Most affordable places to live in North Dakota have cost of living 4% below the national average, with housing costs running 19% lower than typical American markets. Families earning $60,000 annually save about $2,400 on housing alone compared to national norms.
Whether you dream of ice fishing on or exploring the Sheyenne River, North Dakota’s affordable cities offer exceptional value without sacrificing quality of life. These locations combine budget-friendly housing and a welcoming environment across the Peace Garden State.
Key Takeaways
- Oakes ranks as the most affordable North Dakota city with median home prices at $126,558 and rent averaging just $620 monthly.
- North Dakota residents enjoy transportation costs 39.4% below the U.S. median.
- The seven cheapest places to live in North Dakota feature median home prices ranging from $126,558 to $208,303, with rental options between $620 and $859 monthly .
- Beulah and Stanley lead the state with median household incomes exceeding $90,000 annually.
Comparing Most Affordable Places to Live in North Dakota
| City | Median Home Prices | Median Rent | Cost of Living vs US | Best For |
| Oakes | $126,558 | $620 | 29.1% below | Retirees, families, agricultural professionals |
| Valley City | $160,064 | $850 | 24.4% below | College students, outdoor enthusiasts, history buffs |
| Jamestown | $175,801 | $859 | 19.9% below | Families, healthcare workers, history buffs |
| Beulah | $191,416 | $808 | 18.9% below | Energy professionals, fishing enthusiasts |
| Wahpeton | $198,340 | $750 | 23.6% below | Technical students, manufacturing workers |
| Devils Lake | $204,394 | $850 | 21.2% below | Fishing enthusiasts, retirees |
| Stanley | $208,303 | $735 | 17.4% below | Oil industry workers, skilled trades |
7 Most Affordable Places to Live in North Dakota in 2025
1. Oakes
- Median Home Price: $126,558
- Median Rent: $620
- Cost of Living: 29.1% below US average
- Best For: Budget-conscious retirees, young families prioritizing homeownership, agricultural professionals, remote workers
Oakes, is a small agricultural town with fewer than 2,000 residents. It’s known for its affordability and strong community spirit. Transportation costs are about 39.4% lower than the national average, and 78.5% of residents own their homes.
The Oakes Public School District serves K–12 students through Oakes High School and Oakes Elementary, both with solid academic ratings. Moreover, Oakes City Park draws locals in summer with its pools, ball fields, and shaded picnic areas
Nearby, the James River offers year-round fishing and kayaking.. Each year, the Oakes Day Festival brings the community together with parades, live music, and local vendors celebrating prairie heritage.
Although winters can be harsh, often falling below zero, residents take them in stride. Dining and entertainment options are limited, and larger cities are about a 45-minute drive away.
👉 Enjoy peaceful small-town living and great value in Oakes. So start your Oakes homes for sale search today!
2. Valley City
- Median Home Price: $160,064
- Median Rent: $850
- Cost of Living: 24.4% below US average
- Best For: College students and faculty, outdoor enthusiasts, history buffs, families wanting walkable downtown charm
Valley City, known as the “City of Bridges,” sits along the picturesque Sheyenne River Valley. Its 11 historic bridges create postcard views for this college town. Medicine Wheel Park adds local charm with a 213-foot solar calendar, Native American burial mounds, and peaceful nature trails.
Valley City High School, Washington Elementary, and Jefferson Elementary serve a growing student population. Valley City State University anchors community life. It offers arts performances, theater productions, and sporting events. Additionally, the Sheyenne RiverFest draws crowds for kayaking, music, and food vendors.
Utilities cost 15.5% less than the national average. Although poverty rates reach 16.4%, much of that reflects the student population. Valley City ranks high among affordable places in North Dakota for those who enjoy university-connected living.
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3. Jamestown
- Median Home Price: $175,801
- Median Rent: $859
- Cost of Living: 19.9% below US average
- Best For: Families prioritizing education quality, healthcare workers, outdoor recreation enthusiasts, history buffs
Jamestown, the “Pride of the Prairie,” blends small-town affordability with mid-sized convenience. In fact, Clever Real Estate ranked Jamestown #1 Most Affordable Place in North Dakota.
Here, housing costs run 36.4% lower than national averages. Jamestown public schools enrolled 2,033 students in 2024–25 across elementary, middle and high schools. Moreover, the North American Bison Discovery Center features interactive exhibits and live bison tours.
Nearby, Jamestown Reservoir offers sailing, fishing, and camping. Each summer, the Buffalo Days celebration fills the city with rodeos, parades, and Western flair. With its strong schools, outdoor recreation, and heritage pride, Jamestown remains one of the best affordable places to live.
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4. Beulah
- Median Home Price: $191,416
- Median Rent: $808
- Cost of Living: 18.9% below US average
- Best For: Energy industry professionals, fishing and hunting enthusiasts, families seeking high incomes, boating aficionados
Beulah sits on the southern shore of Lake Sakakawea. Here residents who enjoy easy access to the outdoors. Energy industry growth fuels the local economy and is a stable income for many.
Lake Sakakawea’s 1,600 miles of shoreline create a haven for anglers and boaters. Beulah Bay Recreation Area offers a full-service marina, campsites, and a beach. In addition, Coal Country Days celebrates the town’s mining history with parades, dances, and local vendors.
The median household income reaches $90,655. Moreover, the unemployment rate stands at 6.2%. Beulah public schools serve K–12 students with a focus on vocational programs. Although the economy depends on the coal industry, poverty rate is low at 7.1%.
👉 Find comfort and opportunity in Beulah. So begin your Beulah homes for sale search today!
5. Wahpeton
- Median Home Price: $198,340
- Median Rent: $750
- Cost of Living: 23.6% below US average
- Best For: Technical college students, manufacturing workers, racing enthusiasts, healthcare professionals, border-town seekers
Wahpeton shares the Red River with Breckenridge, Minnesota. Its residents benefit from dual-state access. As well as low transportation costs, which are 39.4% below the U.S. median.
Wahpeton High School, Leach Elementary, and Wahpeton Middle School offer strong K-12 vocational programs. The North Dakota State College of Science drives the local economy with STEM and technical education.
For entertainment, Red River Valley Speedway provides Friday night dirt track racing. Meanwhile Chahinkapa Park has a zoo, carousel, and walking trails. Although poverty rates reach 18.3%, this largely reflects the student population.
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6. Devils Lake
- Median Home Price: $204,394
- Median Rent: $850
- Cost of Living: 21.2% below US average
- Best For: Fishing and hunting enthusiasts, retirees prioritizing outdoor recreation, families seeking lake lifestyle, college students
Devils Lake sits along North Dakota’s largest natural lake. The lake has no natural outlet and has risen over 30 feet since 1993. This caused some floods, but created new fishing spots.
Grahams Island State Park offers 1,100 wooded acres, 130 native plant species, six cabins, and cross-country ski trails. Lake Region State College provides two-year technical and transfer programs for local students.
The Devils Lake Chamber Walleye Fishing Tournament draws anglers with a $6,500 first prize. Furthermore, Fort Totten State Historic Site preserves military frontier history nearby.
The median income in Devils Lake is $41,203, with poverty rates at 22.4%, the highest among North Dakota’s ranked cities. Despite this, affordable housing helps make comfortable living possible in this fishing paradise.
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7. Stanley
- Median Home Price: $208,303
- Median Rent: $735
- Cost of Living: 17.4% below US average
- Best For: Oil and gas industry workers, skilled tradespeople, families comfortable with economic volatility, entrepreneurs
Stanley Community Schools focus on career readiness. They offer Financial Literacy Boot Camps for juniors and seniors in 2024. Meanwhile, The Bakken oil field supports skilled trades and service jobs.
Nearby state recreation areas on Lake Sakakawea provide boating, camping, and fishing opportunities. The Stanley Fair brings rodeo, carnival rides, farm exhibits.
Despite an unemployment rate of 4.6%, poverty remains low at 5.4%. Also, low crime rates make it attractive for young families. However, The local economy faces risks from oil price swings and boom-bust cycles.
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How We Ranked North Dakota’s Most Affordable Cities in 2025
Our comprehensive analysis uses weighted criteria such as,
- Housing Costs (40%)
- Overall Cost of Living (25%)
- Employment Opportunities and Economic Stability (15%)
- Community Infrastructure and Amenities (10%)
- Education Quality and Access (5%)
- Safety and Crime Rates (5%)
Data sources include, Zillow Housing Market Data, RentCafe Cost of Living Index, U.S. Census Bureau American Community Survey, North Dakota Department of Commerce, Bureau of Labor Statistics Employment Statistics, University of North Dakota Economic Development programs, North Dakota State Board of Higher Education, local municipality websites, FBI Uniform Crime Reporting, HUD Fair Market Rent data, Niche.com community rankings, and North Dakota Insights education data.
What Drives Affordability in North Dakota?
Most affordable places to live in North Dakota have housing costs that are 19% lower than the national average. Furthermore, utilities also run about 19% cheaper than typical American markets.
The state blends its strong agricultural roots with a booming energy sector,. This creates diverse job opportunities while keeping property values reasonable.
Groceries cost around 4% less than national averages. Plus,d transportation expenses in cities like Oakes and Wahpeton run 39.4% below U.S. medians. Healthcare services are about 1% higher than the national norm. Insurance remains affordable with no risk of hurricanes or earthquakes.
These factors make North Dakota’s cheapest places remarkably budget-friendly throughout the year.
Smart Tips for North Dakota Living
- Explore Grahams Island State Park for 1,100 wooded acres, camping, and premier walleye fishing.
- Visit the National Buffalo Museum in Jamestown for interactive exhibits and live bison herd encounters.
- Experience Red River Valley Speedway in Wahpeton for Friday night dirt track racing.
- Tour Medicine Wheel Park in Valley City to explore the 213-foot solar calendar and Native American burial mounds.
- Attend seasonal festivals like Oakes Day Festival, Coal Country Days, and Stanley Fair.
- Budget for heating costs during harsh winters.
- Research technical programs at North Dakota State College of Science in Wahpeton for STEM career training opportunities.
Should You Move to North Dakota?
Most affordable places to live in North Dakota deliver exceptional value through housing costs up to 29.1% below national averages. This is combined with outdoor recreation, quality education, and tight-knit communities.
From Oakes’ $126,558 median home prices to Stanley’s $101,351 median household incomes,these 7 cities offers diverse options. State-wide housing costs remain 19% below U.S. averages. All while utilities, transportation, and groceries maximize household budgets.
Ready to explore most affordable places to live in North Dakota? Discover North Dakota homes for sale on Houzeo.
Frequently Asked Questions
What is the most affordable place to live in North Dakota?
The most affordable place to live in North Dakota is Oakes with median home prices at $126,558, median rent of $620, and cost of living 29.1% below the national average.
What are the top 7 most affordable cities in North Dakota?
The top 7 cheapest places to live in North Dakota include Oakes ($126,558 median home price), Valley City ($160,064), Jamestown ($175,801), Beulah ($191,416), Wahpeton ($198,340), Devils Lake ($204,394), and Stanley ($208,303).
Which North Dakota cities are best for families on a budget?
For families on a budget, Jamestown, Valley CityValley City, and Oakes rank best for families on a budget in North Dakota, offering highly rated public schools, safe neighborhoods, and housing costs 19.9% to 29.1% below national averages.
Are there affordable beach towns in North Dakota?
North Dakota features affordable lakefront communities rather than traditional beach towns, with Devils Lakeand BeulahBeulah offering premier waterfront living.
What makes North Dakota one of the most affordable states?
North Dakota's cost of living sits 4% below the national average with housing costs 19% lower and utilities 19% cheaper than typical American markets. The state's median home value of $278,800 represents 57.1% savings compared to national median prices.
