25 Cheapest Cities In The PNW For Homebuyers

Highlights

• The most affordable city on our list is Pocatello, Idaho with an average list price of $323,762.
• 2 of the top 5 most affordable cities are in Eastern Washington. Yakima and Moses Lake are both about 3 hours from Seattle. Idaho cities took 3 of the top 5 spots.
• Eight of the top 25 cities are in Idaho. Ten are in Washington and 7 are in Oregon.
• Hunts Point, Washington, ranked the most expensive city in the findings, with a typical list price of $7.7 million.

The Pacific Northwest is notorious for high housing costs. Billionaire’s enclave, Medina, Washington — home of Microsoft founder Bill Gates — has an average home price of $4.4 million, according to our research.

But lack of affordability isn’t found only in the ritziest places. More typical PNW cities like Redmond and Bellevue have average list prices of around $1.5 million. Even homes in Boring, Oregon (a real place) top $700,000. Once-affordable havens like Boise, Idaho, are now pushing half a million dollars.

What’s going on? High-income tech jobs drive up demand for already-limited housing options. World-renowned companies like Microsoft, Amazon, Starbucks and Boeing dominate the local economy. Challenging geography for building in the region doesn’t help the situation.

To give home shoppers a fighting chance, MortgageResearch.com compiled a list of the 25 cities in the PNW with the cheapest housing. We analyzed over 850 cities and towns in Washington, Oregon and Idaho, then ranked cities by average home price. Cities with populations over 25,000 were considered.

Coming in at number one is Pocatello, Idaho, a city of over 50,000 residents in the southeast corner of the PNW. Average home prices here are under $325,000 and it boasts the bustling Idaho State University. Not far away is Twin Falls, ranking third. Eastern Washington cities Yakima and Moses Lake rank 2nd and 4th. Rounding out the top five is Lewiston, Idaho, which offers Idaho’s only seaport 465 miles inland.

Looking to be a PNW homeowner? This list might start you on the right foot.

Homeownership cost isn’t all about home price. To add context, we estimated a monthly payment including private mortgage insurance, local property taxes and homeowners insurance. MortgageResearch.com also estimated utility costs and commute time based on Census Bureau data.

More About the Top 10

You can find quintessentially northwest living in any of the top 25 most affordable cities in the PNW. Here are more details on the top 10.

1. Pocatello, Idaho

Pocatello is a hidden gem that offers a unique blend of affordability, outdoor beauty, and strong community values, making it a great place to live for families, retirees, and outdoor enthusiasts. With a cost of living and median home price well below the national average, residents can enjoy a high quality of life without financial strain. This affordability extends to everyday essentials like groceries, utilities, and transportation.

Nestled between the Portneuf and Bannock mountain ranges, Pocatello provides easy access to hiking, biking, skiing, kayaking, and other outdoor activities. The nearby Caribou-Targhee National Forest and the Portneuf River further enhance its appeal for nature lovers.

Pocatello is also home to Idaho State University, which adds vibrancy and educational opportunities to the community. The city’s cultural scene includes museums, art galleries, and Zoo Idaho, while the revitalized historic downtown offers local shops and eateries.

The community spirit is another standout feature. Friendly residents, neighborhood events, and regular festivals foster a strong sense of belonging. Transportation is also convenient, with access to two major interstates, public transit, and a regional airport. Employers include Idaho State University, Onsemi, and the FBI’s data center.

2. Yakima, Washington

Yakima offers a unique blend of natural beauty, agricultural richness, and a relaxed lifestyle that makes it a great place to live. Nestled in the Yakima Valley, the area boasts over 300 days of sunshine each year, offering a stark contrast to the cloudy weather found in much of the Pacific Northwest. This sunny climate supports a thriving agricultural industry, with the region being a national leader in hops production and home to countless vineyards, orchards, and farms. Residents enjoy easy access to fresh, local produce and world-class wine.

Outdoor enthusiasts love Yakima for its proximity to natural attractions like Mount Rainier, Mount Adams, and the Yakima River Canyon, making hiking, fishing, rafting, and skiing part of everyday life. The cost of living is significantly lower than in urban areas like Seattle, particularly when it comes to housing and property taxes. This affordability makes Yakima especially attractive to families and retirees.

Despite its smaller size, Yakima offers a surprising array of amenities, including a regional airport, quality healthcare facilities, and a growing arts and culture scene. Its tight-knit community feel is complemented by family-friendly neighborhoods, local festivals, and a slower, more peaceful pace of life.

3. Twin Falls, Idaho

Twin Falls is increasingly seen as a hidden gem in southern Idaho—a great place to live, work, and explore. Nestled along the stunning Snake River Canyon, the area is home to breathtaking landscapes and iconic sights like Shoshone Falls—often called the “Niagara of the West.” With easy access to hiking, kayaking, BASE jumping, and fishing, Twin Falls is ideal for outdoor enthusiasts who want year-round adventure just minutes from home.

Affordability is another major draw, making Twin Falls an appealing option for families, young professionals, and retirees alike. In addition, Twin Falls has a strong local economy supported by agriculture and food production industries—most notably Chobani and Glanbia—providing stable job opportunities.

The city offers solid amenities, including quality healthcare through St. Luke’s Magic Valley Medical Center, a regional airport, and growing options for dining, shopping, and entertainment. The community is known for being welcoming, family-oriented, and engaged, with regular local events, farmers markets, and outdoor festivals.

4. Moses Lake, Washington

Moses Lake offers a desirable mix of affordability, outdoor recreation, and community spirit that makes it a great place to live. Located in central Washington, the city is named after its large freshwater lake, which serves as a hub for boating, fishing, swimming, and other water sports. With over 300 days of sunshine annually, Moses Lake is ideal for those who love the outdoors, offering numerous parks, trails, and recreation areas like Cascade Park and the Moses Lake Sand Dunes.

With the cost of living in Moses Lake significantly lower than the national and state averages, it is a budget-friendly option for families, retirees, and first-time homebuyers. This affordability, combined with a growing job market in agriculture, manufacturing, and clean energy, contributes to the area's economic stability.

Moses Lake also boasts a tight-knit, welcoming community. Residents enjoy local events, a developing arts and cultural scene, and access to public amenities such as libraries, community centers, and sports facilities. The city is served by the Grant Transit Authority, providing accessible public transportation within the region.

5. Lewiston, Idaho

Nestled at the confluence of the Snake and Clearwater Rivers, Lewiston offers residents a unique blend of natural beauty, affordability, and small-town charm. Known as the “Banana Belt” of the Pacific Northwest, Lewiston enjoys a mild climate with more sunshine and less snow than many other parts of Idaho, making it an ideal spot for year-round outdoor activities.

Nature lovers are drawn to Lewiston’s proximity to scenic destinations like Hells Gate State Park and the entrance to Hells Canyon, the deepest river gorge in North America. Residents enjoy hiking, boating, fishing, and biking along the river trails, all just minutes from home. The rivers also provide a picturesque setting for the city’s waterfront parks and recreation areas.

The local economy is supported by manufacturing, agriculture, and education, with Lewis–Clark State College playing a central role in the community. Lewiston also offers excellent public services, well-maintained parks, and a growing arts and culture scene. The downtown area is home to shops, breweries, local eateries, and community events that bring people together.

6. Longview, Washington

Located along the Columbia River, Longview is known for its natural beauty, with highlights like the picturesque Lake Sacajawea, a 40-acre lake surrounded by parks and walking trails. The lake area is home to a Japanese garden, and it's a central hub for local events, including the popular Go 4th Festival, which draws thousands of visitors each year. For nature lovers, the city’s parks and nearby outdoor spaces provide ample opportunities for recreation, such as hiking, boating, and fishing.

Longview Public Schools and Lower Columbia College provide quality education options for families and individuals seeking further learning opportunities.

With its combination of affordable living, scenic beauty, and a vibrant community, Longview is a great place to live for those seeking a peaceful, yet active lifestyle away from the hustle of larger cities.

7. Caldwell, Idaho

Whether you’re drawn to its parks, educational institutions, or outdoor recreation, Caldwell is a wonderful place to call home, making it an increasingly popular place to live in the Treasure Valley.

In addition to its affordability, Caldwell’s outdoor offerings are another major draw. The city is home to numerous parks, including Memorial Park, which features sports courts, playgrounds, and open spaces for gatherings. The nearby Lake Lowell provides opportunities for boating, fishing, and wildlife viewing, making it ideal for nature lovers and outdoor enthusiasts. Additionally, Caldwell’s location in the heart of the Treasure Valley means that residents have easy access to hiking, biking, and other outdoor activities in nearby mountains and foothills. The city is home to the College of Idaho, a private liberal arts college that adds cultural and economic vibrancy to the area.

8. Idaho Falls, Idaho

Idaho Falls offers a balanced lifestyle with a strong sense of community, abundant outdoor activities, and accessible amenities. Located along the scenic Snake River, the city is known for its picturesque surroundings, including the iconic Idaho Falls waterfall in the heart of downtown.

Outdoor enthusiasts will find plenty to love about Idaho Falls. The city is home to over 50 parks and 26 miles of multi-purpose trails, perfect for hiking, biking, and enjoying nature. Tautphaus Park, with its zoo and amusement park, is a local favorite, while the Snake River Greenbelt offers scenic walking and biking paths that are perfect for outdoor adventures year-round. The area also provides opportunities for fishing, boating, and wildlife viewing, making it ideal for those who enjoy an active lifestyle.

Idaho Falls boasts a tight-knit community with excellent schools, cultural amenities, and public services. The city hosts a variety of events, including the famous War Bonnet Round Up, Idaho's oldest rodeo.

9. Spokane, Washington

A dynamic city that combines the best of urban living with abundant outdoor recreation, Spokane has something for everyone.

While the city has experienced some growth in recent years, housing remains relatively affordable compared to larger Washington cities like Seattle. This allows individuals and families to enjoy a good quality of life without the financial strain of larger metropolitan areas.

The city is home to Riverfront Park, a 100-acre park offering walking trails, scenic views, and space for community events. Just outside the city, Mount Spokane State Park provides excellent skiing in the winter and hiking, biking, and wildlife viewing in the warmer months. With miles of trails and proximity to natural landscapes, Spokane is an ideal destination for those who enjoy an active, outdoor lifestyle.

The city also boasts a rich cultural scene. Spokane Civic Theatre offers a variety of performances year-round, while the Spokane Public Library system provides residents with access to resources, programs, and events. Additionally, Gonzaga University adds to the area’s educational and cultural vibrancy.

10. Grants Pass, Oregon

Grants Pass is an excellent place for those seeking a fulfilling, balanced lifestyle in Southern Oregon. Nestled in the scenic Rogue Valley, the city provides a peaceful, small-town atmosphere with the convenience of nearby amenities.

The cost of living in Grants Pass is slightly above the national average but remains more affordable compared to other parts of Oregon. Outdoor enthusiasts will love the abundant recreational opportunities in and around Grants Pass. The city boasts over 20 parks, including Riverside Park, which offers playgrounds, picnic areas, and easy access to the Rogue River for fishing and boating. The river is also renowned for white-water rafting, attracting adventure seekers year-round. Additionally, Redwood Park and Morrison Centennial Park provide further opportunities for outdoor activities, including walking trails and sports facilities.

Grants Pass hosts events like the annual Boatnik Festival and the Josephine County Fair bringing residents together. The city also offers access to Rogue Community College, providing educational opportunities, and healthcare services are available through Asante Three Rivers Medical Center.

The 5 Most Expensive Cities

The following five cities stood out as the most expensive in the region, disregarding population. Not surprisingly, they are all small boroughs on the east side of Seattle on Lake Washington, boasting homes of dignitaries such as Microsoft founder Bill Gates, Amazon founder Jeff Bezos, former Seattle Seahawks coach Pete Carroll, and others.

Methodology

To arrive at the 25 Cheapest Cities for Housing in the Pacific Northwest, MortgageResearch.com started with Zillow Home Value Index (ZHVI) Single-Family Home Time Series for January 2025 in Washington, Oregon, and Idaho, considering cities with populations over 25,000.

We then ranked cities by typical single-family home price. To give more context, we estimated a total monthly payment for housing including principal and interest based on 30-year fixed mortgage with 5% down at 6.965%, the 30-day average from Optimal Blue. We then added estimated costs for private mortgage insurance from MGIC, property taxes from the Tax Foundation, and homeowner’s insurance averages from Bankrate.

Average commute times and utility cost estimates are from the Census Bureau’s 2023 American Community Survey five-year estimates. Population figures were also from the Census Bureau.