50 Most Affordable, Fastest-Growing Cities
Americans can now afford living on the coast without worrying they’ll be priced out. New research from MoneyLion shows 50 U.S. cities rank as the nation’s most affordable and fastest growing. And of these 50, 14 cities are in coastal states, including California, Florida, North Carolina and Washington.
Qualifying cities for this study have total populations of at least 100,000, a one-year and five-year population growth larger than the national growth rate and an average rental or mortgage cost lower than the national average.
MoneyLion studied Census American Community surveys from 2019, 2023 and 2024 to calculate one-year and five-year population changes. Each city’s median household income and total cost of living for homeowners and renters was used to calculate the leftover savings for homeowners as well as for renters. To rank the cities, the population changes, leftover savings for homeowners and leftover savings for renters were scored.
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Key Findings
Eleven Texas cities ranked, the most out of any U.S. state. These cities and ranks are as follows: Frisco (#1), New Braunfels (#2), McKinney (#4), Allen (#6), League City (#9), Conroe (#10), Lewisville (#11), Pearland (#12), Denton (#24), Fort Worth (#33) and Grand Prairie (#39).
Florida trails closely behind Texas in affordability. Seven Sunshine State cities received honors including Cape Coral (#15), Palm Bay (#20), Orlando (#34), Brandon (#40), Lakeland (#43), Lehigh Acres (#44) and Jacksonville (#45).
Visalia and Vancouver are America’s most affordable West Coast cities. Visalia, California ranked at #42 while Vancouver, Washington snagged 50th place. The leftover savings for homeowners amount to $31,005 in Visalia and $23,784 in Vancouver.
North Carolina had an impressive turnout. Five cities ranked in the top 50 including Cary (#8), Concord (#14), Raleigh (#35), Charlotte (#36) and Durham (#37).
Homeowners earn enough annually to have more than $70,000 in leftover savings in six ranking cities. From most to least leftover savings, they include Frisco, Texas ($83,713), Carmel, Indiana ($80,872), Fishers, Indiana ($77,328), Allen, Texas ($75,904), League City, Texas ($73,612) and Cary, North Carolina ($71,069).
Find out which 50 cities rank among the nation’s most affordable and fastest-growing.
1. Frisco, Texas
5-year population growth (%): 23.9%
Median household income: $150,212
Annual cost of living for homeowner: $66,499
Leftover savings for homeowner: $83,713
Annual cost of living for renter: $46,027
Leftover savings for renter: $104,185
2. Goodyear, Arizona
5-year population growth (%): 33.9%
Median household income: $103,319
Annual cost of living for homeowner: $55,806
Leftover savings for homeowner: $47,513
Annual cost of living for renter: $46,711
Leftover savings for renter: $56,608
3. New Braunfels, Texas
5-year population growth (%): 31.7%
Median household income: $86,021
Annual cost of living for homeowner: $45,672
Leftover savings for homeowner: $40,349
Annual cost of living for renter: $41,910
Leftover savings for renter: $44,111
4. McKinney, Texas
5-year population growth (%): 15.7%
Median household income: $124,215
Annual cost of living for homeowner: $55,252
Leftover savings for homeowner: $68,963
Annual cost of living for renter: $44,266
Leftover savings for renter: $79,949
5. Fishers, Indiana
5-year population growth (%): 13.3%
Median household income: $130,203
Annual cost of living for homeowner: $52,875
Leftover savings for homeowner: $77,328
Annual cost of living for renter: $46,119
Leftover savings for renter: $84,084
6. Allen, Texas
5-year population growth (%): 8.4%
Median household income: $130,901
Annual cost of living for homeowner: $54,997
Leftover savings for homeowner: $75,904
Annual cost of living for renter: $43,200
Leftover savings for renter: $87,701
7. Carmel, Indiana
5-year population growth (%): 4.3%
Median household income: $141,505
Annual cost of living for homeowner: $60,633
Leftover savings for homeowner: $80,872
Annual cost of living for renter: $44,961
Leftover savings for renter: $96,544
8. Cary, North Carolina
5-year population growth (%): 7.8%
Median household income: $134,905
Annual cost of living for homeowner: $63,836
Leftover savings for homeowner: $71,069
Annual cost of living for renter: $43,186
Leftover savings for renter: $91,719
9. League City, Texas
5-year population growth (%): 12.5%
Median household income: $121,099
Annual cost of living for homeowner: $47,487
Leftover savings for homeowner: $73,612
Annual cost of living for renter: $45,240
Leftover savings for renter: $75,859
10. Conroe, Texas
5-year population growth (%): 21.3%
Median household income: $76,206
Annual cost of living for homeowner: $44,014
Leftover savings for homeowner: $32,192
Annual cost of living for renter: $42,369
Leftover savings for renter: $33,837
11. Lewisville, Texas
5-year population growth (%): 23.2%
Median household income: $89,233
Annual cost of living for homeowner: $49,382
Leftover savings for homeowner: $39,851
Annual cost of living for renter: $42,859
Leftover savings for renter: $46,374
12. Pearland, Texas
5-year population growth (%): 4.5%
Median household income: $118,842
Annual cost of living for homeowner: $49,648
Leftover savings for homeowner: $69,194
Annual cost of living for renter: $47,326
Leftover savings for renter: $71,516
13. Olathe, Kansas
5-year population growth (%): 5.4%
Median household income: $114,009
Annual cost of living for homeowner: $51,312
Leftover savings for homeowner: $62,697
Annual cost of living for renter: $43,930
Leftover savings for renter: $70,079
14. Concord, North Carolina
5-year population growth (%): 18.2%
Median household income: $86,921
Annual cost of living for homeowner: $47,762
Leftover savings for homeowner: $39,159
Annual cost of living for renter: $43,555
Leftover savings for renter: $43,366
15. Cape Coral, Florida
5-year population growth (%): 17.2%
Median household income: $78,104
Annual cost of living for homeowner: $48,921
Leftover savings for homeowner: $29,183
Annual cost of living for renter: $48,944
Leftover savings for renter: $29,160
16. Mobile, Alabama
5-year population growth (%): 6.8%
Median household income: $53,558
Annual cost of living for homeowner: $36,416
Leftover savings for homeowner: $17,142
Annual cost of living for renter: $39,099
Leftover savings for renter: $14,459
17. Peoria, Arizona
5-year population growth (%): 17.1%
Median household income: $95,815
Annual cost of living for homeowner: $57,089
Leftover savings for homeowner: $38,726
Annual cost of living for renter: $47,287
Leftover savings for renter: $48,528
18. Nampa, Idaho
5-year population growth (%): 17.4%
Median household income: $74,279
Annual cost of living for homeowner: $49,000
Leftover savings for homeowner: $25,279
Annual cost of living for renter: $41,387
Leftover savings for renter: $32,892
19. Rio Rancho, New Mexico
5-year population growth (%): 12.8%
Median household income: $89,596
Annual cost of living for homeowner: $46,087
Leftover savings for homeowner: $43,509
Annual cost of living for renter: $45,544
Leftover savings for renter: $44,052
20. Palm Bay, Florida
5-year population growth (%): 16.2%
Median household income: $72,614
Annual cost of living for homeowner: $43,216
Leftover savings for homeowner: $29,398
Annual cost of living for renter: $45,807
Leftover savings for renter: $26,807
21. Murfreesboro, Tennessee
5-year population growth (%): 18.4%
Median household income: $80,108
Annual cost of living for homeowner: $51,580
Leftover savings for homeowner: $28,528
Annual cost of living for renter: $44,304
Leftover savings for renter: $35,804
22. Lee’s Summit, Missouri
5-year population growth (%): 6.6%
Median household income: $102,531
Annual cost of living for homeowner: $48,920
Leftover savings for homeowner: $53,611
Annual cost of living for renter: $44,035
Leftover savings for renter: $58,496
23. Overland Park, Kansas
5-year population growth (%): 4.9%
Median household income: $104,834
Annual cost of living for homeowner: $54,690
Leftover savings for homeowner: $50,144
Annual cost of living for renter: $43,812
Leftover savings for renter: $61,022
24. Denton, Texas
5-year population growth (%): 12.2%
Median household income: $76,019
Annual cost of living for homeowner: $46,436
Leftover savings for homeowner: $29,583
Annual cost of living for renter: $41,252
Leftover savings for renter: $34,767
25. Saint George, Utah
5-year population growth (%): 20.7%
Median household income: $76,508
Annual cost of living for homeowner: $57,286
Leftover savings for homeowner: $19,222
Annual cost of living for renter: $44,695
Leftover savings for renter: $31,813
26. Broken Arrow, Oklahoma
5-year population growth (%): 8.9%
Median household income: $86,765
Annual cost of living for homeowner: $42,263
Leftover savings for homeowner: $44,502
Annual cost of living for renter: $43,780
Leftover savings for renter: $42,985
27. North Las Vegas, Nevada
5-year population growth (%): 15.4%
Median household income: $79,542
Annual cost of living for homeowner: $52,790
Leftover savings for homeowner: $26,752
Annual cost of living for renter: $48,070
Leftover savings for renter: $31,472
28. Sioux Falls, South Dakota
5-year population growth (%): 13.8%
Median household income: $75,970
Annual cost of living for homeowner: $44,002
Leftover savings for homeowner: $31,968
Annual cost of living for renter: $37,322
Leftover savings for renter: $38,648
29. Henderson, Nevada
5-year population growth (%): 10.7%
Median household income: $90,138
Annual cost of living for homeowner: $58,346
Leftover savings for homeowner: $31,792
Annual cost of living for renter: $47,251
Leftover savings for renter: $42,887
30. Clarksville, Tennessee
5-year population growth (%): 15.4%
Median household income: $69,303
Annual cost of living for homeowner: $43,790
Leftover savings for homeowner: $25,513
Annual cost of living for renter: $39,882
Leftover savings for renter: $29,421
31. Thornton, Colorado
5-year population growth (%): 5.4%
Median household income: $103,088
Annual cost of living for homeowner: $57,830
Leftover savings for homeowner: $45,258
Annual cost of living for renter: $47,381
Leftover savings for renter: $55,707
32. Huntsville, Alabama
5-year population growth (%): 13.5%
Median household income: $74,714
Annual cost of living for homeowner: $42,603
Leftover savings for homeowner: $32,111
Annual cost of living for renter: $40,226
Leftover savings for renter: $34,488
33. Fort Worth, Texas
5-year population growth (%): 10.2%
Median household income: $79,507
Annual cost of living for homeowner: $44,388
Leftover savings for homeowner: $35,119
Annual cost of living for renter: $43,987
Leftover savings for renter: $35,520
34. Orlando, Florida
5-year population growth (%): 13.9%
Median household income: $72,336
Annual cost of living for homeowner: $51,244
Leftover savings for homeowner: $21,092
Annual cost of living for renter: $47,862
Leftover savings for renter: $24,474
35. Raleigh, North Carolina
5-year population growth (%): 3.6%
Median household income: $85,395
Annual cost of living for homeowner: $51,846
Leftover savings for homeowner: $33,549
Annual cost of living for renter: $42,491
Leftover savings for renter: $42,904
36. Charlotte, North Carolina
5-year population growth (%): 5.4%
Median household income: $82,068
Annual cost of living for homeowner: $50,009
Leftover savings for homeowner: $32,059
Annual cost of living for renter: $44,383
Leftover savings for renter: $37,685
37. Durham, North Carolina
5-year population growth (%): 8.1%
Median household income: $81,619
Annual cost of living for homeowner: $48,943
Leftover savings for homeowner: $32,676
Annual cost of living for renter: $43,004
Leftover savings for renter: $38,615
38. Aurora, Colorado
5-year population growth (%): 6.9%
Median household income: $88,368
Annual cost of living for homeowner: $56,422
Leftover savings for homeowner: $31,946
Annual cost of living for renter: $45,703
Leftover savings for renter: $42,665
39. Grand Prairie, Texas
5-year population growth (%): 4.8%
Median household income: $81,619
Annual cost of living for homeowner: $45,766
Leftover savings for homeowner: $35,853
Annual cost of living for renter: $44,726
Leftover savings for renter: $36,893
40. Brandon, Florida
5-year population growth (%): 3.3%
Median household income: $79,685
Annual cost of living for homeowner: $48,680
Leftover savings for homeowner: $31,005
Annual cost of living for renter: $47,229
Leftover savings for renter: $32,456
41. Reno, Nevada
5-year population growth (%): 10.8%
Median household income: $80,760
Annual cost of living for homeowner: $60,724
Leftover savings for homeowner: $20,036
Annual cost of living for renter: $46,095
Leftover savings for renter: $34,665
42. Visalia, California
5-year population growth (%): 9%
Median household income: $81,989
Annual cost of living for homeowner: $50,984
Leftover savings for homeowner: $31,005
Annual cost of living for renter: $48,080
Leftover savings for renter: $33,909
43. Lakeland, Florida
5-year population growth (%): 11.2%
Median household income: $64,185
Annual cost of living for homeowner: $43,526
Leftover savings for homeowner: $20,659
Annual cost of living for renter: $43,638
Leftover savings for renter: $20,547
44. Lehigh Acres, Florida
5-year population growth (%): 7.3%
Median household income: $66,890
Annual cost of living for homeowner: $45,915
Leftover savings for homeowner: $20,975
Annual cost of living for renter: $49,555
Leftover savings for renter: $17,335
45. Jacksonville, Florida
5-year population growth (%): 9.8%
Median household income: $69,872
Annual cost of living for homeowner: $43,616
Leftover savings for homeowner: $26,256
Annual cost of living for renter: $43,598
Leftover savings for renter: $26,274
46. Fargo, North Dakota
5-year population growth (%): 8%
Median household income: $66,998
Annual cost of living for homeowner: $43,095
Leftover savings for homeowner: $23,903
Annual cost of living for renter: $35,598
Leftover savings for renter: $31,400
47. Colorado Springs, Colorado
5-year population growth (%): 5%
Median household income: $84,818
Annual cost of living for homeowner: $52,268
Leftover savings for homeowner: $32,550
Annual cost of living for renter: $42,973
Leftover savings for renter: $41,845
48. Oklahoma City
5-year population growth (%): 8.3%
Median household income: $68,656
Annual cost of living for homeowner: $37,446
Leftover savings for homeowner: $31,210
Annual cost of living for renter: $39,193
Leftover savings for renter: $29,463
49. Billings, Montana
5-year population growth (%): 9%
Median household income: $73,712
Annual cost of living for homeowner: $47,828
Leftover savings for homeowner: $25,884
Annual cost of living for renter: $39,397
Leftover savings for renter: $34,315
50. Vancouver, Washington
5-year population growth (%): 8.2%
Median household income: $81,338
Annual cost of living for homeowner: $57,554
Leftover savings for homeowner: $23,784
Annual cost of living for renter: $46,431
Leftover savings for renter: $34,907
Methodology: For this study, MoneyLion analyzed U.S. cities to find the most affordable places with large population growth. Using the Census American Community surveys from 2019, 2023 and 2024, the total population, total households and household median income were all sourced and used to calculate the [1] 1-year and [2] 5-year population changes. To qualify for this study, the city had to have a total population of at least 100,000, a 1-year and 5-year population growth larger than the national growth rate from the same time period and an average rental cost or average mortgage cost lower than the national average. Relevant data was sourced from Zillow Observed Rental Index and Zillow Home Value Index, Federal Reserve Economic Data, Sperling’s BestPlaces, AreaVibes and the Bureau of Labor Statistics Consumer Expenditure Survey. Using the median household income and the total cost of living for homeowners and total cost of living for renters was used to calculate the [3] leftover savings for homeowners and [4] leftover savings for renters. [1] The 1-year population change, [2] 5-year population change, [3] leftover savings for homeowners, and [4] leftover savings for renters were all scored and sorted. All data was collected on and is up to date as of Feb. 20, 2026.
This article was provided by MoneyLion.com for informational purposes only and should not be construed as financial, legal or tax advice.