Best Value Regional Towns for a Family Home Under $500,000 (2026)

Yes, you can still buy a family house in a regional town for under $500,000. In the 14 towns below, the median house price on our suburb pages is under that line.

Each town also has primary and secondary schools, a public hospital, and a town centre with a supermarket and GPs. Prices run from about $350,000 up to just under $500,000.

Two things to keep in mind. A median is the middle of the market, so half the houses in each town sell for more. And regional prices have been rising, so our figures lag behind the current market. Use the table as a shortlist, then check today's prices before you commit.

The towns, with the numbers

Prices are the median house price from our suburb pages. Rent is the median weekly rent for a house. The 12-month change appears only where the data source measures one, which is NSW.

How current are these figures?

The prices describe different periods, depending on the source:

• NSW: house sales recorded by the NSW Valuer General in calendar 2025.
• Victoria: Land Victoria's suburb median for a quarter in mid-2025.
• Queensland, WA and Tasmania: ABS area medians for calendar 2024. These can take in surrounding localities, so they describe the area, not just the suburb.

Regional prices have risen since then. Other price trackers now report higher medians in several of these towns, so confirm the current price before you plan around any of them.

A note on the school counts

The counts cover schools located in the suburb itself. High schools include combined schools that teach both primary and high school years.

For Moe and the three Queensland city suburbs, most schools sit in neighbouring suburbs. Open the suburb page for the full list.

What a family gets in each state

New South Wales: the cheapest houses on the list

• Moree ($350,000) is the cheapest town here. It has government, Catholic and independent schools, and Moree District Hospital. The economy leans on agriculture, so check local job prospects.
• Inverell ($419,000) is the best all-rounder. It has about 12,000 people, public and Catholic schools, a hospital and 7.4% price growth.
• Forbes, Cowra and Parkes ($425,000 to $455,000) are central west towns with primary and secondary schools across all three sectors.

Forbes flooded in 2016 and 2022, so check the flood risk street by street.

Victoria: bigger towns at the top of the range

• Shepparton ($476,000) has the widest school choice on this list: seven primary schools and five high schools across all sectors. Goulburn Valley Health is a major regional hospital.
• Swan Hill ($480,300) and Sale ($488,000) are smaller, but each is self-contained.
• Moe ($433,000) is the Latrobe Valley option. The nearest large hospital is Latrobe Regional Health in Traralgon.

Shepparton flooded in 2022, so check the flood overlay before you fall for a house.

Queensland: cheaper to buy, dearer to rent

The three Queensland entries are city suburbs, not whole towns. Each is close to a large public hospital and a full range of schools.

• Aitkenvale, Townsville ($378,000): Townsville University Hospital.
• South Mackay ($425,000): Mackay Base Hospital.
• Gracemere, Rockhampton ($430,000): Rockhampton Hospital.

Weekly rents of $520 to $680 are the highest on this list, which matters if you plan to rent before you buy. Cyclone and flood risk is the main concern. It shows up in insurance quotes before it shows up in the price.

Western Australia and Tasmania

• Kalgoorlie ($377,500) has eight primary schools and three high schools, and Kalgoorlie Health Campus. It is a mining economy, so prices swing with the cycle.
• Devonport ($462,500) suits a Tasmanian coastal lifestyle. It has four primary schools and four high schools, and the Mersey Community Hospital is just outside town.

We don't publish a verified median for several well-known regional centres in these states, including Bunbury, Bundaberg and Mount Gambier. That is why they are not on the list.

Regional towns already over $500,000

If one of these was on your list, check the current price before you plan around it. All publish medians above $500,000:

• Mildura, VIC: $518,500
• Traralgon, VIC: $522,500
• Lithgow, NSW: $530,000 (+6.0%)
• Gunnedah, NSW: $535,000 (+16.3%)
• Armidale, NSW: $566,250 (+10.5%)
• Griffith, NSW: $595,500 (+1.8%)
• Dubbo, NSW: $625,000 (+8.7%)

Gunnedah rose 16.3% in a year. That shows how quickly a $500,000 budget can fall behind the market.

How to tell if a cheap town works for a family

• Schools for every age. Primary schools are easy to find. Check there is a high school within a reasonable drive.
• A public hospital and local GPs. Smaller hospitals offer limited services. Find out where maternity, specialist and emergency care are provided.
• More than one major employer. A town that relies on a single mine, mill or farm is exposed to one bad year. Look for a mix of health, education, government, retail and agriculture.
• Flood, fire and cyclone risk. Check the council overlay and get an insurance quote before you make an offer. Several towns on this list have flooded in the last decade.
• How easily homes sell. Small markets are slower to exit. If you might sell within five years, favour a larger centre such as Shepparton, Townsville or Mackay.
• Rent against repayments. If a house rents for $480 a week and the repayment is far higher, work out what that gap costs you.

Costs beyond the price

A $450,000 house costs more than $450,000. Stamp duty varies by state, and first home buyers can get a concession, exemption or grant in every state.

Start with these tools and guides:

• Stamp duty calculator, for the figure in your state
• Borrowing power calculator, to see what a lender may allow
• First home buyer guides for NSW, Victoria, Queensland, Western Australia and Tasmania
• The First Home Guarantee, which can reduce the deposit you need
• The deposit guide, which shows the maths

Quick answers

What is the best value regional town for a family under $500,000?

Moree ($350,000) is the cheapest on this list. For the best balance of price, schools and services, look at Inverell (NSW), Shepparton (VIC) and Aitkenvale in Townsville (QLD).

Which state has the most regional towns under $500,000?

New South Wales and Victoria have the most towns with a verified median under that line. Queensland has the cheapest city suburbs, but the highest rents.

Is $500,000 enough to buy a house in regional Australia in 2026?

It is enough in the towns above. It is not enough in Mildura, Gunnedah, Armidale, Dubbo or Griffith, and it buys very little in any capital city.

Keep researching

• The Cheapest Suburbs to Buy a House in Australia 2026: a state-by-state list of the lowest-priced suburbs
• The Best Regional Towns to Invest in Australia 2026: yield and growth, if you are buying to rent out
• Regions: browse every regional area
• Suburb matcher: run it with your own budget

Figures come from Your Property Guide's published suburb data. A median describes the middle of the market and is not a valuation. Check the suburb page and get a local opinion before you buy.