Income needed to buy a house in West Virginia
A median-priced home in West Virginia costs $170,800. With 20% down you'd need about $45,542 a year, within reach of the state's median household income of $60,798. West Virginia ranks #1 of 51 for the lowest income needed.
Income needed: $45,542 a year
Defaults: state median home value and property tax (Census ACS 2024), median homeowners insurance paid by owners with a mortgage (Census ACS 2024; quotes vary by home and ZIP code), 30-year rate 6.95% (Freddie Mac, week of 2026-09-17).
You'd need a household income of about $45,542 a year to buy a $170,800 home in West Virginia with $34,160 down.
Based on lenders' 28/36 rule: housing costs under 28% of gross income, all debt under 36%.
| Monthly cost | Amount |
|---|---|
| Principal & interest | $904 |
| Property tax | $73 |
| Homeowners insurance | $85 |
| Total | $1,063 |
Monthly cost by down payment
| Down payment | Cash down | Monthly cost | Income needed |
|---|---|---|---|
| 5% | $8,540 | $1,300 | $55,708 |
| 10% | $17,080 | $1,240 | $53,133 |
| 20% | $34,160 | $1,063 | $45,542 |
Under 20% down includes estimated private mortgage insurance of 0.5% of the loan per year.
Buying in West Virginia: what's different
- Transfer tax
- 0.33% (state + county)
- On the median home
- $560
- Homestead break
- $20,000 for 65+ or disabled
- First-time buyer help
- West Virginia Housing Development Fund
- Transfer and recording taxes. The excise tax on a deed is $1.10 per $500 to the state plus 55 cents per $500 to the county, 0.33% in all, and the county clerk also collects a $20 fee. On the median West Virginia home ($170,800), that's about $560 in state and county excise tax.
- Property tax breaks for your home. Owners 65 and older or permanently disabled get $20,000 of assessed value exempt; younger owners get no exemption. When the home is sold, the exemption drops off unless the new owner also qualifies.
- First-time buyer help. The West Virginia Housing Development Fund offers the Homeownership Program through participating lenders. Check its site for income and price limits.
Checked against official sources on September 25, 2026. Local transfer taxes and exemptions vary, so confirm with the county before you close.
Home prices in West Virginia's largest counties
| County | Income needed | Median home value | Property tax rate |
|---|---|---|---|
| Kanawha County | $40,503 | $147,300 | 0.65% |
| Berkeley County | $69,063 | $266,300 | 0.53% |
| Monongalia County | $68,843 | $267,700 | 0.47% |
| Cabell County | $44,484 | $164,400 | 0.60% |
| Wood County | $42,967 | $158,500 | 0.59% |
| Raleigh County | $40,574 | $150,900 | 0.50% |
None of the U.S. metro areas we cover is centered in West Virginia, so here are its most populous counties instead. Among West Virginia's most populous counties, the income needed runs from about $40,503 in Kanawha County to $69,063 in Berkeley County.
Census ACS 2020–2024 5-year medians. Income needed: 20% down at 6.95%, the local effective property tax rate and West Virginia's median homeowners insurance for homes with a mortgage (Census ACS 2024), under the 28% rule. See West Virginia property tax by county.
What makes owning in West Virginia less expensive than most states
- Home prices: the median value of $170,800 is 53% below the U.S. median of $360,600.
- Property tax: about 0.52% of value a year ($73 a month on the median home).
- Insurance: owners with a mortgage paid a median $1,017 a year for homeowners insurance in 2024 (Census ACS). Premiums have risen in most states since then, and they vary a lot by home and ZIP code, so get quotes.
- Mortgage rate: each 1-point rise in rates adds roughly $93 a month on this loan.
States with a similar income requirement:
Frequently asked questions
How much do you need to make to buy a house in West Virginia?
About $45,542 a year for the median home of $170,800 with 20% down at 6.95%. With 10% down it's about $53,133.
What is the property tax rate in West Virginia?
The median West Virginia homeowner pays $881 a year, about 0.52% of the median home value (Census ACS 2024). Rates vary by county and city.
Is it cheaper to rent or buy in West Virginia?
Median rent is $883 a month, while owning the median home costs about $1,063 a month with 20% down, before maintenance. Renting affordably takes about $35,320 a year under the 30% rule.