7 Best Starter Towns In California For First-Time Homeowners

With an average home value of $765,036, it is no secret that California real estate leans on the pricier side. Luckily, these seven towns deviate from the norm, making ideal starter towns for any young family or first-time homeowner looking to settle down in the Golden State. Many of these, California's best-kept "secrets," are former Gold Rush-era boomtowns. From Julian, in the southernmost corner of the state, to Placerville, just 44 miles from the state's capital in Northern California, these former boomtowns welcome newcomers for well below the state's average home value. Other well-kept towns for new homeowners can be found high in the mountains, like Idyllwild, offering well-priced homes in environments that feel more forest-like and less desert-like than those of their surrounding towns.

Whether you're looking to bring life back to a former boomtown or are looking to immerse yourself in nature, these seven starter towns make the perfect place to buy your first home in California.

Idyllwild

Nestled within the San Jacinto Mountains of Riverside County, Idyllwild offers a forest-like feel, setting it apart from the surrounding Southern California desert. The town's population of 3,957 also enjoys an average home value of $465,234, according to Zillow, approximately 39% below the state's average. Idyllwild's relatively small population lends itself to an abundance of mom-and-pop shops and community events, such as the weekly Idyllwild Farmers Market, allowing new homeowners to quickly integrate into the community.

For home-buyers with creative children, Idyllwild also boasts the Idyllwild Arts Academy, an arts high school often ranked among the top 10 in the nation. The school is located just two miles from the town center, where festivities keep the community entertained and create a sense of togetherness. The annual Idyllwild International Festival of Cinema invites locals to screen films made by up-and-coming filmmakers every March, while local eateries like Cafe Aroma and Taryn's Place hold live music events year-round.

Nevada City

Sitting just 60 miles north of the state capital, Nevada City is a small town offering a mix of downtown life, impressive schools, and evergreen scenery. Despite this, prospective home-buyers will be impressed to find that its average home value still sits far under the state average, at $537,507. Nevada City elementary schools also offer a low teacher-to-student ratio for the state, at 21 students per teacher, allowing young children to receive more individual help as needed. The Nevada City School of the Arts also allows local K-8 students to earn a formal education in music, dance, theater, and visual arts, in addition to their core subject curriculum.

Nevada City also makes great use of its downtown. From the Mardi Gras Parade & Street Fair in February to the Earth Fest Street Fair in April, and the Farmers Market held every Saturday, getting involved with the local Nevada City community is made easy. Comprehensive medical services can be found at Sierra Nevada Memorial Hospital, just six minutes outside the city, meaning you'll always have access to reliable, nearby care.

Mariposa

Often used as a gateway for visitors to Yosemite National Park, Mariposa has the amenities to make it the perfect place for more than just a short trip to the park. With an average home value of $386,793, nearly half that of the state average, Mariposa is a significantly more affordable option than most other cities throughout California. The town offers plenty of activities for its residents and community members. Its historic downtown, a preserved relic of the Gold Rush era, makes for a good time at any point of the year. Pass by 170+ year-old buildings and stop for a bite to eat at Charles Street Dinner House, or attend the Butterfly Festival Parade in the first week of May. Alternatively, grab your family and go on a scenic hike along the Stockton Creek Preserve Loop or Pilot Peak Road.

The local schools also have a good reputation; Mariposa County High School boasts a 95% graduation rate, approximately 8 percentage points higher than the state's average. As for medical care, the John C. Fremont Healthcare District, located in Mariposa, offers a range of services. Among these are health screenings, patient support groups, diagnostic imaging services, and cancer services, including chemotherapy.

Julian

Although it's no longer a gold rush boomtown, Julian, California, still offers affordable home prices, making it a desirable place to settle down and save money. Located just an hour's drive from San Diego, newcomers can purchase a home in Julian for an average price of $567,678, 26% below the state average. Residents can access quick, comprehensive medical care at Julian Family Medicine, including physical exams, immunizations, chronic disease management, and specialist referrals.

Thanks to its location in the Cuyamaca Mountains, Julian is also regionally famous for its picturesque atmosphere in the Fall months. Newcomers can enjoy walks under the red- and orange-hued trees before going apple picking, then pick up a scrumptious piece of apple pie at Julian Pie Company. Families with young children may also enjoy occasional visits to the California Wolf Center, the only wolf reserve in all of San Diego County. Go on a tour and meet the friendly resident wolf packs, or learn intriguing new information about wolf conservation.

Placerville

Placerville is a small town within the Sacramento metropolitan area, with a population of 10,762 and a relatively low average home price of $520,433, making it the perfect budding town for any growing family. K-12 students in the town typically attend schools in either the Placerville Union School District or the El Dorado Union High School District, both of which boast impressive graduation rates. Graduates who want to stay local can attend Folsom Lake College’s El Dorado Center in Placerville, where eligible first-time students may qualify for tuition coverage through the Los Rios Promise Program.

Families can find respite in Placerville's historic downtown, exploring Main Street's mix of antique shops, art galleries, and restaurants, or see the stars from the Placerville Community Observatory. The summer is also Placerville's festival season. Take a day trip to the El Dorado County Fair, pick up a lavender treat at the Lavender Blue Festival, or see local musicians perform at the Golden Road Gathering.

Auburn

Registered as a California Historical Landmark for its prominent role in the Gold Rush, Auburn once attracted hordes of people hoping to strike gold. Although the rate of newcomers has slowed, the average home price currently sits 20% below the state average, at $615,564, making it still a great place to settle down. The Auburn Union School District and the Placer Union High School District serve the town's students, and most schools consistently receive high ratings for teacher quality.

New homeowners in the area will enjoy the abundance of outdoor activities, such as hiking, fishing, and camping, at the Auburn State Recreation Area, a former gold-mining site turned beautiful natural area. Or, get to know the community at one of the town's many seasonal events, like the St. Patrick's Parade, the Auburn Spring Fest, or the A-Town Classic to watch a skateboarding competition in the heart of Old Town Auburn.

For medical care, head to Sutter Auburn Faith Hospital for general or specialty care. From allergy medication and treatment to women's health needs, they have it covered.

Fort Bragg

Sitting along the coast in Mendocino County, Fort Bragg is a beautiful town with real estate significantly cheaper than most other beachside towns in the state. While other coastal California towns like Newport Beach or Santa Barbara have average home prices over a million dollars, Fort Bragg's sits at $570,246. This makes it the perfect spot for prospective homebuyers who've always dreamed of living in a coastal town.

Families with children will be happy to hear that most of the town's schools, such as Fort Bragg High School or Fort Bragg Middle School, have low student-teacher ratios. Students in Fort Bragg have local post-secondary access through Mendocino College’s Coast Center in Fort Bragg.

Glass Beach is a particularly famous landmark in Fort Bragg, known for its colorful collection of sea glass covering the shoreline. The Mendocino Coast Botanical Gardens is also a wonderful spot to enjoy the town's trails and ocean views.

Despite its notoriously expensive real estate, California is home to many lesser-known towns that offer the perfect mix of community life, scenic views, and affordable prices, making them great options for first-time homebuyers. Those looking for an affordable beachside paradise can find it in Fort Bragg, home to Glass Beach and the Mendocino Coast Botanical Gardens. Alternatively, those wanting a woodsy atmosphere can head to Idyllwild to find their perfect slice of paradise in the San Jacinto Mountains. Better yet, all of these provide great education options and accessible medical care, so you can feel assured in the welfare of your family. If you're looking to buy your first home in California, be sure to consider these seven towns.