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11 Cheapest States to Buy a House

Finding your dream home at an affordable price can feel like a never-ending uphill battle. 

Did you know the location dramatically affects how much you’ll pay for a new house? 

If you’re looking to by a home in a cheap state, you’re in luck. This guide breaks down the 11 most budget-friendly states where buying a home won’t break the bank.

Keep reading to learn more about where your homeownership dreams could become reality!

Key Takeaways

  • States like West Virginia, Mississippi, and Louisiana rank among the most affordable places to buy a home in America with low median home prices.
  • Aside from the purchase price, consider additional expenses such as homeowners insurance, property taxes, and potential repair costs when budgeting for your new house.
  • Pay attention to factors that can affect resale value including location, market trends, and local developments to make smart investment decisions in these cost-effective housing markets.
  • When saving for a down payment on a home in one of these inexpensive states, create a strict budget and explore money-saving strategies such as automatic savings transfers or government programs for assistance.
  • Before buying a house in an affordable state like Arkansas or Indiana, thoroughly research local economic conditions and compare cost-of-living expenses across different areas to ensure you’re making an informed choice.

How much does it cost to buy a house?

Moving from the allure of affordable housing, let’s talk numbers. The cost of buying a house varies widely across the United States. Median home prices serve as a benchmark, reflecting what most buyers might expect to pay in a specific state or region.

In some areas, you can find low-cost homes for just over $100,000 while more expensive markets might demand upwards of half a million dollars or more for similar properties.

Purchasing your dream home involves several factors beyond the sale price. Budget-conscious buyers must account for homeowners insurance and property taxes when tallying up expenses.

Additionally, costs like closing fees, maintenance expenses, and potential repairs also play significant roles in determining your overall investment in residential real estate. Keep these variables in mind as you explore budget-friendly real estate options within the 11 cheapest states to buy a house.

Buying a cheap house: Costs to consider

When buying a cheap house as a first-time homebuyer, there are several costs to consider beyond the sale price. These include homeowners insurance, property taxes, and potential repairs that may be needed.

Sale price

The sale price of a house is often the number that catches your eye. But it’s crucial to dig deeper. It represents just the starting point in your home-buying adventure — not the full cost of homeownership.

In states with affordable real estate markets, you’ll find low-priced homes that might seem like an absolute steal. Yet, even in these budget-friendly states, prices can vary widely depending on location and property features.

Make sure you’re comparing apples to apples when evaluating housing options across different areas. Look beyond the sticker price to determine if a property truly fits into your financial plan.

Affordable housing doesn’t mean sacrificing quality; many economical properties offer great value without breaking the bank. Focus on finding a balance between what you need and what you can afford as you navigate through various inexpensive residential properties available in these cost-effective housing markets for homebuyers like yourself.

Homeowners insurance

Homeowners insurance protects your investment from unexpected events like fires, theft, or natural disasters. It’s a must-have for every homeowner because it secures not just your house but also the possessions inside it.

Costs can vary widely depending on where you live and how much coverage you need. As you search for affordable real estate markets, consider the insurance premiums as an essential part of your budgeting plan.

Keep in mind that cheap homes might come with higher insurance rates if they’re located in areas prone to certain risks such as flooding or hurricanes. You want to make sure that you’re saving money on both ends — on the purchase price and on the recurring costs associated with owning a home.

Be smart about reviewing different insurance policies to find one that offers comprehensive coverage at a price that aligns with your financial goals in homeownership.

Property taxes

When considering the cost of buying a house, property taxes are an essential factor to keep in mind. These taxes vary from state to state and can significantly impact your overall housing expenses.

Understanding the property tax rates in the states you’re interested in will help you make an informed decision about where to buy a home. Keeping property tax costs low is crucial for budget-conscious buyers looking for affordable real estate options.

As part of your budgeting process, it’s important to research and compare property tax rates among different states. Finding a location with lower property taxes could potentially save you money and make homeownership more manageable in the long run.


When considering the cost of buying a house, it’s essential to budget for potential repairs. These costs can include fixing plumbing issues, replacing windows, roof repairs, or electrical problems. It’s important to allocate funds for unexpected repairs so you can maintain your new home without financial strain.

As a prospective homeowner in an affordable state, you should factor in potential repair expenses when setting your budget. 

By planning for these costs upfront and being financially prepared, you’ll be better equipped to handle any necessary repairs that may arise once you’ve purchased your new home.

The cheapest states to buy a house

When it comes to finding the most affordable housing options, states like West Virginia, Mississippi, and Louisiana offer some of the lowest median home prices in the country. 

If you’re budget-conscious and looking for a great deal on a new home, these states could be worth considering.

1. West Virginia

West Virginia offers some of the most affordable housing options in the country. With low real estate prices and a lower cost of living compared to many other states, West Virginia is an attractive option for budget-conscious homebuyers.

The state provides a variety of economical property choices, making it an ideal place for those looking to purchase a home without breaking the bank. Additionally, West Virginia’s picturesque landscapes and rich cultural heritage make it an appealing location for those seeking both affordability and natural beauty.

2. Mississippi

Mississippi offers some of the most affordable housing options in the country, with low-cost homes and a budget-friendly real estate market. The state’s median household income combined with its property values make it an excellent choice for budget-conscious buyers looking to become homeowners in an economical state.

With its affordable housing markets and inexpensive residential properties, Mississippi provides cost-effective states for purchasing a home.

3. Louisiana

Louisiana offers affordable housing options for budget-conscious buyers. With a low-cost real estate market, you can find inexpensive residential properties that fit your budget. Property values in Louisiana make it an economical state for homebuyers, making it one of the cheapest states to buy a house.

4. Kentucky

Among the cheapest states to buy a house, Kentucky stands out with its affordable housing options. With low-cost homes and an economical real estate market, Kentucky offers budget-conscious buyers the opportunity for homeownership without breaking the bank.

The state also presents attractive property values, making it an appealing choice for those looking for inexpensive residential properties.

Kentucky’s well-priced housing market, combined with its median household income and cost-effective states for purchasing a home make it a desirable option for prospective homeowners looking to invest in affordable real estate markets.

5. Oklahoma

Oklahoma offers affordable housing options, making it an attractive state for budget-conscious homebuyers. The low real estate prices and cost-effective housing market in Oklahoma provide opportunities to purchase property without breaking the bank.

With a median household income that stretches further due to the inexpensive residential properties, Oklahoma is a great option for those looking to enter homeownership without overspending.

The budget-friendly real estate market in Oklahoma offers budget-conscious buyers a chance to find affordable housing with reasonable sale prices. In addition to the low-priced homes in this region, understanding the property values and considering future resale value can make buying a house in Oklahoma not only affordable but also financially savvy.

6. Arkansas

Investing in real estate in Arkansas can be an economical choice for budget-conscious buyers. The state offers a low-cost housing market with affordable residential properties and cost-effective housing options.

Property values are relatively inexpensive, making it a favorable place for homebuyers looking to purchase a house without going broke. With its budget-friendly real estate market, Arkansas presents an opportunity for prospective homeowners to find affordable homes that meet their financial needs.

Considering the median household income and property prices in Arkansas, it stands out as one of the least expensive states for purchasing a home. The state’s residential real estate provides economical options that cater to budget-conscious buyers seeking affordable housing.

7. Iowa

Moving on to Iowa, this state offers some of the most budget-friendly real estate options in the country. With affordable housing markets and low-priced homes, Iowa provides a great opportunity for budget-conscious buyers looking to become homeowners.

The cost-effective housing options in Iowa make it an attractive choice for those seeking inexpensive residential properties with potential for long-term value appreciation.

Iowa’s economical property market and low-cost states for real estate create an appealing environment for individuals interested in purchasing a home without breaking the bank. As you consider your options, keep Iowa on your radar as one of the affordable states for homebuyers looking to make a wise investment in residential real estate.

8. Kansas

If you’re considering affordable states for purchasing a home, Kansas offers several budget-friendly options. With its low-cost homes and economical property market, Kansas provides opportunities for budget-conscious buyers to invest in residential real estate.

The state’s affordable housing market presents cost-effective housing options that could be appealing to prospective homeowners looking for inexpensive residential properties in a stable and thriving community.

9. Ohio

Ohio offers budget-friendly real estate options for prospective homeowners. The state is known for its affordable housing markets, making it an ideal choice for budget-conscious buyers.

With low-priced homes and a cost-effective real estate market, Ohio provides opportunities for individuals looking to purchase a home without breaking the bank. Additionally, the state’s median household income and property values create a favorable environment for those seeking economical housing options.

When considering buying a house in Ohio, it’s important to recognize the potential resale value of properties. By understanding the local property market and focusing on areas with promising appreciation rates, you can make a smart investment while enjoying affordable homeownership in this state.

10. Alabama

Among the list of affordable states for homebuyers, Alabama offers a range of budget-friendly real estate options. With its low-cost homes and economical property market, prospective homeowners can find attractive residential properties that fit their budget.

The housing market in Alabama provides cost-effective housing options to accommodate budget-conscious buyers looking to invest in real estate without breaking the bank.

11. Indiana

Indiana is another affordable state for homebuyers. With its lower-than-average housing costs, you can find budget-friendly options in various parts of the state. The median household income in Indiana makes purchasing a home more attainable, and property values are reasonable.

If you’re looking for an economical place to buy a house without sacrificing quality, Indiana may be the right choice for you.

Pro tip: Don’t overlook resale value

When considering buying a home in the cheapest states, it’s crucial not to overlook resale value. Improving the property and keeping up with maintenance can significantly impact its potential resale price.

Keep in mind that location, market trends, school systems, and neighborhood developments also influence the resale value of your home. Therefore, staying informed about these factors can help you make strategic decisions when investing in affordable housing.

As you explore cost-effective options across different states for purchasing a home, understanding the significance of resale value will be key in making informed choices about your future investment.

Cheapest state to buy a house: FAQs

Is it smart to buy property in the cheapest states? How can I save money for a down payment? What do I need to know about buying a house in a cheap state? Find out the answers to these frequently asked questions as you prepare to purchase a home in an affordable state.

Is it smart to buy property in the cheapest states?

Buying property in the cheapest states can be a smart financial decision. You can find affordable housing options without stretching your budget, making homeownership more accessible.

By purchasing in these areas, you may also have the potential to see significant increases in property value over time.

Investing in real estate within the lowest-cost states provides an opportunity for future financial gain as these markets continue to grow. It’s important to do thorough research and work with a trusted real estate agent to find the best investment opportunities that align with your long-term goals and affordability.

How can I save money for a down payment?

To save money for a down payment, start by creating a budget to track your expenses and identify areas where you can cut back. Consider setting up an automatic transfer from your checking account to a dedicated savings account, making it easier to consistently save.

Additionally, look into potential sources of extra income, such as taking on a part-time job or freelancing. You can also explore government programs that offer assistance with down payments for first-time homebuyers.

Ensuring you’re paying off high-interest debt will improve your credit score and make you more eligible for favorable mortgage rates. Finally, consider adjusting your lifestyle to reduce unnecessary spending; this could include cutting out non-essential expenses like dining out frequently or upgrading gadgets too often.

What do I need to know about buying a house in a cheap state?

When considering buying a house in a cheap state, it’s essential to research the local housing market and economic trends. Look into median household income, property values, and affordability rates in different areas.

Additionally, consider factors such as employment opportunities and community amenities in these states to ensure that you are making a well-informed decision when purchasing a home.

Understanding the cost of living in each state is crucial; compare property taxes, homeowners insurance rates, and potential repair costs for homes in these affordable areas. Take note of any budget-friendly real estate programs or incentives that may be available to first-time home buyers to help make your purchase more feasible.

Ready to buy a house in a cheap state?

Are you ready to embark on your journey of homeownership in a state that won’t break the bank? It may make sense to explore the top 11 cheapest states to buy a house. 

But buying a house is a major decision no matter how much your property costs. That being the case, you’re best off joining forces with a seasoned real estate professional who can work with you and help you make shrewd decisions.

When you’re ready to take the plunge, book a free consultation with a real estate expert today.

More frequently asked questions

1. What are the top 3 cheapest states to buy a house?

The top 3 cheapest states to buy a house are West Virginia, Arkansas, and Mississippi.

2. Can first-time home buyers benefit from buying in these states?

Yes, first-time home buyers can benefit from affordable housing options and potential financial incentives available in these states.

3. Are there any downsides to buying a house in one of these cheaper states?

One downside may be limited employment opportunities or lower average incomes compared to more expensive areas.

4. How do property taxes compare in these affordable states?

Property taxes tend to be lower in these affordable states compared to more expensive regions, potentially reducing overall homeownership costs.

5. Are there notable differences in living standards between cheaper and more expensive states for buying a house?

While cost of living is generally lower in these cheaper states, other factors such as access to amenities and quality of infrastructure may vary compared to more expensive areas.

To learn more about what to expect in your journey to homeownership, read our free first-time homebuyer’s guide.


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