Seven small towns that are booming in California — bucking the exodus trend

Lured by cheaper homes and good schools, more Californians are embracing small-town life.

Seven rural and suburban towns across the state are bucking California’s population loss — each growing more than 25% population-wise over the past 15 years, according to a new analysis by the San Francisco Chronicle.

The communities have a few things in common, such as affordable real estate and amenities for families. And they’re far from California’s ultra-expensive coastal cities like Los Angeles, which suffered a massive exodus last year, losing roughly 54,000 residents between July 2024 and July 2025, according to the California Department of Finance.

The leafy Sacramento suburb has boomed since the Covid pandemic, when countless people living in cramped city quarters decided to flee to the burbs.

The town’s population has grown by 15% to 165,455 since 2020, the Chronicle reported, and boasts much more affordable homes than in much of the Bay Area. Median home prices hover at around $650,000, making it a popular destination for young families.

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Formerly rural Manteca, located in San Joaquin County, bills itself as “The Family City” and has welcomed new development over the past few decades. Its population has more than doubled since the early 1990s, transforming Manteca from a quiet farming community to a family-friendly suburb of Stockton.

Its popular amenities include Great Wolf Lodge, a recreational complex that includes a water park and hotel, and Big League Dreams, which features six baseball fields, the Chronicle reported.

Chico, home to Chico State University, has long been known as a college town. But it is increasingly a home for individuals in search of affordability, a friendly community and breathtaking natural beauty of rural Butte County.

Chico’s population has exploded 15% over 15 to 108,000 in 2026 — a 25% increase — partly due to the catastrophic fire in nearby Paradise, when some former residents resettled. The burgeoning city also added 2,306 residences over the past 10 years to accommodate the new residents, the Chronicle reported.

“Chico is kind of magical,” one 22-year-old resident told the paper.

The master-planned Orange County suburb has been branded “cookie cutter,” but that hasn’t deterred new residents attracted by the town’s high-paying jobs in tech and finance and ample space.

The city of 318,000 has added 100,000 residents since 2010, per population data, and its home prices have also spiked alongside its growth. Its median home price sits at more than $1.5 million and top perks include Great Park, which includes extensive soccer fields and helium balloon rides.

The burb is also one of America’s fittest cities, according to a recent survey.

Menifee, located in the Inland Empire, is home to increasing numbers of young familes and retirees who have fled larger urban centers like Los Angeles and San Diego. Accordingly, its population has grown to 118,000 this year, an increase of roughly 40,000 people over the last 15 years.

Its boosters include Instagram personality Menifee Mom, who regularly posts about the town’s cute bakeries, wineries, community events and other local events that make the growing enclave a popular spot for families.

Clovis’ 35% population growth over 15 years makes it one of the fastest-growing cities in California, and its excellent schools are an important reason why.

The town of 130,000, near Fresno, has added a brand-new shopping center and new housing developments over the last several years and has an average home price of $520,000. Residents rave about its highly-rated school district, the Chronicle reported.

“Clovis is one of the last places in California where you can buy an affordable house in a really great neighborhood with great schools,” local realtor  Bryan Souza told the paper.

The once-sleepy Tri-Valley town of Dublin is hailed as a safe and affordable community with good schools and more spacious homes than elsewhere in the Bay Area. Its population more than doubled from 2010 to 2020, now with more than 70,000 residents.

Major developments have helped to fuel Dublin’s growth, including the Dublin Transit Center, a mixed-use project near the Dublin BART station.