20 Cheapest States to Buy a House in 2023

If you’re looking for affordable housing, there are plenty of options available in the United States. In this article, we will find about the 20 cheapest states to buy a house in the US, ranked from least expensive to most expensive based on their ZHVI as of March 31, 2023. Compared to the national US home value of $334,269 as of March 31, 2023, all of these 20 states have lower ZHVIs.

The difference between the ZHVI of these states and the national US home value varies from state to state, with West Virginia having the biggest difference of $187,691 (57% lower than the national average) and South Carolina having the smallest difference of $60,292 (18% lower than the national average).

These 20 states offer a range of affordable housing options and unique lifestyles, from the natural beauty of West Virginia to the warm beaches of South Carolina. With a bit of research and consideration, buying a house in one of these states could be a great choice for those looking to save money while still enjoying all that the US has to offer.

20 Cheapest States to Buy a House in the United States in 2023

1. West Virginia – Home Value: $146,578

Known for its natural beauty and friendly communities.

West Virginia is a beautiful state that offers affordable housing and a high quality of life. Known for its natural beauty, the state has many attractions for outdoor enthusiasts such as state parks, hiking trails, and scenic drives. In addition to its beautiful landscapes, West Virginia has a rich history and cultural heritage that can be seen in its museums and festivals. The state is also home to several top-notch universities such as West Virginia University and Marshall University, offering excellent educational opportunities.

The top cities to consider for homebuyers in West Virginia are:

• Charleston: The state capital, Charleston, offers a mix of city and small-town living with a thriving downtown and easy access to outdoor recreation.
• Huntington: Located in western West Virginia, Huntington is a charming riverfront city with a growing economy and affordable real estate options.
• Morgantown: Home to West Virginia University, Morgantown offers a college-town vibe with access to outdoor activities such as hiking and boating.

2. Mississippi – Home Value: $162,292

Offers a low cost of living and a mild climate.

Mississippi is a state that offers a low cost of living and a mild climate. The state has a rich history and culture that can be seen in its museums, art galleries, and music festivals. Mississippi also has many outdoor attractions such as beaches, forests, and parks, making it a great place for nature lovers. The state is home to several top-ranked universities, including the University of Mississippi, Mississippi State University, and Jackson State University.

The top cities to consider for homebuyers in Mississippi are:

• Jackson: The state capital, Jackson, offers a mix of city and small-town living with a variety of cultural attractions and affordable real estate options.
• Gulfport: Located on the Gulf Coast, Gulfport is a thriving beach town with a growing economy and access to outdoor recreation.
• Hattiesburg: Located in southern Mississippi, Hattiesburg is a charming college town with a strong sense of community and affordable real estate options.

3. Arkansas – Home Value: $178,744

Known for its natural beauty and thriving arts scene.

Arkansas is a state that offers a high quality of life and affordable housing. Known for its natural beauty and thriving arts scene, the state has a lot to offer residents. Arkansas is home to many state parks, lakes, and mountains, offering ample opportunities for outdoor recreation. The state also has a rich history that can be seen in its museums and historic sites. The University of Arkansas, Arkansas State University, and the University of Central Arkansas are among the top universities in the state.

The top cities to consider for homebuyers in Arkansas are:

• Little Rock: The state capital, Little Rock, offers a mix of city and small-town living with a thriving arts scene and affordable real estate options.
• Fayetteville: Home to the University of Arkansas, Fayetteville offers a college-town vibe with access to outdoor activities such as hiking and biking.
• Hot Springs: Known for its natural hot springs, Hot Springs offers a mix of history and outdoor recreation with affordable real estate options.

4. Louisiana – Home Value: $182,959

Offers a unique blend of cultures and traditions.

Louisiana is a state that offers a unique blend of cultures and traditions. Known for its Cajun and Creole cuisine, music, and festivals, Louisiana has a lot to offer residents. The state is home to several top-rated universities, including Tulane University and Louisiana State University. In addition to its rich cultural heritage, Louisiana also has many outdoor attractions such as state parks, wildlife refuges, and historic sites.

The top cities to consider for homebuyers in Louisiana are:

• New Orleans: Known for its vibrant culture and music scene, New Orleans offers a mix of city and small-town living with affordable real estate options.
• Baton Rouge: The state capital, Baton Rouge, offers a mix of city and small-town living with a thriving economy and affordable real estate options.
• Lafayette: Known for its Cajun cuisine and music, Lafayette offers a mix of culture and outdoor recreation with affordable real estate options.

5. Oklahoma – Home Value: $188,453

Known for its friendly communities and a strong economy.

Oklahoma is a state that offers a low cost of living and a strong economy. Known for its friendly communities and diverse geography, the state has many attractions for residents. Oklahoma is home to several top-ranked universities such as the University of Oklahoma and Oklahoma State University. The state also has many outdoor attractions such as lakes, mountains, and state parks, making it a great place for nature lovers.

The top cities to consider for homebuyers in Oklahoma are:

• Oklahoma City: The state capital, Oklahoma City, offers a mix of city and small-town living with a strong economy and affordable real estate options.
• Tulsa: Known for its art deco architecture and cultural attractions, Tulsa offers a mix of city and small-town living with affordable real estate options.
• Norman: Home to the University of Oklahoma, Norman offers a college-town vibe with access to outdoor activities such as hiking and biking.

6. Kentucky – Home Value: $190,037

Offers a low cost of living and rich history.

Kentucky is a state that offers a low cost of living and rich history. The state is known for its horse racing, bourbon, and bluegrass music, as well as its beautiful landscapes. Kentucky is home to several top-rated universities such as the University of Kentucky and the University of Louisville. The state also has many outdoor attractions such as state parks, lakes, and forests, making it a great place for outdoor enthusiasts.

The top cities to consider for homebuyers in Kentucky are:

• Louisville: The largest city in Kentucky, Louisville, offers a mix of city and small-town living with a thriving arts scene and affordable real estate options.
• Lexington: Known as the “Horse Capital of the World,” Lexington offers a mix of history and outdoor recreation with a strong equestrian culture and affordable real estate options.
• Bowling Green: Located in southern Kentucky, Bowling Green is a charming college town with access to outdoor activities such as hiking and boating, as well as affordable real estate options.

7. Iowa – Home Value: $200,038

Known for its beautiful landscapes and strong agricultural industry.

Iowa is a state that offers beautiful landscapes and a strong agricultural industry. Known for its cornfields, rolling hills, and picturesque small towns, Iowa has a lot to offer residents. The state is home to several top-ranked universities such as the University of Iowa and Iowa State University. In addition to its natural beauty, Iowa also has many cultural attractions such as museums, theaters, and festivals.

The top cities to consider for homebuyers in Iowa are:

• Des Moines: The state capital, Des Moines, offers a mix of city and small-town living with a thriving arts and culture scene and affordable real estate options.
• Cedar Rapids: Located in eastern Iowa, Cedar Rapids is a growing city with a variety of cultural attractions and access to outdoor recreation.
• Iowa City: Home to the University of Iowa, Iowa City offers a college-town vibe with access to outdoor activities such as hiking and biking, as well as a strong arts and culture scene.

8. Ohio – Home Value: $205,800

Offers a low cost of living and a diverse economy.

Ohio is a state that offers a low cost of living and a diverse economy. Known for its industrial heritage, the state has many attractions for residents. Ohio is home to several top-rated universities such as Ohio State University and the University of Cincinnati. The state also has many outdoor attractions such as state parks, lakes, and forests, making it a great place for outdoor enthusiasts.

The top cities to consider for homebuyers in Ohio are:

• Columbus: The state capital, Columbus, offers a mix of city and small-town living with a thriving economy and affordable real estate options.
• Cleveland: Located on Lake Erie, Cleveland is a vibrant city with a variety of cultural attractions and affordable real estate options.
• Cincinnati: Located on the Ohio River, Cincinnati offers a mix of city and small-town living with a strong arts and culture scene and affordable real estate options.

9. Alabama – Home Value: $206,044

Known for its warm climate and Southern hospitality.

Alabama is a state that offers a warm climate and Southern hospitality. Known for its historic sites, museums, and beaches, Alabama has a lot to offer residents. The state is home to several top-ranked universities such as the University of Alabama and Auburn University. In addition to its rich history and cultural attractions, Alabama also has many outdoor recreational opportunities such as state parks, lakes, and hiking trails.

The top cities to consider for homebuyers in Alabama are:

10. Kansas – Home Value: $210,742

Known for its vast prairies and friendly communities.

Kansas is a state that offers a low cost of living and a strong agricultural industry. Known for its wheat fields and wide-open spaces, the state has a lot to offer residents. Kansas is home to several top-ranked universities such as the University of Kansas and Kansas State University. The state also has many cultural attractions such as museums, theaters, and festivals.

The top cities to consider for homebuyers in Kansas are:

• Wichita: The largest city in Kansas, Wichita, offers a mix of city and small-town living with a strong economy and affordable real estate options.
• Topeka: The state capital, Topeka, offers a mix of city and small-town living with a variety of cultural attractions and affordable real estate options.
• Kansas City: Located on the border of Missouri, Kansas City offers a mix of city and small-town living with a variety of cultural attractions and affordable real estate options.

11. Michigan – Home Value: $218,684

Offers a low cost of living and access to the Great Lakes.

Michigan is a state that offers a low cost of living and access to the Great Lakes. Homebuyers in Michigan can enjoy a variety of outdoor activities such as boating, fishing, and swimming. The state also has a strong economy, particularly in the automotive industry.

Top cities to consider for homebuyers in Michigan include:

• Detroit: Known for its vibrant downtown and cultural attractions, Detroit has a growing real estate market with many affordable options.
• Grand Rapids: Named one of the best places to live in the U.S., Grand Rapids has a diverse economy and a thriving arts scene.
• Ann Arbor: Home to the University of Michigan, Ann Arbor offers a mix of college-town charm and cosmopolitan amenities.

12. Indiana – Home Value: $222,592

Known for its strong economy and Hoosier hospitality.

Indiana is a state that offers a strong economy and Hoosier hospitality. Homebuyers in Indiana can enjoy a low cost of living and a variety of urban and rural settings. The state is also home to several top-rated universities.

Top cities to consider for homebuyers in Indiana include:

• Indianapolis: Known for its sports teams and cultural attractions, Indianapolis has a growing real estate market with many affordable options.
• Fort Wayne: Located in northeast Indiana, Fort Wayne offers a low cost of living and a strong sense of community.
• Bloomington: Home to Indiana University, Bloomington has a vibrant downtown and many outdoor activities such as hiking and biking.

13. Missouri – Home Value: $227,347

Offers a low cost of living and diverse geography.

Missouri is a state that offers a low cost of living and diverse geography. Homebuyers in Missouri can enjoy urban and rural settings, as well as a variety of outdoor activities such as hiking, fishing, and boating. The state also has a strong economy with several growing industries.

Top cities to consider for homebuyers in Missouri include:

• St. Louis: Known for its iconic Gateway Arch and thriving downtown, St. Louis has a growing real estate market with many affordable options.
• Kansas City: Located on the border of Missouri and Kansas, Kansas City has a vibrant arts scene and a growing real estate market.
• Springfield: Located in southwest Missouri, Springfield offers a low cost of living and access to many outdoor activities.

14. Illinois – Home Value: $236,049

Offers a mix of urban and rural living and a strong economy.

Illinois is a state that offers a mix of urban and rural living and a strong economy. Homebuyers in Illinois can enjoy access to cultural attractions, as well as a variety of outdoor activities such as hiking, fishing, and skiing. The state is also home to several top-ranked universities.

Top cities to consider for homebuyers in Illinois include:

• Chicago: Known for its world-class museums and iconic architecture, Chicago has a diverse real estate market with many affordable options.
• Springfield: The capital city of Illinois, Springfield has a rich history and a variety of cultural attractions.
• Champaign: Home to the University of Illinois, Champaign offers a mix of college-town charm and cosmopolitan amenities.

15. North Dakota – Home Value: $242,261

Known for its oil industry and wide-open spaces.

North Dakota is a state that is known for its oil industry and wide-open spaces. Homebuyers in North Dakota can enjoy a low cost of living and a strong sense of community. The state also has a variety of outdoor activities such as hiking, fishing, and hunting.

Top cities to consider for homebuyers in North Dakota include:

• Fargo: The largest city in North Dakota, Fargo has a growing real estate market and a strong economy.
• Bismarck: The capital city of North Dakota, Bismarck offers a low cost of living and access to many outdoor activities.
• Grand Forks: Located in northeast North Dakota, Grand Forks is home to the University of North Dakota and offers a variety of cultural attractions.

16. Nebraska – Home Value: $243,012

Offers a low cost of living and a strong agricultural industry.

Nebraska is a state that offers a low cost of living and a strong agricultural industry. Homebuyers in Nebraska can enjoy a variety of outdoor activities such as hiking, fishing, and hunting. The state is also known for its friendly residents and a strong sense of community.

Top cities to consider for homebuyers in Nebraska include:

• Omaha: The largest city in Nebraska, Omaha offers a strong economy and a variety of cultural attractions.
• Lincoln: The capital city of Nebraska, Lincoln has a growing real estate market and a thriving downtown.
• Kearney: Located in central Nebraska, Kearney offers a low cost of living and access to outdoor activities such as camping and boating.

17. Pennsylvania – Home Value: $243,859

Known for its history and beautiful landscapes.

Pennsylvania is a state that is known for its history and beautiful landscapes. Homebuyers in Pennsylvania can enjoy access to cultural attractions such as museums and historic sites, as well as outdoor activities such as hiking, skiing, and fishing. The state also has a strong economy, particularly in the healthcare and education industries.

Top cities to consider for homebuyers in Pennsylvania include:

• Philadelphia: Known as the birthplace of America, Philadelphia has a diverse real estate market with many historic properties.
• Pittsburgh: Located in western Pennsylvania, Pittsburgh has a growing real estate market and a variety of cultural attractions.
• Harrisburg: The capital city of Pennsylvania, Harrisburg offers a low cost of living and access to many outdoor activities such as hiking and biking.

18. Wisconsin – Home Value: $262,652

Offers a low cost of living and access to outdoor activities.

Wisconsin is a state that offers a low cost of living and access to outdoor activities such as hiking, fishing, and skiing. Homebuyers in Wisconsin can also enjoy access to cultural attractions such as museums and music festivals. The state is known for its cheese and beer industries, as well as its strong healthcare system.

Top cities to consider for homebuyers in Wisconsin include:

• Milwaukee: The largest city in Wisconsin, Milwaukee has a growing real estate market and a vibrant downtown.
• Madison: The capital city of Wisconsin, Madison is home to the University of Wisconsin and offers a mix of college-town charm and cosmopolitan amenities.
• Green Bay: Located in northeastern Wisconsin, Green Bay is home to the Green Bay Packers and offers a variety of outdoor activities.

19. South Carolina – Home Value: $273,977

Known for its beautiful beaches and warm climate.

South Carolina is a state that is known for its beautiful beaches and warm climate. Homebuyers in South Carolina can enjoy a low cost of living and access to outdoor activities such as boating and fishing. The state also has a growing economy, particularly in the healthcare and tourism industries.

Top cities to consider for homebuyers in South Carolina include:

• Charleston: Known for its historic architecture and beaches, Charleston has a diverse real estate market with many affordable options.
• Greenville: Located in the foothills of the Blue Ridge Mountains, Greenville has a growing real estate market and a variety of outdoor activities.
• Columbia: The capital city of South Carolina, Columbia offers a low cost of living and access to cultural attractions such as museums and theaters.

20. New Mexico – Home Value: $279,763

Known for its unique blend of cultures and beautiful desert landscapes.

New Mexico is a state that is known for its unique blend of cultures and beautiful desert landscapes. Homebuyers in New Mexico can enjoy a low cost of living and access to outdoor activities such as hiking, skiing, and hot springs. The state is also home to several top-rated universities.

Top cities to consider for homebuyers in New Mexico include:

• Albuquerque: The largest city in New Mexico, Albuquerque has a diverse real estate market with many affordable options.
• Santa Fe: Known for its historic architecture and art scene, Santa Fe offers a mix of culture and natural beauty.
• Las Cruces: Located in southern New Mexico, Las Cruces offers a low cost of living and access to outdoor activities such as hiking and camping.

When considering buying a house in any of these states, there are a few things to keep in mind. While the cost of living and housing prices are generally lower in these states, it’s important to consider factors like job opportunities, local amenities, and the quality of schools before making a decision. Additionally, the ZHVI can vary widely within a state, so it’s important to research specific cities and neighborhoods to get a more accurate picture of the local housing market.

Source: 

• https://www.zillow.com/research/data/