West Virginia ranks as the cheapest state to buy a house. The cost of living sits 15.9% below the national average. Monthly mortgage payments average just $871 on the median-priced home.

Property taxes are remarkably low at an effective rate of 0.54%. Compare that to New Jersey, where homeowners pay over $9,500 annually. The Mountain State's college towns like Morgantown and the capital city of Charleston offer urban amenities at rural prices. West Virginia has the lowest cost of living of any state. It ranks as one of the cheapest states and most affordable places to live in the entire country. Remote workers and retirees find it especially attractive.

The Magnolia State offers the lowest median monthly mortgage payment in America at just $790. The cost of living runs 12.1% below the national average. Property taxes average $1,189 annually with an effective rate of 0.74%.

The Gulf Coast cities of Biloxi and Gulfport provide beach access and tourism jobs. College towns like Oxford (Ole Miss) and Starkville (Mississippi State) blend affordability with cultural amenities. Homeowners insurance averages $3,380 per year due to hurricane risk along the coast. Inland properties tend to carry lower premiums.

Arkansas is one of the few states where home prices actually dropped recently (-0.54% quarter-over-quarter). The cost of living sits 11.3% below the national average. Monthly mortgage payments average a very manageable $821.

Bentonville serves as Walmart's headquarters, attracting white-collar jobs. Little Rock offers healthcare and government employment. Fayetteville brings college-town energy near the University of Arkansas. Property taxes stay low at $1,003 annually. Insurance runs higher at $3,958 per year due to tornado risk, so factor that into your budget.

Alabama boasts the lowest effective property tax rate on this list at just 0.38%. That translates to about $62 per month on the median-priced home. In New Jersey, the same home would cost over $500 monthly in property taxes alone.

Huntsville has become a technology hub near NASA's Marshall Space Flight Center. Birmingham offers healthcare and banking jobs. Mobile provides Gulf Coast living at affordable prices. The housing cost of living index is 30% below the national average. Overall housing costs remain remarkably stable year over year.

Indiana offers the best price-to-income ratio among affordable states. Homes cost roughly 4 times the median household income. That ratio makes mortgage qualification easier and monthly payments more sustainable long term.

Indianapolis anchors the state's economy with healthcare, logistics, and technology jobs. Fort Wayne, Bloomington, and Carmel consistently rank among the best Midwestern cities for families. Indiana made Rocket Mortgage's cheapest states list for the second consecutive year. The state also offers strong down payment assistance programs.

Ohio's housing costs are 48% below the national average in cities like Akron. The state offers an impressive variety of affordable metro areas. Cleveland, Columbus, Cincinnati, and Akron each provide distinct lifestyles at budget-friendly prices.

Akron stands out with median home prices near $101,000. Columbus has a booming tech sector and was recently named one of America's fastest-growing cities. Ohio also benefits from lower homeowners insurance premiums compared to Southern states. The combination of affordable housing and diverse job markets makes it a top pick for buyers in 2026.

The Pelican State pairs a cost of living 7.8% below the national average with unmatched cultural richness. Property taxes are low at 0.55% effective rate ($1,146 annually). The median household income of $60,023 supports comfortable mortgage payments of $956 per month.

Baton Rouge offers state government and LSU-related employment. Shreveport and Lafayette provide affordable alternatives to New Orleans. Homeowners insurance averages higher here due to hurricane risk. Buying inland reduces premiums significantly. Louisiana's unique culture, food scene, and community spirit make it more than just a budget pick.

Oklahoma City earned the title of most affordable large city in the U.S. for 2026. You get big-city amenities with a cost of living 12.6% below average. The metro area population exceeds 1.4 million, supporting a diverse job market across energy, aerospace, and healthcare sectors.

Tulsa runs a "Tulsa Remote" program that pays remote workers $10,000 to relocate. Smaller cities like Norman (University of Oklahoma) and Stillwater (Oklahoma State) add college-town options. Oklahoma's no-state-income-tax-on-retirement-income policy also appeals to retirees planning their next chapter.

The Bluegrass State's median home price of $246,000 sits well below the national median. Kentucky's cost of living runs about 12% below the U.S. average. Louisville and Lexington anchor the state's economy with healthcare, education, and logistics jobs.

Bowling Green has emerged as a manufacturing hub. Covington, just across the river from Cincinnati, offers urban living at Kentucky prices. The state's rolling hills, horse country, and Appalachian trails appeal to outdoor enthusiasts. Kentucky's first-time home buyer programs also help new buyers with down payment and closing cost assistance.

Kansas flies under the radar as an affordable housing market. The median home price is $242,000 with a cost of living index of 88.5. The price-to-income ratio is strong thanks to a median household income above $68,000.

Wichita anchors the state's aerospace industry (home to Spirit AeroSystems and Textron Aviation). Overland Park and Olathe (suburbs of Kansas City) consistently rank among America's best places to raise a family. Lawrence (University of Kansas) offers a vibrant college-town atmosphere. Kansas buyers benefit from lower closing costs compared to coastal states.

Iowa offers a median home price of $230,000 paired with one of the strongest public school systems in the nation. The state consistently ranks in the top 10 nationally for education quality, making it ideal for families.

Des Moines anchors the state with a booming insurance and financial services sector. Iowa City and Ames offer college-town living near the University of Iowa and Iowa State University. The median household income of $72,429 creates an excellent affordability ratio. Iowa's stable housing market has avoided the boom-bust cycles seen in Sun Belt states.

Missouri gives you access to two major metro areas — Kansas City and St. Louis — at a fraction of what comparable cities cost on the coasts. The median home price of $252,000 is roughly 40% below the national median.

Kansas City has a growing tech scene and was named a top-10 affordable metro for young professionals. St. Louis offers world-class healthcare at Barnes-Jewish Hospital and Washington University. Springfield and Columbia add mid-size city options. Missouri also has lower property tax rates than most neighboring states, keeping total housing costs competitive.