Cheapest places to live in Nevada
By Sol Lakein, founder of Slower Sundays. Updated November 2026.
- ElkoLowest home values$309,100 median
- MesquiteLowest rent$1,181 a month
- 9Places ranked20,000+ residents
The 3 cheapest in Nevada
- #1
Elko
- Home value
- $309,100
- Rent
- $1,267
- Growth
- +2.3%
- #2
Fernley
- Home value
- $366,700
- Rent
- $1,570
- Growth
- +14.5%
- #3
Mesquite
- Home value
- $388,600
- Rent
- $1,181
- Growth
- +17.3%
The 15 cheapest places to live in Nevada
| # | Place | Median home value | Median rent | Commute | Growth since 2020 |
|---|---|---|---|---|---|
| 1 | Elko | $309,100 | $1,267 | 26.6 min | +2.3% |
| 2 | Fernley | $366,700 | $1,570 | 27.9 min | +14.5% |
| 3 | Mesquite | $388,600 | $1,181 | 18.9 min | +17.3% |
| 4 | North Las Vegas | $404,400 | $1,705 | 26.7 min | +14.3% |
| 5 | Las Vegas | $427,900 | $1,563 | 25.7 min | +5.3% |
| 6 | Carson City | $453,000 | $1,248 | 20.5 min | -0.1% |
| 7 | Sparks | $483,800 | $1,716 | 24.0 min | +3.2% |
| 8 | Henderson | $484,900 | $1,824 | 24.3 min | +11.5% |
| 9 | Reno | $548,300 | $1,556 | 20.3 min | +7.4% |
Cheap often comes with a trade-off. Check the growth column: a shrinking population can mean fewer jobs nearby.
All 9, cheapest first
See all 9, cheapest first
| # | Place | Median home value | Median rent | Commute | Population 2025 |
|---|---|---|---|---|---|
| 1 | Elko | $309,100 | $1,267 | 26.6 min | 21,019 |
| 2 | Fernley | $366,700 | $1,570 | 27.9 min | 26,214 |
| 3 | Mesquite | $388,600 | $1,181 | 18.9 min | 24,001 |
| 4 | North Las Vegas | $404,400 | $1,705 | 26.7 min | 296,653 |
| 5 | Las Vegas | $427,900 | $1,563 | 25.7 min | 679,817 |
| 6 | Carson City | $453,000 | $1,248 | 20.5 min | 58,571 |
| 7 | Sparks | $483,800 | $1,716 | 24.0 min | 111,902 |
| 8 | Henderson | $484,900 | $1,824 | 24.3 min | 353,289 |
| 9 | Reno | $548,300 | $1,556 | 20.3 min | 283,621 |
Home values are owner estimates averaged over 2020 to 2024 (American Community Survey 5-year), so they run below today's listing prices. Use them to compare places, not to price a home.
Questions people ask
What is the cheapest place to live in Nevada?
Of the 9 Nevada cities and towns with 20,000 or more people, Elko has the lowest median home value at $309,100, followed by Fernley ($366,700) and Mesquite ($388,600) (American Community Survey 2020-2024).
Where is rent cheapest in Nevada?
Mesquite, with a median gross rent of $1,181 a month including utilities.
What is the most expensive place to live in Nevada?
Of the places we rank, Reno, with a median home value of $548,300.
What taxes do you pay in Nevada?
Income tax: None (top rate, 2026). Property tax: 0.47% of home value, statewide effective rate (Census ACS 2025). Sales tax: 8.24% combined state and average local (Tax Foundation 2026).
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Sources for this page
- Population, 2020 and July 2025: US Census Bureau, Vintage 2025 city and town estimates (May 2026)
- Median home value: US Census Bureau, American Community Survey 2020-2024 5-year, B25077
- Median gross rent: US Census Bureau, American Community Survey 2020-2024 5-year, B25064
- Mean travel time to work: US Census Bureau, American Community Survey 2020-2024 5-year, S0801