10 Cheapest Places to Live in Washington (2025) | Safe & Affordable Cities

Skip Seattle prices—Washington’s cheapest places to live offer big savings without compromise.

Tired of sky-high housing in Seattle or Bellevue? Good news: You can still live in Washington and own a home under $400K—with lower utility bills, safer neighborhoods, and thriving job sectors.

This guide ranks the top 10 cheapest places to live in Washington for 2025. Backed by data on home prices, rent, job markets, and reAlpha's 75% rebate strategy—it’s your shortcut to smart, affordable living.

Yes—but only if you know where to look. While Washington’s average home price is over $589K, cities like Sunnyside, Yakima, and Connell prove that living in Washington doesn't have to be expensive.

In fact, many of the cheapest cities to live in Washington state offer better job stability, cleaner air, and safer neighborhoods than Seattle or Bellevue—all at a fraction of the cost.

Here’s why relocating to one of Washington’s affordable towns could be your smartest decision in 2025:

• Affordable housing: Home prices under $400K in cities like Kelso and Moses Lake, where cost of living is up to 24% lower

• Safe and affordable places: Towns like Connell and Grandview have low crime rates and strong communities

• Diverse job markets: Healthcare, education, agriculture, and government sectors are booming outside of metro zones

• Quality of life: Walkable towns, mountain views, clean rivers, and lower stress living

• Property taxes: Some counties like King and Thurston have high annual taxes

• Insurance premiums: Wildfire-prone areas may cost more to insure

• Cost gaps: Coastal cities are still pricey—cheapest places to live are inland

Bottom Line: If you’re tired of high rent and urban chaos, moving to Washington—specifically its smaller cities—is still a smart, stable, and future-proof decision. And with reAlpha’s buyer rebate, you can save thousands right out the gate.

Explore affordable cities to live in Arizona and safest cities to live in North Carolina.

After thorough research, we have found the 10 most affordable places to live in Washington in 2025:

If you're looking for the cheapest place to live in Washington state in 2025, Sunnyside is it.

With a median home price of just $306,748, it’s the most affordable city on our list. But don’t let the price fool you—Sunnyside offers over 300 days of sunshine, strong agricultural jobs, and a community that feels safe, local, and real.

The cost of living in Sunnyside is 4% lower than the Washington average, and average rent hovers around $1,020, making it ideal for families, remote workers, or retirees looking for stability without sacrificing quality of life.

The town sits in Yakima County, known for its vineyards, farms, and friendly pace of life. Many first-time buyers here are also using gifted funds or mortgage assistance programs to cover down payments—especially when paired with reAlpha’s commission rebate.

• Cheapest median home price in the state

• 300+ days of sunshine annually

• Job security in agriculture and wine

• Safe neighborhoods with low property crime

• 4% lower cost of living than state average

Pro tip: Looking beyond Washington? Explore affordable places to live in Georgia or top beach towns in North Carolina.

Connell is one of the most overlooked gems in Washington—but it’s exactly the kind of town that gives you peace, property, and prosperity.

With a median home price of $313,126 and rent around $1,050, Connell offers real affordability for families, retirees, and remote workers looking to build a life without drowning in debt. And it’s not just cheap—it’s one of the safest towns in Washington, with low crime rates and strong community values.

Located in Franklin County, Connell’s cost of living is 2% below the state average, and utility bills are 16% lower than the national average—making it one of the best places to live in Washington if you’re budget-conscious but want peace of mind.

The job market here is anchored by employers like Lamb Weston, with strong growth in agriculture and food processing. Plus, it’s one of the few towns where low-cost housing and stable employment actually go hand in hand.

If you're looking for safe and affordable places in Washington with decent homes under $320K, Connell deserves a serious look.

Grandview is what happens when affordability meets small-town charm and scenic beauty. Located between Yakima and Kennewick, this wine country hub offers one of the lowest cost-of-living lifestyles in Washington—without sacrificing quality.

With a median home price of just $319,625 and average rent around $1,295, Grandview remains one of the best-value cities for families, young couples, and retirees who want beauty, space, and community—all without the Seattle price tag.

The cost of living in Grandview WA is 3% lower than the state average, and because it's nestled in a growing agriculture and retail corridor, local jobs remain stable—especially in food production, wine distribution, and logistics.

But what truly sets Grandview apart is its outdoor lifestyle. You’re minutes away from biking trails, mountain views, vineyards, and nature walks—making this not just a cheap town in Washington, but a healthy and happy one too.

Bonus: First-time homebuyers in Grandview can maximize savings with reAlpha’s commission rebate program—making it even easier to afford a home here.

Related: For more affordable towns with beauty + value, explore affordable places to live in Oregon.

Moses Lake blends affordability, employment, and outdoor living into one of the most balanced small cities in Washington.

With a median home price of $361,440 and average rent around $1,250, it’s not the absolute cheapest—but it offers one of the best quality-to-cost ratios in the state. The real kicker? Utilities in Moses Lake are 24% lower than the national average, a major win for long-term affordability.

The town sits in Grant County and is growing steadily due to its strong manufacturing and agricultural sectors. Major employers like REC Silicon and Moses Lake Industries make it one of the best towns in Washington for job seekers on a budget.

And for nature lovers? Moses Lake is your playground. Boating, fishing, jet-skiing, hiking—you name it. Living here means lower costs and a lifestyle that keeps you active and alive.

Combine low utilities, homes under $400K, and job security, and you’ve got a city that quietly outperforms bigger names.

Yakima is where Washington’s wine country meets real-world affordability. With a median home price of $341,885 and a cost of living 15% lower than the national average, it offers big-city perks without big-city headaches.

What makes Yakima stand out isn’t just the price—it’s the lifestyle. You get access to over 120 wineries, weekend farmer’s markets, and stunning hiking trails like Cowiche Canyon, all while keeping your monthly expenses grounded.

Rent here averages around $1,200, and healthcare costs are 5% lower than the state average, making Yakima one of the most budget-friendly urban centers in Washington—especially for young families and retirees.

Located in Yakima County, the city’s economy is fueled by agriculture, tourism, and healthcare, with job opportunities spread across sectors. Plus, the low property crime rate makes it a safe bet compared to metro alternatives.

Yakima proves that you don’t need to live in Seattle to experience Washington at its best. It’s one of those rare cities where cost, comfort, and culture align perfectly.

Love wine towns on a budget? Also check out affordable cities in Oregon and best beach towns to live in Florida.

Spokane is the rare Washington city that offers urban convenience at a rural price. With a median home value of $379,025 and a cost of living 14% below the state average, it delivers the amenities of a metropolis—without the financial chaos of Seattle.

What makes Spokane stand out isn’t just affordability—it’s opportunity. As the largest city in Eastern Washington, Spokane has become a magnet for remote workers, healthcare professionals, and young families looking for more space and less noise.

Rent averages around $1,127/month, and you’ll find homes for sale well under $400K in safe, tree-lined neighborhoods.

The job market here is strong—especially in healthcare, education, and manufacturing. Major employers include Providence Sacred Heart Medical Center, Kaiser Aluminum, and Gonzaga University. And with a crime rate significantly lower than similar-sized cities, Spokane is ideal for those wanting safety + scale.

You'll also find a rich local life—museums, performing arts, ski resorts, green spaces, and year-round festivals make Spokane one of the most livable cities in Washington for under $400K.

Olympia might be Washington’s capital—but it’s also one of its best-kept affordability secrets. With a median home price of $527,467 and living costs 2% below the state average, it’s surprisingly accessible for a city at the political center of the state.

Unlike many capital cities, Olympia balances affordability with opportunity. It has a stable job market led by public administration, education, and healthcare, making it one of the best cities in Washington for career security and work-life balance.

The city’s unemployment rate is just 4.6%, and major employers include the State of Washington, Evergreen State College, and Providence St. Peter Hospital.

What makes Olympia truly unique, though, is its livability. You get a walkable waterfront, a booming local arts scene, and quick access to nature. Whether you're a remote worker, state employee, or early retiree, Olympia offers a lifestyle most metro areas can’t—safety, stability, and soul.

Kelso is one of those towns that quietly checks every box—affordability, safety, nature, and livability. Tucked along the Columbia River in Cowlitz County, this city delivers the perfect balance of price and peace.

With a median home price of $371,753 and a cost of living 10% below the state average, Kelso ranks as one of the best small towns in Washington for budget-conscious families, young professionals, and outdoor enthusiasts.

Rent averages around $1,100/month, and homes under $400K are still widely available—a rare find in today’s market. But it’s not just about what you save—it’s about what you get.

Kelso offers access to parks, rivers, trails, and weekend getaways to Mount St. Helens or the Pacific Coast. Local jobs in manufacturing and healthcare offer stability, and the city’s low crime rate makes it a smart place to settle down.

In short, Kelso gives you space to breathe, trails to hike, and enough left in your budget to actually enjoy it.

Cheney isn’t just for students—it’s one of Washington’s smartest cities to live in for anyone who values affordability, safety, and vibrant community energy. Home to Eastern Washington University, Cheney offers the amenities of a college town without the chaos.

With a median home price of $411,707, and monthly rents around $1,150, Cheney delivers solid affordability—especially when compared to neighboring Spokane or Seattle. Even better? Utility costs are 3% lower than the national average, and housing options range from cozy condos to multi-bedroom family homes.

Because of its student population, the local economy is rich in education, food, and service-based employment, with strong seasonal demand that keeps local businesses thriving.

But Cheney’s appeal goes beyond the university—it’s got parks, bike trails, nature reserves, and a deeply walkable, small-town vibe that feels safe and close-knit. Crime rates remain low, making it one of the best towns in Washington for families, faculty, and first-time homebuyers.

Want big opportunity in a smaller package? Cheney delivers it.

Tacoma gives you the urban edge of Seattle—minus the price tag and pressure. With a median home price of $477,289 and an average rent of $1,457, it’s one of the few cities near Seattle where affordability and opportunity still go hand in hand.

Located in Pierce County, Tacoma’s cost of living is 10% lower than Seattle’s, making it a top choice for professionals, families, and creatives who want proximity without pain.

This port city has its own flavor—a strong arts scene, historic architecture, waterfront views, and a growing job market in healthcare, education, and manufacturing. Major employers include MultiCare Health System and the University of Washington Tacoma.

The city’s neighborhoods range from vibrant downtown districts to quiet family pockets, with plenty of homes under $500K still available. And despite being a larger city, Tacoma maintains a lower crime rate than many other metro areas in the state.

In short, Tacoma is for people who want a big life without big costs—and with reAlpha’s buyer rebate, you can make that life even more affordable.

Find the Perfect Mortgage in Washington with Be My Neighbor.

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From wine towns like Yakima to outdoor hubs like Moses Lake and Kelso, Washington still has places where you can live well without overspending. Whether you're a first-time buyer, a remote worker escaping city chaos, or a family looking for space and stability—these are the cheapest places to live in Washington that still offer real quality of life.

Every city on this list delivers more than just low housing prices—they give you:

• Safer neighborhoods

• Lower utility costs

• Job access in healthcare, agriculture, government, and education

• Community vibes that actually feel human again

But finding the right place is only step one. Buying smart is what makes it count.

You've explored the most affordable cities in Washington — now it's time to lock in your home with maximum savings.

With reAlpha, you get:

• Up to 75% of the buyer agent commission back

• Fast mortgage approvals from reAlpha Mortgage — tailored for buyers in cities like Spokane, Yakima, and Connell

• Seamless support across Realty, Mortgage, and Title — all in one place

• Use reAlpha Realty → Get 25% back

• Add reAlpha Mortgage → Get 50% back

• Add Title → Unlock the full 75% rebate

Live cheaper. Move smarter. Own your future — with reAlpha.

Sunnyside ranks as the most affordable city in Washington for 2025. With a median home price of $306,748, rent averaging $1,020, and a cost of living 4% lower than the state average, it offers unbeatable value for families, first-time buyers, and retirees alike.

The top 5 cheapest cities in Washington (2025) are:

• Sunnyside – Sunshine + savings

• Connell – Low utility bills, low crime

• Grandview – Affordable wine country town

• Yakima – 15% lower cost of living

• Kelso – Nature-rich, under-the-radar gem

Buying wins in the long run—especially in cities like Cheney, Kelso, and Connell. With rent climbing and home prices still below $400K in many areas, ownership is often more affordable per month.

In cities like Yakima or Moses Lake, you can buy with as little as $9,000 down (3% of $300K). Combine that with gift funds, mortgage assistance, and reAlpha’s rebate model, and you're looking at big savings upfront.

Washington’s overall cost of living is 17% higher than the national average. However, cities like Yakima, Kelso, Connell, and Spokane offer costs that are 10–15% lower than the state average, making them smart choices.

Find the Perfect Mortgage in Washington with Be My Neighbor.

Compare options, calculate payments, and get expert guidance—all in one place.

Get Pre-approved