Cheapest Places to Live in MA (2026) | Cost-Driven Cities
February 1, 2026
5 minutes
Explore where you can live well in Massachusetts in 2025 - without overspending on housing.
If you're searching for the cheapest place to live in Massachusetts or cheapest towns to live in Massachusetts, you're in good company. While the state average cost of living is around 44% higher than the national average (housing costs are 106% above U.S. norms), some cities buck this trend with prices well below the state average. In this guide, you'll find the most affordable cities and towns in Massachusetts, backed by up‑to‑date data and smart insights.
Top Affordable Places in Massachusetts (2025)
| City / Town | Cost of Living vs. U.S. | Median Home Value | Avg Rent (est.) | Highlight |
|---|---|---|---|---|
| North Adams | ~4 % lower than U.S. avg | ~$246K | $1,350 | Lowest housing in MA |
| Springfield | ~3.8 % lower than U.S. avg | ~$283K | $1,750 | City living at value |
| Pittsfield | ~4.1 % lower than U.S. avg | ~$298K | $1,500 | Arts & nature in Berkshire |
| Chicopee | ~3.8 % lower than U.S. avg | ~$302K | $1,595 | Suburban living for less |
| Holyoke | ~3.8 % lower than U.S. avg | ~$310K | $1,595 | Up‑and‑coming affordable city |
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5 Most Affordable Places to Live in Massachusetts
We considered factors like home prices, rent, and the cost of living to provide you with a comprehensive list of affordable cities in Massachusetts.
1 North Adams - Lowest Cost & Small‑Town Charm
Looking for the cheapest place to live in Massachusetts? North Adams tops the list in 2025. When people search for the cheapest cities in Massachusetts or affordable towns in MA, North Adams consistently stands out. With housing costs 22% lower than the state average and 4% below the national average, it's the most budget-friendly place to live in the Commonwealth.
- Median home price: ~$246,000
- Average rent: ~$1,350/month
Tucked in the Berkshires, North Adams blends low cost of living with small-town charm and access to nature and art. This makes it a perfect pick for remote workers, retirees, and first-time homebuyers alike.
Next up: Want city perks without the Boston price tag? Springfield might be your match →
2 Springfield – Urban Living at a Lower Price
Springfield delivers big-city benefits with one of the lowest costs of living in Massachusetts. If you're searching for the most affordable cities in Massachusetts with job access, schools, and public transit, Springfield offers unmatched value. With a cost of living about 3.8% below the national average, it's one of the few urban centers in the state that remains truly budget-friendly.
- Median home value: ~$283,000
- Average rent: ~$1,750/month
Springfield appeals to families, students, and young professionals looking for affordable housing options in Massachusetts without giving up city conveniences like museums, colleges, hospitals, and public transportation.
Prefer small-city culture and natural beauty? Pittsfield could be your sweet spot →
3 Pittsfield – Culture, Nature, and Affordability Combined
Pittsfield offers scenic living with a lower cost of living than most of Massachusetts. Looking for affordable towns in Massachusetts that blend nature, arts, and a tight-knit community? Pittsfield hits the mark. With a cost of living ~4.1% below the national average, it’s an ideal choice for those who want the Berkshires lifestyle without the high price tag.
- Median home value: ~$298,000
- Average rent: ~$1,500/month
Pittsfield is perfect for retirees, artists, and remote workers who value walkable downtowns, museums, and nearby mountains-all at prices far below Boston or the Cape.
Need more space and value near major employers? Let’s check out Chicopee next →
4 Chicopee – Suburban Affordability Near Springfield
Chicopee delivers affordable housing and suburban comfort with quick access to city jobs.
If you’re Googling affordable housing in Massachusetts or want a suburban feel without Boston prices, Chicopee is a hidden gem. Located just outside Springfield, it shares the region’s low cost of living- about 3.8% below the U.S. average.
- Median home value: ~$302,000
- Average rent: ~$1,595/month
Chicopee is known for its quiet neighborhoods, lower-than-average healthcare costs (around 9.7% below U.S. average), and quick commutes to major employers. It’s a great fit for families, first-time buyers, and anyone priced out of Boston suburbs.
Want a city with character and affordability? Don’t overlook Holyoke - next →
5 Holyoke – Revitalized & Budget-Friendly
Holyoke is an affordable city on the rise - perfect for buyers seeking value and growth potential.
Searching for affordable towns to live in Massachusetts with urban energy and community revitalization? Holyoke offers just that. With a cost of living 3.8% below the national average, it’s one of the best options for buyers priced out of larger markets.
- Median home value: ~$310,000
- Average rent: ~$1,595/month
Once an old mill town, Holyoke is reinventing itself with new downtown development, growing arts scenes, and affordable real estate. It’s a smart play for buyers looking for long-term appreciation without the upfront cost.
Now that we’ve covered the top 5 - let’s answer the most common questions people ask when searching for the cheapest places in Massachusetts →
What’s the cheapest place to live in Massachusetts?
- North Adams leads with the lowest median home value and rent levels. It makes “cheapest city to live in Massachusetts” content highly relevant.
Which are the most affordable towns in Massachusetts?
- North Adams, Springfield, Pittsfield, Chicopee, and Holyoke offer high value housing across different settings - small city, suburban, and cultural hubs.
Where can I find affordable housing in Massachusetts?
- Concentrated in Western Massachusetts (Berkshires and Hampden County) - these offer lower housing and living costs than eastern urban centers.
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Why Massachusetts Is Still Expensive
Don’t expect statewide savings - overall, Massachusetts remains pricey.
As of early 2025, Massachusetts has a cost of living roughly 44% higher than the U.S. average, with housing nearly 106% above national norms and utilities 45% higher. Even in the cheapest cities, housing is cheaper because the state median home value is around $623,400, nearly double the U.S. median.
Is Massachusetts Expensive to Live In? Let’s Compare
Massachusetts consistently ranks among the more expensive states to live in the U.S. Here's how:
- National Comparison: The median home price in the state is $623,400, up by 8.8% from the previous year. The state's cost of living is approximately 46% higher than the national average, driven by elevated housing, utilities, and healthcare costs.
- Regional Comparison: Within New England, Massachusetts' tax burden is relatively moderate, ranking 20th nationally at 8.48%. However, neighboring states like Maine (11.14%) and Vermont (10.28%) have higher overall tax burdens, while New Hampshire's is notably lower at 6.14%.
Despite these challenges, Massachusetts boasts a high per capita personal income of $86,725, reflecting its robust economy and opportunities.
Find Affordable Housing in Massachusetts – Top Tips
Securing affordable housing in Massachusetts requires strategic planning:
- Expand Your Search Radius: Consider suburbs or smaller cities like Pittsfield or Chicopee, which offer more affordable housing options compared to major urban centers.
- Utilize First-Time Homebuyer Programs: The Massachusetts Housing Partnership offers programs that provide down payment assistance and favorable loan terms to eligible buyers.
- Explore State Assistance Programs: Programs like MassHousing provide affordable mortgage options and assistance for qualifying individuals and families.
- Leverage Technology: Utilize commission-free platforms like reAlpha to save 3% buyer-side commission and receive personalized property recommendations.
Final Thoughts: Ready to Move Somewhere More Affordable?
Massachusetts may be pricey overall, but cities like North Adams, Springfield, Pittsfield, Chicopee, and Holyoke prove that affordable living is still possible. Whether you’re a first-time buyer, remote worker, or retiree, these towns offer the perfect mix of value, lifestyle, and long-term potential.
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- Start by working with a reAlpha agent to earn a rebate
- Add a reAlpha mortgage to increase your savings
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That’s thousands back in your pocket when you buy in Massachusetts - all while living affordably.
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FAQs
1. What is the cheapest city to live in Massachusetts right now?
North Adams holds the top spot in 2025.With a median home price around $246,000 and average rent under $1,400, it's the most budget-friendly city in the state. The cost of living is even lower than the national average, making it ideal for remote workers, retirees, and first-time buyers seeking value without sacrificing quality of life.
2. Which cities in Massachusetts have the lowest cost of living?
You’ll find the lowest cost of living in cities like:
- North Adams – most affordable housing + rural charm
- Springfield – urban value with public transit and jobs
- Pittsfield – culture, nature, and low monthly costs
- Chicopee & Holyoke – suburban affordability near Springfield
These cities rank consistently for affordability thanks to lower-than-average housing, utilities, and healthcare costs.
3. Where can I find affordable housing in Massachusetts with good amenities?
The best mix of affordable housing and amenities is in Western Massachusetts. Places like Springfield and Holyoke offer access to schools, hospitals, and shopping - without Boston-level prices.
4. What towns in Massachusetts are best for budget-conscious buyers?
If you're a budget-conscious homebuyer, consider:
- Chicopee for affordable healthcare
- Pittsfield for scenic living on a budget
- Holyoke for revitalized downtown + low home prices
Each town offers unique advantages, but all share one thing in common: below-average home prices in a high-cost state.
5. Is there a catch to living in the cheapest towns in Massachusetts?
Not really - but you should weigh the trade-offs:
- Commute times may be longer
- Job opportunities might be fewer outside metro hubs
- Amenities can vary town to town
That said, if your priority is affordability, these towns provide unbeatable value - especially when bundled with reAlpha's commission rebate.
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As a great communicator with excellent negotiation skills, I focus more on establishing unbreakable ties between my clients, as opposed to just helping them achieve their real estate dreams. As a representative of both buyers and sellers, I understand how to lead a transaction process to ensure that the needs of both are met. My track record speaks for itself. Since I ventured into the industry in 2013 as a realtor, I have not only helped many buyers land perfect homes, but I have also assisted tons of owners and investors build wealth.