Cost of Living in
Jamestown, ND

The True Cost of Living Report: Jamestown, North Dakota (2026)

Don't let the Cost of Living Index of 88.6 fool you. That number, sitting 11.4% below the national average, is the statistical bait used to lure remote workers and relocators into a trap of hidden expenses and financial stagnation. The median household income sits at $54,809, but for a single earner aiming for actual comfort rather than just survival, the floor is $30,144. That $30,144 is the "comfort" baseline—a number that assumes you aren't drowning in debt, but it doesn't account for the aggressive inflation of goods and services that rural isolation often commands. You aren't paying New York rent, sure, but you are paying a premium for everything else that has to be trucked in from the coast.

The Big Items

The housing market in Jamestown is a strange beast. With a median home price of $132,500, the "sticker shock" is nonexistent compared to the national median, which is hovering around $420,000. This looks like a massive win on paper, and for a cash buyer, it is. However, for the average earner, buying is less of an investment and more of a liquidity trap. The interest rate environment, while stabilizing, still hovers around 6.5-7% for a standard 30-year fixed mortgage. On a $132,500 home with 20% down ($26,500), you are looking at a principal and interest payment of roughly $670. That sounds cheap, until you realize that property taxes in Stutsman County are the real predator here. North Dakota property tax rates are deceptive; they rely on a complex millage system that often results in effective rates hovering around 1.5% to 2% of assessed value. That adds another $200-$260 a month to the bill. Suddenly, your "cheap" house is costing nearly $900 a month before insurance or utilities. Renting is equally problematic due to a lack of inventory; the rental market is tight, meaning landlords can nickel and dime you for maintenance fees that would be covered by economies of scale in a larger city.

Taxes are where the state gets its pound of flesh. North Dakota has a graduated income tax structure, but don't let the "low tax" reputation fool you. If you are making that $30,144 baseline, you are paying roughly 2.2% state income tax (~$663), but if you push into the median earner bracket ($54,809), that bumps to roughly 2.9% (~$1,589). It doesn't sound like much, but it eats into the disposable income that is already scarce. The real killer, however, is the sales tax. Jamestown imposes a 5.5% state sales tax, plus local city taxes, bringing the total to a painful 7.5%. Every single purchase, from a new pair of boots to a tank of paint, bleeds 7.5% off your wallet immediately. Compare that to states with no sales tax, and you are paying a massive premium for the privilege of living in the cold.

Groceries and gas are the daily bleed. The cost of a gallon of milk or a loaf of bread in Jamestown is roughly 8-12% higher than the national baseline. Why? Logistics. You are hundreds of miles from a major distribution hub. Every item on the shelf has paid a "rural surcharge" in fuel to get there. Gasoline prices fluctuate wildly, but you should budget for a premium of $0.20 to $0.30 per gallon over the national average. If you commute a standard 20 miles round trip in a vehicle getting 25 MPG, that extra $0.25 per gallon adds up to roughly $130 a year in wasted capital. It’s not the amount that hurts; it’s the principle of subsidizing the distance.

Hidden 'Gotcha' Costs

Jamestown is geographically isolated, and that isolation manifests in insurance premiums that will make you choke. Your auto insurance rates will likely be lower than the national average due to lower population density and less traffic, sitting around $140/month for full coverage. However, homeowner's insurance is a different story. North Dakota is prone to severe weather—specifically hail and blizzards. Hail damage is rampant, and insurers know it. Expect premiums to be 20-30% higher than the national average for comparable coverage. If you are in a flood zone (and parts of Jamestown near the James River are), you are looking at an additional $600-$1,200 a year for mandatory flood insurance. There are no toll roads to speak of, which is a plus, but HOA fees in the few newer developments can run $75-$150 a month for the luxury of having a restrictive covenant govern what you can plant in your garden. Parking is generally free, but if you need to travel to Fargo or Bismarck for specialized medical care or events, you are looking at a 150-mile round trip minimum, burning $30-$40 in gas just to access services you take for granted in a metro area.

Lifestyle Inflation

The "small town discount" evaporates the moment you want to do something fun. A night out in Jamestown is not cheap. A burger and two domestic beers at a decent downtown spot will run you $25-$30 per person, before tip. There is little competition to drive prices down. A fitness membership at the local YMCA or equivalent runs about $45-$60/month, which is actually comparable to national chains, but the facilities may be older. A pound of coffee at a local roaster? Expect to pay $16-$18. The lack of options means businesses don't have to compete on price; they compete on convenience. You aren't paying for the experience; you are paying because it's the only place open.

Frugal Analysis: To survive on $32,000 as a single person, you are likely renting a older 1BR or splitting a 2BR with a roommate. You are meal prepping strictly, rarely eating out, and driving a paid-off vehicle. You are contributing the bare minimum to a 401k, if anything. For a family of four on $65,000, this is strictly paycheck-to-paycheck existence. One major car repair or medical emergency puts you in debt. You are utilizing SNAP or WIC benefits and shopping exclusively at discount grocers.

Moderate Analysis: At $45,000 single income, you can afford a modest mortgage on a $130k home. You have a reliable vehicle, perhaps a newer used truck or SUV. You can afford to eat out once a week and maybe take a budget weekend trip to Minneapolis or Theodore National Park. You are likely saving 5-8% for retirement. For a family on $85,000, this is the "keep up with the Joneses" bracket. You have two decent cars, the kids are in sports, and you have decent health insurance, but you are still watching the grocery bill like a hawk.

Comfortable Analysis: Crossing the $60,000 single threshold changes the game. You aren't rich, but you have breathing room. You can max out a Roth IRA, drive a new vehicle, and not worry about the 7.5% sales tax hitting your daily purchases. You can afford the premium insurance packages and the high-quality beef at the butcher. For a family earning $110,000+, you are the local elite. You are likely building significant equity, vacationing out of state, and insulating yourself against the hidden costs of rural living. You are the demographic that actually benefits from the low housing prices because you have the cash flow to service the hidden debts.