Dania Novack lived for nearly four decades in pricey Hawaii, publishing a local food magazine and raising two now-adult children. But after the 2023 Maui wildfires and a drawn-out, contentious and expensive divorce, she decided to return to the mainland for a more affordable retirement. With friends and family still in the Aloha State, she knew she’d visit often. So Novack started looking for a place with reasonable flight connections, a certain cultural vibe and a lower cost of living than, say, Southern California, where she grew up. Novack, now 65, took a road trip through Colorado, Oregon and Washington State and concluded, “I don’t like cold weather.” Instead, she opted for a desert climate. She visited a friend who had moved to Green Valley, Arizona, in the foothills of the Santa Rita mountains, 20 miles south of Tucson and just 70 miles north of Mexico and was sold. “There’s access to nature and culture,” she gushes. “I absolutely love Green Valley.”
The scenic unincorporated area, made up of 130 mostly age-restricted (i.e. retirement) developments, is one of 25 locales honored on Forbes’ Best Places To Retire In 2026 list, which identifies U.S. spots offering a high quality of life at a comparatively affordable price. Since 2020, the median price of single-family homes nationwide has risen 50% to $409,000, according to the National Association of Realtors. But in Green Valley, it’s just $282,000. After going to numerous open houses, Novack paid barely half of that, in cash, for a just-refurbished one-story, one-bedroom adobe-style condominium home, with 558 square feet, a walk-in shower, and an open kitchen that suits her lifestyle. (By contrast, in Maui County, Hawaii, the median condominium sells for $630,000 and the median price of a single-family home is $999,000.) For a monthly fee of $410, the homeowners association takes care of the exterior and grounds around Novack’s property and provides pools and other recreational facilities.
To determine our top 25, Forbes compared nearly 1,000 locations, with housing and other living costs (including taxes) being major factors. Indeed, 21 of our picks have median home prices at or below the national median and seven are under $300,000. (Besides Green Valley, they are Appleton, Wisconsin; Iowa City, Iowa; Lincoln, Nebraska; Midland, Michigan; Pittsburgh, Pennsylvania; and San Antonio, Texas.) The priciest housing market on our new list is Colorado Springs, Colorado, at $449,000, followed by Raleigh, North Carolina at $434,000.
Our new list features choices in 21 states and all four domestic time zones, with a roughly even split between colder and warmer climates. Chilly Fargo, North Dakota, is the only place appearing for all 16 years we’ve compiled this list. Pittsburgh, which also has frosty winters, is another long-time favorite—on for the ninth year in a row, despite its above-average crime rate.
Besides living costs, our selection process considers such quality-of-life metrics as air quality, serious crime and the availability of primary care doctors, as well as whether a place encourages an active lifestyle by making biking or walking convenient. As we have since 2020, we screened for natural hazard and climate change risk, ruling out places with the very highest danger, as measured by the Federal Emergency Management Agency (FEMA) National Risk Index, which evaluates 18 natural hazards ranging from hurricanes and tornadoes to heat waves and extreme cold. That, and Florida’s rising house costs, including for property insurance, help explain why only one of our top 25 is in the Sunshine State. That Florida pick is The Villages, which like Green Valley, is primarily a retirement community. All our other choices are mixed age places, with many being college towns.
Green Valley retirees can enjoy outdoor activities during its mild winters. Summers are undeniably hot, although its 3,000-foot elevation makes nights a little cooler than in Tucson or Phoenix. Plus, Green Valley’s reasonable housing prices make it easier for retirees to also hold on to another home in a cooler spot. For example, Laura and Chris Wood, who retired to Green Valley from chilly Muncie, Indiana, still keep a summer retreat on a northern Indiana lake. From the porch of their Green Valley home, they have a view of the Santa Rita Mountains (highest point: 9,400 feet). “We love the desert landscape,” says Laura, 63. Chris, 60, appreciates the local golf courses.
Our 25 best retirement picks are listed below in alphabetical order. A description of Forbes’ full methodology and how one newlywed Houston couple used a spread sheet and a road trip to select Raleigh for their retirement, is here.
Fox Cities CVB
Outdoorsy city and college town (Lawrence University) of 75,000 on the north-flowing Fox River, 100 miles north of Milwaukee.
Pros: Median home price of $291,000, 29% below national median of $409,000. Very low serious crime rate. Somewhat walkable, very bikeable. Good air quality. Above-average ratio of primary care physicians per capita.
Cons: Cold winters. State income tax marginal rate of 5.3% hits couples with taxable income above $69,200.
Sean Pavone/iStock/Getty Images
Classic college town (University of Georgia) of 130,000, 70 miles east of Atlanta.
Pros: Median home price of $331,000, 19% below national median. Agreeable climate, good air quality, somewhat bikeable. Favorable above-average ratio of primary care physicians per capita. Robust cultural scene. Good retiree tax climate.
Cons: Serious crime rate is somewhat above national average. Not very walkable.
Hal Bergman/iStock/Getty Images
Revived ex-steel factory town of 80,000 and college town (Lehigh University, Moravian University), 75 miles north of Philadelphia and 85 miles west of New York City.
Pros: Median home price of $351,000, 14% below national median. Very low serious crime rate. Above-average primary care physicians per capita. Good air quality and climate. Highly walkable, somewhat bikeable. State has flat 3.07% income tax, with Social Security and most retirement income excluded from the tax.
Cons: Cold winters. State inheritance tax hits entire estate and all heirs other than a spouse.
Liero/iStock/Getty Images
Home of Texas A&M University and a population of 132,000, 85 miles northwest of Houston.
Pros: Median home price $343,000, 16% below national median. Very low serious crime rate. Abundant primary care doctors, good air quality, very bikeable. No state income or estate tax.
Cons: Not very walkable. Hot, humid summers.
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Stunning outdoor playground of 498,000, next to Pikes Peak, 60 miles south of Denver.
Pros: Median home price of $449,000, while the highest on this list, is still just 10% above the national median. Good air quality, somewhat bikeable. Good retiree tax climate. Relatively moderate FEMA natural hazards risk.
Cons: Serious crime rate above national average. Below-average primary care physicians per capita. Not very walkable.
Lana2011/iStock/Getty Images
Multi-college town (University of Missouri, Stephens College, Columbia College) of 132,000, midway between St. Louis and Kansas City.
Pros: Median home price of $321,000, 22% below national median. Terrific ratio of primary care doctors per capita, good air quality. Somewhat bikeable. Serious crime rate below national average. State capital gains tax recently repealed.
Con: Not very walkable.
Hal Bergman/iStock/Getty Images
North Dakota's largest city, population 141,000, touching Minnesota across the Red River of the North.
Pros: Median home price of $315,000, 23% below national median. Good ratio of primary care doctors per capita. Good air quality. Very bikeable, somewhat walkable. Relatively moderate natural hazard risk as rated by FEMA. Fairly good retiree tax climate.
Cons: Cold winters. Serious crime rate above national average.
Manuela Durson/Alamy
Scenic desert town of 23,000 festooned by mountains, 20 miles south of Tucson in the Santa Cruz River Valley.
Pros: Median home price $282,000, 31% below national median. Very low serious crime rate. Good ratio of primary care physicians per capita. Good retiree tax climate. Hot summer days, but cool nights.
Cons: Not very walkable or bikeable.
Visit Greenville
Rolling college town (Furman University, Bob Jones University) of 76,000 in South Carolina's Blue Ridge Mountains region, midway between Atlanta and Charlotte.
Pros: Median home price of $336,000, 18% below national median. Excellent ratio of primary care doctors per capita. Agreeable climate, good air quality. Relatively moderate FEMA natural hazards risk.
Con: Serious crime rate above national average. State income tax a relatively high 6% for couples with taxable income above $18,230 (but no tax on Social Security benefits and $10,000 per person of other retirement income).
ktaylorg/iStock/Getty Images
Charming Shenandoah Valley college town (James Madison University, Eastern Mennonite University) of 51,000, 130 miles southwest of Washington D.C..
Pros: Median home price of $348,000, 19% below national median. Low serious crime rate. Terrific ratio of primary care doctors per capita. Agreeable climate, good air quality.
Con: State income tax rate tops out at 5.75% for couples with taxable income above $17,000, though Social Security benefits aren’t taxed.
Joe Hendrickson/iStock/Getty Images
Historic college town (University of Iowa) of 78,000, in southeastern Iowa.
Pros: Median home price of $298,000, 27% below national average. Outstanding ratio of primary care physicians per capita. Good air quality. Very bikeable. State income tax is a flat 3.8%, with no tax on Social Security or other retirement income. No state estate or inheritance tax.
Con: Cold winters
Explore Lawrence
Classic college town (University of Kansas) of 98,000, 40 miles west of Kansas City.
Pros: Median home price of $331,000, 19% below national median. Good ratio of primary care physicians per capita. Good air quality. Very bikeable, somewhat walkable. Relatively low natural hazard risk.
Cons: Marginal state income tax starts at 5.20% and tops out at 5.58% for a couple with taxable income above $46,000.
DPST/Newscom
Lush, horsey college town (University of Kentucky, Transylvania University) of 333,000 in central Kentucky.
Pros: Median home price of $329,000, 20% below national median. Excellent ratio of primary care physicians per capita. Good air quality. Low serious crime rate. Flat state income tax rate lowered to 3.5% as of January 1, 2026.
Con: Not that walkable.
Larry Braun Photography/iStock/Getty Images
State capital and college town (University of Nebraska) of 305,000, 50 miles southwest of Omaha.
Pros: Median home price of $291,000, 29% below national median. Very bikeable, somewhat walkable. Serious crime rate is below national average. Relatively moderate FEMA rating of vulnerability to natural hazards.
Con: State inheritance tax hits anything left to relatives other than spouse, with partial exemptions for other immediate family members.
Shriram Patki/iStock/Getty Images
Graceful river city of 43,000, 130 miles northwest of Detroit.
Pros: Median home price of $247,000, 40% below national median. Excellent ratio of primary care doctors per capita. Extremely low serious crime rate. Good air quality. Favorable retiree tax climate. Relatively low FEMA vulnerability to natural hazards.
Con: Cold winters.
Danita Delimont/Alamy
Sun-kissed city of 84,000 on Columbia River, 225 miles southeast of Seattle.
Pros: Median home price of $418,000, 2% above national median. Serious crime rate below national average. Very comfortable climate. Good air quality. No broad state income tax. Relatively low FEMA natural hazard risk.
Cons: Not very walkable or bikeable. State estate tax. Relatively new 7% “excise” tax on certain investment gains above $278,000, with a 9.9% rate above $1 million.
Sean Pavone/Newscom
Scenic Pennsylvania city of 310,000, brimming with rivers and colleges (Carnegie Mellon University, University of Pittsburgh, Duquesne University, Chatham University).
Pros: Median home price of $238,000, 42% below national median. Excellent ratio of primary care doctors per capita. Very bikeable and walkable. State has flat 3.07% income tax, with Social Security and most retirement income excluded from the tax.
Cons: Serious crime rate above national average. Cold winters. State inheritance tax hits entire estate and all heirs other than a spouse.
Zimmytws/iStock/Getty Images
Rapidly growing state capital and college town (North Carolina State University, Shaw University) of 517,000 in the Research Triangle of eastern North Carolina.
Pros: Median home price of $434,000, 5% above national median. Good ratio of primary care doctors to patients. Good air quality, comfortable climate. Favorable retiree tax climate.
Cons: Not very walkable or bikeable. Serious crime rate above national average.
Rudy Balasko/istock/Getty Images
Home of famed Mayo Clinic and 125,000 people, 85 miles southeast of Minneapolis.
Pros: Median home price of $335,000, 18% below national median. Fabulous ratio of primary care doctors per capita. Good air quality. Low serious crime rate. Very bikeable. Relatively low vulnerability to natural hazards.
Cons: Cold winters. Difficult tax climate, including an income tax rate of 9.85% for taxable income above $337,930 per couple, taxes on the Social Security benefits of the better off, and a tax on estates above $3 million.
Otman lazrak/iStock/Getty Images
Spirited and fast-growing South Texas city of 1.57 million, now country's sixth largest by population.
Pros: Median home price of $250,000, 39% below national median. No state income or estate tax. Somewhat bikeable. Ratio of primary care physicians to population near national average.
Con: Serious crime rate above national average.
Paul Giamou/Cavan Images/Getty-Images
Succulent river city of 149,000, famous for its city squares, 30 miles inland from Atlantic Ocean.
Pros: Median home price of $327,000, 20% below national median. Good air quality. Good ratio of primary care physicians per capita. Very bikeable, somewhat walkable. Serious crime rate slightly under national average.
Con: Hot summers.
Jim Feng/iStock/Getty Images
South Dakota’s largest city with a population of 225,000, along scenic Big Sioux River, 240 miles southwest of Minneapolis.
Pros: Median home price of $330,000, 19% below national median. Excellent ratio of primary care physicians per capita. Good air quality. Very bikeable. No state income or estate/inheritance tax. Relatively moderate vulnerability to natural hazards.
Con: Serious crime rate above national average.
Kirk Fisher/iStock/Getty Images
Picturesque river city of 231,000, 280 miles east of Seattle.
Pros: Median home price of $395,000, 3% below national median. Good ratio of primary care physicians per capita. Very bikeable, pretty walkable, good air quality. No state income tax. Relatively moderate vulnerability to natural hazards.
Cons: Cold winters. Serious crime rate above national average. Newish 7% “excise” tax on certain investment gains above $278,000, with a 9.9% rate above $1 million.
Marcia Straub/Getty Images
Booming senior-citizen-oriented place of 155,000, 50 miles northwest of Orlando.
Pros: Median home price of $404,000, 1% below national median. Mild winters, good air quality. Low serious crime rate. Somewhat bikeable. No state income or estate tax. Relatively moderate natural hazard risk, particularly for Florida.
Con: Not very walkable.
Visit Virginia Beach
Virginia's largest city, population 456,000, on the Atlantic Ocean at mouth of Chesapeake Bay, 200 miles south of Washington, D.C.
Pros: Median home price of $427,000, 4% above national median. Very low serious crime rate. Good air quality, comfortable climate. Somewhat bikeable. Relatively low FEMA natural hazard risk.
Con: State income tax rate tops out at 5.75% for couples with taxable income above $17,000, although Social Security benefits aren’t taxed.
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