Best Neighborhoods in Santa Cruz County Below the County Average Price: 3 Great Picks for Buyers

Buying a home in Santa Cruz County doesn’t have to mean completely blowing your budget — even with that spicy $1.2M average price tag staring you down. Sure, we live in this redwoods-meets-ocean dreamscape, and yeah… affordability is a whole thing here.

But here’s the part most people don’t realize: there are neighborhoods where your dollar stretches a little further. Places with real community, good local spots, and price points that sit comfortably below the county average.

So if you’re craving that Santa Cruz lifestyle without maxing your stress levels, here are three of my favorite areas that nail the balance of affordability, charm, and that “I could actually see my family living here” vibe.

Felton – Redwoods, River Life & Local Charm

If you want that classic “Santa Cruz Mountains lifestyle” — towering redwoods, family-friendly streets, and coffee shops where everyone knows your order — Felton checks every box. It’s peaceful, community-oriented, and still just 10–15 minutes from the beach.

Average Sales Price: ~$850,000–$950,000
(Well under the county average of $1.2M)

Type of Home You’ll Find:
Charming 1940–1980 cabins, cottages, chalets, and remodeled mountain bungalows. Most homes sit on spacious lots surrounded by nature — think decks, hot tubs, and that true mountain escape feeling.

Close-by Favorites:

• Felton Covered Bridge Park — best toddler-friendly picnic spot

• Roaring Camp Railroads — trains, holiday events, and weekend fun

• White Raven & The Grove Cafe — your go-to coffee + sandwiches

• Henry Cowell Redwoods — endless hiking with the kids

Live Oak – Coastal Living Without the Westside Price Tag

Live Oak is one of the best value pockets in Santa Cruz if you want beach access without paying Westside prices. It’s eclectic, vibrant, close to everything, and full of locals who truly love the lifestyle here.

With an average sales price below the county’s $1.2M, Live Oak offers one of the strongest “budget-friendly coastal” opportunities in Santa Cruz.

Average Sales Price: ~$950,000–$1.05M

Type of Home You’ll Find:
1960–1980 ranch-style homes, beach bungalows, updated contemporaries, and a sprinkling of newer infill development. Many homes feature usable yards and walk/bike access to beaches.

Close-by Favorites:

• Sunny Cove Beach — family-friendly, calm, and gorgeous

• Cat & Cloud Coffee on Portola — best cold foam of your life

• Santa Cruz Harbor — grab dinner at The Crow’s Nest or walk the jets

• Farmer’s Market at East Cliff Village — weekly local heaven

Watsonville / Corralitos – Space, Sunshine & the Best Value in the County

If you need more square footage, more land, or simply more house for your budget, Watsonville and Corralitos are absolute gems. They offer a slower pace, incredible produce stands, and a strong community feel — all while staying well below the county average.

This is where many first-time buyers land when they want affordability without sacrificing lifestyle.

Average Sales Price: ~$700,000–$850,000
(The most budget-friendly pocket of the entire county)

Type of Home You’ll Find:
1960–2000 single-family homes, ranch-style properties, townhomes, newer construction communities, and even small hobby farms. Larger lots, more bedrooms, and more indoor/outdoor space than coastal neighborhoods.

Close-by Favorites:

• Corralitos Market & Sausage Co. — iconic lunch spot

• Gizdich Ranch — apples, pies, seasonal picking with the kids

• Zameen— casual dinner spot everyone loves

How to choose the right Santa Cruz neighborhood for you?

Great question — and it’s honestly the hardest part of buying here.

The most important factor when buying a home is location.

Ask yourself:

• Where do you work? Are you commuting to the Bay? Staying local?

• What’s your weekend life? Beach? Redwoods? Wineries?

• Do you want walkability or privacy?

• Is a tight-knit community important?

• Are you planning to raise your kids here?

Once you get crystal clear on how you want your actual life to look, the right neighborhood becomes obvious.

Thinking about making a move and unsure where to start?
Click here to book a quick 10–15 minute goals call — we’ll map out what a smart path forward looks like for you. Zero pressure, always free.

Not ready yet? Totally fine.
Click here to download my free Santa Cruz Buyers Guide, which breaks down the steps and gives you neighborhood ideas to explore at your own pace.