In These 11 Counties You Can Still Buy Homes For $100k and Under

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It doesn’t matter how many doors you have or how much cash flow you generate; if your expenses outweigh your income, you will never be a successful investor. The key to investing wisely, especially at the start of your journey, is to keep expenses as low as possible and reinvest your profits back into your business. That’s easier said than done, especially in this day and age of high home prices, interest rates, and insurance costs. 

However, there are pockets of the U.S.—mainly in the South and Midwest—where affordable housing is not an oxymoron, and you won’t see bullets flying past your head if you move there. In fact, in these bucolic pockets of the U.S. heartland, you might even be able to find yourself a home for under $100,000. 

For remote workers who don’t need to commute into the city or full-time investors looking to build a local portfolio, living here could be the investing kick-start you need. Let’s dig deeper.

1. Wayne County, Michigan

Detroit, which has seen its fortunes change dramatically in the last decade, is in Wayne County. While not all the county has experienced the same turnaround as the Motor City, Redford, a Detroit suburb of 50,000, has a diverse population, good schools, and an abundance of parks, new restaurants, galleries, and music venues.

Moreover, you can buy a historic fixer-upper for under $100,000. As a landlord, you can get started buying houses with all cash for what you would pay as a down payment elsewhere. For example, here’s a turnkey home for $99,000 with a long-term tenant paying $950/month.

2. Jefferson County, Arkansas 

Offering Southern charm at an affordable price, Jefferson County contains older homes on spacious lots in small cities like Pine Bluff that make sense for owner-occupants and investors alike. This fixer-upper four-bedroom bungalow for $47,000 is a prime example. There’s also a strong local community, many events like the King Cotton Holiday Festival, and scenic outdoor spots like Lake Saracen.

3. Trumbull County, Ohio

The county seat of Warren, in Trumbull, northeast Ohio, has many ranch and historic homes priced at under $100,000. Along with parks and lakes, the proximity to Cleveland and Pittsburgh means that sports events, shopping, and entertainment are easily accessible.

4. Macon County, Illinois

Another Midwestern find, Macon County, is home to the city of Decatur—the county seat—and a great place to find a very affordable home and/or start your investing career. It’s hard to believe that this updated, move-in-ready four-bedroom home is only $125,000. 

For car enthusiasts, Decatur is the home of the Chevrolet Hall of Fame Museum, while the Rock Springs Conservation Area and Nature Center offer biking and hiking paths and trails.

5. Montgomery County, Alabama 

Steeped in Southern history, Alabama has recently become an investment hot spot. In Montgomery, the state capital, you’ll find ranch homes and cottages for well under $100,000, such as this move-in ready, three-bedroom home for $69,000.

If you want to live in a picture-perfect neighborhood, the Craftsman cottages in Capitol Heights, near Midtown Montgomery, have an average value of $103,000. 

6. Erie County, Pennsylvania

Lakeside living, low pricing, and a downtown experiencing a revitalization push make unassuming Erie, Pennsylvania, a great place to live and invest in real estate, as these options demonstrate.

7. St. Clair County, Michigan

Offering scenic Midwestern small-town charm with endless investment possibilities, St. Clair contains river cities like Port Huron, which offer incredible value for your money. This spacious five-bedroom, two-bath single-family home, priced at $126,900, is zoned for two units and only needs modest upgrades to be livable and rental-ready. House hack by living in one expense-free by renting the other.

8. Sedgwick County, Kansas

Home to Wichita and its famous lineman, $100,000 goes a long way here if you want a ranch home with many small-town charms—museums, food festivals, and parks—a good job market and good schools. 

9. Peoria County, Illinois

While much of America faces an affordability crisis, it’s possible to comfortably raise a family in Peoria in a home like this six-bedroom, three-kitchen, three-and-a-half-bath home, which costs $126,900. That price also comes with the possibility of rental income.

The city has a 2,000-acre wildlife park, two symphony orchestras, and a riverfront festival in the summer. However, pick your spot carefully because some Peoria neighborhoods can be a bit sketchy.

10. Vigo County, Indiana

Terre Haute is the county seat and is fueled economically by its proximity to Indiana State University. A competent rehab crew should make easy work of many of these homes priced at under $100,000.

11. Adams County, Mississippi

Head to Natchez, nestled on the Mississippi River, and you’ll find dozens of Victorian-style cottages and Craftsman bungalows for under $100,000, many in pristine, move-in condition.

Being in the historical South, should you plan to visit or move here, you can visit the Grand Village of the Natchez Indians, the Natchez National Historical Park, Historic Natchez, and Emerald Mound, amongst other plantation tours.

Final Thoughts

Investing and living in smaller homes is the way forward amid the current housing crisis. If you’re open to downsizing to bungalows and cottages or fixing up something larger, investing in these towns and cities could provide a realistic road map. They offer a decent standard of living and investment opportunities—without the expenses that will keep you up at night.

Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.