Want to reside in a lake town on the West Coast? Be prepared to shell out more money for four seasons’ worth of recreational activities. There are 10 locales worth checking out where the average single-family home costs are under $1 million, according to an in-house GOBankingRates study.
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Utilizing sources like Travel + Leisure, the U.S. Census Bureau, Sperling’s BestPlaces and more, GOBankingRates factored in key data like the household median income, average single-family home value and total monthly cost of living to determine the nation’s most economical lake towns.
Below are the 10 most affordable lake towns on the West Coast. Also, see our full ranking of America’s 20 most affordable lake towns.
1. Clearlake, California
- Median household income: $41,580
- Average single-family home value: $211,659
- Total cost of living (monthly): $3,447
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2. Klamath Falls, Oregon
- Median household income: $47,268
- Average single-family home value: $306,720
- Total cost of living (monthly): $3,591
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3. Shasta Lake, California
- Median household income: $61,319
- Average single-family home value: $296,186
- Total cost of living (monthly): $3,896
4. Wenatchee, Washington
- Median household income: $70,000
- Average single-family home value: $499,406
- Total cost of living (monthly): $4,659
5. Lakewood, Washington
- Median household income: $70,524
- Average single-family home value: $533,353
- Total cost of living (monthly): $5,056
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6. Big Bear Lake, California
- Median household income: $74,728
- Average single-family home value: $591,145
- Total cost of living (monthly): $5,486
7. Lake Elsinore, California
- Median household income: $96,527
- Average single-family home value: $597,232
- Total cost of living (monthly): $5,839
8. Chelan, Washington
- Median household income: $71,996
- Average single-family home value: $709,418
- Total cost of living (monthly): $5,864
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9. South Lake Tahoe, California
- Median household income: $73,940
- Average single-family home value: $672,399
- Total cost of living (monthly): $6,188
10. Folsom, California
- Median household income: $139,263
- Average single-family home value: $792,900
- Total cost of living (monthly): $6,789
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Photo disclaimer: Photos are for illustrative purposes only. In many cases, the closest major city outside of the city/county mentioned in the article was used.
Methodology: For this study, GOBankingRates identified the 20 most affordable lake towns to live in across the United States. The initial list of towns was compiled using rankings from Travel + Leisure’s Best Lake Towns in America, MSN’s Best Lake Towns to Live in America and Thrillist’s Best Lake Town Destinations in America. Once the locations were selected, GOBankingRates analyzed several key data points sourced from the U.S. Census Bureau’s American Community Survey, including total population, percentage of residents age 65 and over, median household income and total number of households. Cost-of-living indexes were obtained from Sperling’s BestPlaces. To estimate average household expenditures, national data from the Bureau of Labor Statistics’ Consumer Expenditure Survey was used. Home affordability was assessed using the Zillow Home Value Index for single-family homes. Assuming a 10% down payment and a national average 30-year fixed mortgage rate of 6.56% (as reported by the Federal Reserve Economic Data on Sept. 2, 2025), average monthly mortgage costs were calculated for each town. By combining mortgage costs with estimated household expenditures, the total cost of living for basic necessities was determined. The towns were then ranked from most to least affordable. All data is current as of Sept. 3, 2025.
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This article originally appeared on GOBankingRates.com: 10 Most Affordable West Coast Lake Towns
