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15 Best Small Towns If You Want to Buy a Cheap Old House

The American Dream of having a beautiful home is alive and well, despite rumors to the contrary.

By Cat Lafuente

Edited by Lauren Wellbank

Updated Jan. 19, 2025

One of the smartest — if not most obvious — ways to help pay for your mortgage is to buy one that’s already well within your current budget. But, don’t think that means that your options will be limited, especially if you have your heart set on purchasing a charming old house — which typically means one that’s more than 50-years-old — because there are plenty of beautiful old homes out there in small towns across the U.S., and they’re just waiting for the right owner.

So, get ready to step back in time while dreaming about a new place to hang your hat while you look at these 15 small towns where you can still follow the American dream of homeownership by landing yourself a home with a bit of history.

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Berlin, New Hampshire

Population: 9,459

It can be tough to find inexpensive old houses in New Hampshire, but the small town of Berlin is one of the exceptions. This up-and-coming town has a median home price of $189,691, but you can find fixer-upper Victorians — and a historic Stick Eastside church, to boot — for cheaper.

Outdoor activities are also huge here, so if you’re an aficionado, you’d fit right in.

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Bisbee, Arizona

Population: 4,923

Craftsmans, Queen Anne homes, and bungalows dot the streets of this small former mining town, with a median home price of $217,019.

Money Magazine named this eclectic town one of the best places to live thanks to its affordability, eclectic culture, and slow pace of life.

Conway, South Carolina

Population: 27,985

Founded in 1732, Conway ranks among the oldest towns in the state. You’ll find gorgeous old Craftsman and Colonial Revival houses on tree-lined streets, with a median home price of $280,930.

Not only this, but you’ll also be just a short 15-minute car ride from Myrtle Beach, which is perfect for those looking for access to beaches.

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Cortland, New York

Population: 17,276

Established in the late 1800s, Cortland is a classic small town with a quaint main street lined with mom-and-pop shops. With a median home price of $185,305, you can score a stunning Victorian when you move to this town.

Cortland boasts a wholesome, family-oriented vibe, and Ithaca and Syracuse aren’t far away for when you want access to more urban amenities.

Escanaba, Michigan

afternoon light on sand point lighthouse

Population: 12,343

Want to purchase an entire historic church that’s seriously huge for $125,900? That’s a reality in this bayfront Banana Belt town with a median home price of $156,588.

The “longest small town downtown in Michigan” has nice shops and restaurants, and outdoor activities are abundant all year round.

Fairfield, Iowa

Population: 9,300

Dubbed one of the best small towns in the U.S. by Smithsonian Magazine — and one of the most unusual by Oprah Winfrey — Fairfield is an eclectic oasis. This college town prides itself on diversity and wholesome activities.

The median home price of $150,945 includes Queen Anne and Greek Revival homes.

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Franklin, Ohio

Population: 11,653

The gorgeous Victorian homes in Franklin often pop up on websites devoted to beautiful old houses. The median home price is $243,003 in this city on the Great Miami river.

The City of Murals takes pride in its historic past, and it can feel like you’re taking a step back into the past because of it.

Fredonia, New York

Population: 9,455

This upstate college town is filled with lovely, cheap Victorian homes, with a median home price of $195,007. The downtown is walkable with local flavor and outdoor activities abound here.

Residents of the village describe it as straight out of a Hallmark movie, frozen in time in the best way.

Geneva, Ohio

Population: 5,866

Perched on Lake Erie, Geneva is known for its wineries, quaint historic downtown, farmer’s markets, and outdoor activities. Even better, your dream French Victorian Brick Manor home might just be waiting here.

$192,373 is the median home price in this quintessential small town that’s just an hour outside of Cleveland.

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Latrobe, Pennsylvania

Population: 7,922

The town that gave the world Mr. Rogers has been named the best small town in the U.S. by both Smithsonian Magazine and the Travel Channel. It’s the real deal in every way.

If you’re on the hunt for a gorgeous Victorian, the median home price of $181,176 will likely be what it costs you.

Natchitoches, Louisiana

Population: 17,195

The oldest permanent settlement in the Louisiana Purchase has cobblestone streets and a distinctly Creole vibe. Its Main Street was named by Architectural Digest as one of the most beautiful in the U.S.

For a median home price of $176,615, a historical Creole or Greek Revival home can be yours.

Rutland, Vermont

Population: 15,630

Mountain enthusiasts, this one’s for you: Rutland has all of the hiking, biking, and world-class skiing you could want. It also has a cute Main street, a large farmer’s market, seasonal festivities (hello, leaf peepers), and historic Greek Revival houses.

The median home price in this small town is just $258,267.

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Truth or Consequences, New Mexico

Population: 6,000

Self-branded as America’s most affordable spa town — thanks to its natural hot springs and low cost of living — Truth or Consequences is a great place to buy an old adobe home in the classic New Mexico style.

With a median home price of $145,347, you can live like you’re on a permanent vacation.

Viroqua, Wisconsin

Population: 4,504

Kids can ride their bikes safely in this small town filled with mom-and-pop shops and eateries. It’s surrounded by Organic Valley farms, so the town is a foodie heaven.

The median home price is $250,399, and could snag you a 100-year-old house in this quaint town.

Waterville, Maine

Population: 16,823

The Elm City sits on the banks of the Kennebec River in Central Maine. Since it’s slightly inland, it’s more affordable than its coastal neighbors. That means you can buy one of the gorgeous historic homes here for the average median price of $236,862.

Waterville is home to Thomas College and Colby College, which give the area life and flavor.

Bottom line

A wise way to make money moves is to purchase real estate, and a cheap old house in a small town sounds downright dreamy. Having all of that space to manifest your vision, both inside and out, is a worthy goal indeed.

All you need to do is decide which of these quaint small towns is the right place to settle down and establish your roots.

Just remember that with historic home ownership comes nuances and upkeep that you need to be aware of, from custom windows to older electric wiring. Make sure you’re prepared for this big step and always read the fine print.

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