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affordable college towns in California or Oregon

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My husband and I are planning to retire on the east coast. Because we have so much family in California and we don't like the summer humidity, we would like to keep a condo in either California or southern Oregon. A college town would be perfect. We could rent it out to students fall through spring, and stay there in the summer when it would most likely be vacant. Because it will primarily be a rental, it can not be too expensive. Can anyone suggest a college town that's still somewhat affordable in either California or Oregon? We don't like the desert and both southern California and the bay area would be out of our range.

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