    Median rent is $1,105 a month and median income is $95,417, so rent is 13.9% of income, under the 24.3% median for ranked towns in California. The Chico, CA metro price level is 101.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  16. #16 in California · National #4776

    Golden Hills

    Rent share 17.3% · Price level 100.9 · Score 0.582

    Median rent is $1,377 a month and median income is $95,669, so rent is 17.3% of income, under the 24.3% median for ranked towns in California. The Bakersfield-Delano, CA metro price level is 100.9 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  17. #17 in California · National #4823

    Old Fig Garden

    Rent share 16.2% · Price level 102.2 · Score 0.586

    Median rent is $1,428 a month and median income is $105,781, so rent is 16.2% of income, under the 24.3% median for ranked towns in California. The Fresno, CA metro price level is 102.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  18. #18 in California · National #5031

    Live Oak

    Rent share 16.5% · Price level 104.2 · Score 0.606

    Median rent is $1,014 a month and median income is $73,571, so rent is 16.5% of income, under the 24.3% median for ranked towns in California. The Yuba City, CA metro price level is 104.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  19. #19 in California · National #5038

    Bonadelle Ranchos

    Rent share 17.5% · Price level 102.2 · Score 0.606

    Median rent is $1,941 a month and median income is $132,723, so rent is 17.5% of income, under the 24.3% median for ranked towns in California. The Fresno, CA metro price level is 102.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  20. #20 in California · National #5068

    Goshen

    Rent share 20.2% · Price level 99.8 · Score 0.609

    Median rent is $1,231 a month and median income is $73,125, so rent is 20.2% of income, under the 24.3% median for ranked towns in California. The Visalia, CA metro price level is 99.8 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is gasoline price.

  21. #21 in California · National #5107

    Exeter

    Rent share 20.4% · Price level 99.8 · Score 0.614

    Median rent is $1,286 a month and median income is $75,769, so rent is 20.4% of income, under the 24.3% median for ranked towns in California. The Visalia, CA metro price level is 99.8 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is gasoline price.

  22. #22 in California · National #5140

    Sanger

    Rent share 18.7% · Price level 102.2 · Score 0.618

    Median rent is $1,209 a month and median income is $77,500, so rent is 18.7% of income, under the 24.3% median for ranked towns in California. The Fresno, CA metro price level is 102.2 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  23. #23 in California · National #5171

    Williams

    Rent share 15.7% · Price level 110.7 · Score 0.621

    Median rent is $1,184 a month and median income is $90,761, so rent is 15.7% of income, under the 24.3% median for ranked towns in California. The California state price level is 110.7 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  24. #24 in California · National #5199

    Cloverdale

    Rent share 14.7% · Price level 107.8 · Score 0.624

    Median rent is $1,435 a month and median income is $117,177, so rent is 14.7% of income, under the 24.3% median for ranked towns in California. The Santa Rosa-Petaluma, CA metro price level is 107.8 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

  25. #25 in California · National #5217

    Highgrove

    Rent share 15.4% · Price level 106.4 · Score 0.627

    Median rent is $1,463 a month and median income is $114,125, so rent is 15.4% of income, under the 24.3% median for ranked towns in California. The Riverside-San Bernardino-Ontario, CA metro price level is 106.4 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is gasoline price.

Least affordable 10

  1. #651 in California · National #6664

    Topanga

    Rent share 26.8% · Price level 113.6 · Score 0.887

    Median rent is $3,501 a month and median income is $157,045, so rent is 26.8% of income, over the 24.3% median for ranked towns in California. The Los Angeles-Long Beach-Anaheim, CA metro price level is 113.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is regional price level.

  2. #650 in California · National #6663

    Larkspur

    Rent share 25.6% · Price level 115.6 · Score 0.883

    Median rent is $3,001 a month and median income is $140,417, so rent is 25.6% of income, over the 24.3% median for ranked towns in California. The San Francisco-Oakland-Fremont, CA metro price level is 115.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is regional price level.

  3. #649 in California · National #6662

    Walnut

    Rent share 29.7% · Price level 113.6 · Score 0.879

    Median rent is $3,202 a month and median income is $129,449, so rent is 29.7% of income, over the 24.3% median for ranked towns in California. The Los Angeles-Long Beach-Anaheim, CA metro price level is 113.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is regional price level.

  4. #648 in California · National #6661

    Ashland

    Rent share 31.0% · Price level 115.6 · Score 0.878

    Median rent is $2,110 a month and median income is $81,702, so rent is 31.0% of income, over the 24.3% median for ranked towns in California. The San Francisco-Oakland-Fremont, CA metro price level is 115.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is regional price level.

  5. #647 in California · National #6660

    Coronado

    Rent share 29.1% · Price level 111.9 · Score 0.878

    Median rent is $3,257 a month and median income is $134,534, so rent is 29.1% of income, over the 24.3% median for ranked towns in California. The San Diego-Chula Vista-Carlsbad, CA metro price level is 111.9 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is rent share.

  6. #646 in California · National #6658

    Newport Beach

    Rent share 25.4% · Price level 113.6 · Score 0.876

    Median rent is $3,316 a month and median income is $156,867, so rent is 25.4% of income, over the 24.3% median for ranked towns in California. The Los Angeles-Long Beach-Anaheim, CA metro price level is 113.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is regional price level.

  7. #645 in California · National #6657

    Westmont

    Rent share 34.8% · Price level 113.6 · Score 0.876

    Median rent is $1,466 a month and median income is $50,509, so rent is 34.8% of income, over the 24.3% median for ranked towns in California. The Los Angeles-Long Beach-Anaheim, CA metro price level is 113.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is rent share.

  8. #644 in California · National #6656

    Dana Point

    Rent share 26.3% · Price level 113.6 · Score 0.875

    Median rent is $3,106 a month and median income is $141,520, so rent is 26.3% of income, over the 24.3% median for ranked towns in California. The Los Angeles-Long Beach-Anaheim, CA metro price level is 113.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is regional price level.

  9. #643 in California · National #6655

    Culver City

    Rent share 28.0% · Price level 113.6 · Score 0.874

    Median rent is $2,737 a month and median income is $117,389, so rent is 28.0% of income, over the 24.3% median for ranked towns in California. The Los Angeles-Long Beach-Anaheim, CA metro price level is 113.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is tax burden and its heaviest mark is regional price level.

  10. #642 in California · National #6654

    Millbrae

    Rent share 24.0% · Price level 115.6 · Score 0.874

    Median rent is $3,272 a month and median income is $163,476, so rent is 24.0% of income, under the 24.3% median for ranked towns in California. The San Francisco-Oakland-Fremont, CA metro price level is 115.6 (U.S. = 100). Residential electricity is 33.61 cents per kWh. Gasoline is $6.216 a gallon (California). Among ranked U.S. towns, its lightest mark is rent share and its heaviest mark is regional price level.

The formula

A lower score is more affordable. Rent share, the regional price level, taxes, and electricity each count 22.5%. Gasoline counts 10%. Those weights are our choice. Gasoline stays at 10% because the miles figure is one national standard, not a measured town commute. This is not a government standard.

A percentile is the share of ranked towns with a strictly lower number, divided by the number of ranked towns minus one. The lowest number scores 0. Tied numbers share a percentile.

  1. Rent share = (median monthly rent × 12) / median household income. Both figures are the Census 2020–2024 medians for that place.
  2. RPP-adjusted cost is the BEA 2024 all-items regional price parity. A basket priced at 100 for the U.S. average costs this many dollars in the town's area. We use the metro index when the county is in a metro BEA publishes. Otherwise we use the state index and say so. This index includes housing, so housing also shows up in the rent share.
  3. Tax burden is the average of three percentiles. Income-tax share is state income tax plus the stored 2023 local AGI add-on, divided by the town's median household income, on a joint return. Property share is the state's median effective property-tax rate times the town's median home value, divided by income. Sales rate is the combined state and average local sales-tax rate. We do not turn the sales rate into dollars, because that would require a shopping basket we do not have.
  4. Electricity is the state residential price in cents per kilowatt-hour. Every town in a state shares it. We do not guess how many kilowatt-hours a home uses.
  5. Gasoline is the EIA retail price for all grades and all formulations, in dollars per gallon. Where EIA publishes a state series, we use that state. Every other state uses the PADD region EIA assigns to it. Census does not publish commuting miles for these towns, so annual gas spend is 12,000 miles a year divided by 25 miles per gallon, times the price. That is 480 gallons, the same for every town. Those miles are our standard, not an ACS figure and not a government mileage rule. Because the gallons do not change, the gas percentile is the percentile of the price.

    Weekly prices are for the week of October 12, 2026, from the EIA workbook released October 14, 2026. File: https://www.eia.gov/petroleum/gasdiesel/xls/pswrgvwall.xls. Alaska, Arizona, Hawaii, Nevada, and Oregon use West Coast (PADD 5) Except California. That series is not in the weekly workbook, so those five use the monthly price dated September 15, 2026. File: https://www.eia.gov/dnav/pet/pet_pri_gnd_a_epm0_pte_dpgal_m.htm.

    • State series, week of October 12, 2026: California, Colorado, Florida, Massachusetts, Minnesota, New York, Ohio, Texas, Washington.
    • Central Atlantic (PADD 1B), week of October 12, 2026: Delaware, District of Columbia, Maryland, New Jersey, Pennsylvania.
    • Gulf Coast (PADD 3), week of October 12, 2026: Alabama, Arkansas, Louisiana, Mississippi, New Mexico.
    • Lower Atlantic (PADD 1C), week of October 12, 2026: Georgia, North Carolina, South Carolina, Virginia, West Virginia.
    • Midwest (PADD 2), week of October 12, 2026: Illinois, Indiana, Iowa, Kansas, Kentucky, Michigan, Missouri, Nebraska, North Dakota, Oklahoma, South Dakota, Tennessee, Wisconsin.
    • New England (PADD 1A), week of October 12, 2026: Connecticut, Maine, New Hampshire, Rhode Island, Vermont.
    • Rocky Mountain (PADD 4), week of October 12, 2026: Idaho, Montana, Utah, Wyoming.
    • West Coast (PADD 5) Except California, September 15, 2026: Alaska, Arizona, Hawaii, Nevada, Oregon.

Score = 0.225 × rent percentile + 0.225 × price-level percentile + 0.225 × tax score + 0.225 × electricity percentile + 0.10 × gasoline percentile. Rank 1 is the lowest score. If scores tie, the lower rent share wins, then the lower price level, then the place slug in A-to-Z order.

Questions

What is the most affordable town in California in this index?

Holtville is number 1 of 651 ranked towns in California. Median rent is 15.9% of median income. Its national rank is 3805.

How many towns in California were ranked?

651 towns in California have at least 5,000 people and published Census rent, income, and home value. Places missing one of those figures are left out.

Does this ranking approve benefits in California?

No. Cost & Benefits does not approve or deny benefits. The score is a cost comparison only.