Buying a home can feel overwhelming as prices continue to climb and competition remains strong in many markets. Buyers often begin their search expecting limited inventory and bidding wars that stretch their budgets. Even so, opportunities still exist for those willing to expand their search and stay patient.
Across California, there are cities where homes priced under 400K can still be found despite rising costs in well known hubs. These areas may not always grab headlines, but they offer practical options for buyers focused on affordability and long term value. This listicle highlights the California cities where finding a home under 400K is still possible today.
1. Bakersfield, CA
Bakersfield keeps showing up on affordability lists for good reason. With a median home price around $350K, it’s one of the few big California cities where the dream of owning a house is still possible. You’ll get a decent-sized home, plenty of inventory, and a strong local rental market too if you’re investing.
Source: Realtor.com
2. Fresno, CA
Fresno is growing fast but still keeps prices somewhat in check. Homes here average around $400K, and there are still plenty of listings below that, especially in older neighborhoods or for starter homes. It’s also got a solid job market, good food, and a central location.
Source: Realtor.com
3. Porterville, CA
In Porterville, you can still score a 3-bedroom home for under $340K. It’s smaller than nearby cities like Fresno, but that’s part of why it’s so affordable. The town sits near Sequoia National Forest and offers a slower pace of life with much lower costs.
Source: Redfin
4. Tulare, CA
Tulare sits between Bakersfield and Fresno and is often overlooked, which is good news for buyers. Home prices here average around $349K, and many are move-in ready. It’s a small, agricultural town with schools, parks, and plenty of space for families.
Source: Zillow
5. Central Valley Region
If you’re open to smaller towns across California’s Central Valley like Madera, Merced, or Kingsburg, you’ll find solid options under $400K. As of late 2025, the median sold price across the region was about $330K. These areas may not be booming, but they’re affordable and stable.
Source: Realtor.com
6. Barstow, CA
Barstow flies way under the radar, but homes here are dirt cheap by California standards. Many are listed between $250K and $310K. It’s out in the Mojave Desert and pretty remote, but if you want to own property and stay within state lines, it works.
Source: Zillow
7. Stockton, CA
Stockton’s median home price sits just above $400K, but you’ll still find plenty of listings below that number. It’s a large city in the Central Valley with direct freeway access to the Bay Area, which is why some buyers are jumping in now before prices rise again.
Source: The Californian
8. Hemet, CA
Hemet sits in Riverside County and has a mix of homes under and just over $400K. Many listings come in around $375K to $395K, especially for older homes or those a bit outside the center. It’s a good pick if you want to stay in SoCal without stretching your budget.
Source: Realtor.com
Read More From Bae Area and Beyond
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