Best Affordable Places to Live in West Virginia in 2024

Best Places to Live in West Virginia

As one of the most affordable states in the country, West Virginia has a lot to offer for the price. However, we want to break it down by more than just affordability, as everyone has different priorities and life circumstances. Below, you will find the best cities in West Virginia for different groups, including families, young adults, and retirees.

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Best Affordable Places to Live in West Virginia

As one of the lowest cost-of-living states in the country, West Virginia has numerous cities and towns that are affordable for their residents. People often equate West Virginia with cities like Morgantown and Charleston. However, there are lots of smaller cities and towns in the state, and they are great places to live without being too expensive.

1. Weirton

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Considered one of the best affordable places to live in West Virginia, Weirton is located along the Ohio River, nestled between the borders of Ohio and Pennsylvania. There is no shortage of things to do in Weirton, with many museums, shops, and restaurants in town. Its location on the river also means it’s a great place to explore the outdoors. Families will appreciate that the public schools in Weirton are above average.

Population: 18,481

Median Household Income: $52,775

Cost of Living: 87.3% of U.S. average

Median Rent Price: $675

Home Price-to-Income Ratio: 2.42

Average Property Tax: 0.7%

Housing Affordability: The median rent in Weirton is just $675, making it a very affordable place to live. Prices have increased by an average of $15 year-over-year, and the market temperature in the city is warm. With a home price-to-income ratio of 2.42, Weirton is an affordable place to buy for the first-time homebuyer.

2. Clarksburg

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Clarksburg is located in the north-central part of the state along the West Fork River. Residents of the city can experience restaurants, historic buildings and homes, and outdoor activities like golf, hiking, and waterparks. The city is a good place to live overall, with high-quality housing and vibrant nightlife. Clarksburg is also a good place to raise a family.

Population: 15,467

Median Household Income: $42,254

Cost of Living: 71.6% of U.S. average

Median Rent Price: $1,000

Home Price-to-Income Ratio: 2.43

Average Property Tax: 0.64%

Housing Affordability: The median rent is $1,000 in Clarksburg, with an average home value of $102,578. Both home values and rents have increased modestly in the past year, and the housing market is cool. However, the home price-to-income ratio is 2.41, making this an affordable place to live for residents of the town.

3. Point Pleasant

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Also located on the Ohio River, Mount Pleasant is another of the best places to live in West Virginia. In and around this quaint town of just over 4,000, popular activities include kayaking, fishing, and seeing the murals at Riverfront Park. The city also has several museums and other parks to visit, including the West Virginia State Farm Museum and a learning center. Also, be sure to visit the Mothman Museum and see the Mothman Statue.

Population: 4,124

Median Household Income: $42,927

Cost of Living: 78% of U.S. average

Median Rent Price: $650

Home Price-to-Income Ratio: 3.06

Average Property Tax: 0.65%

Housing Affordability: The median rent in the city is $650, making this town very affordable. The year-over-year rent change is an increase of $50, and the real estate market is cool. Residents pay about three times their incomes when buying homes here, which is reasonable.

4. Charleston

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Charleston is the capital of and most populous city in West Virginia. The city is also located along the Kanawha River and the Elk River. Charleston residents can enjoy plenty of enjoyable activities, including museums, festivals, restaurants, and a minor league baseball team. Also, there are regular events held at the Charleston Coliseum & Convention Center.

Population: 47,129

Median Household Income: $54,101

Cost of Living: 90.7% of U.S. average

Median Rent Price: $975

Home Price-to-Income Ratio: 2.88

Average Property Tax: 0.77%

Housing Affordability: Despite being the largest city in West Virginia, Charleston is relatively affordable, with a cost of living index of 90.7. The median rent price is $975, though that has increased by $125 year-over-year, and the market is warm. The home price-to-income ratio is 2.88, which is in the middle of the pack among cities on this list.

5. Bluefield

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Bluefield is located in the far southern part of West Virginia along the state’s border with Virginia. While the city is small, it boasts a number of amenities, including athletic programs, municipal services, churches, and plenty of nature to explore. The city also has easy access to healthcare.

Population: 9,408

Median Household Income: $39,677

Cost of Living: 69.4% of U.S. average

Median Rent Price: $600

Home Price-to-Income Ratio: 2.41

Average Property Tax: 0.5%

Housing Affordability: The average home value in Bluefield is $95,802, up 8.3% over the past year. Conversely, median rent is $600, which is down $300 year-over-year. The home price-to-income ratio is 2.41, making this city quite affordable for Bluefield residents.

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Best Places to Live in West Virginia for Families

Families thinking about moving to West Virginia will have a different set of considerations: activities for kids, affordable family-size homes, and the quality of the educational system will all be important. These cities and towns are among the best places to live for families in West Virginia.

1. Morgantown

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Morgantown sits on the Monongahela River, near the borders of Pennsylvania and Maryland. The city is large enough to have its own airport and is known for being home to West Virginia University. There is a theater, art center, history museum, and plenty more things to see and do.

Population: 30,277

Median Household Income: $36,991

Cost of Living: 96.4% of U.S. average

Median Rent Price: $1,300

Home Price-to-Income Ratio: 7.33

Average Property Tax: 0.57%

Housing Affordability: The median rent in Morgantown is $1,300, which has increased by $100 year-over-year. Nevertheless, the market is still warm. The home price-to-income ratio is 7.33, suggesting this isn’t the most affordable place to buy. Given the high cost of living, jumbo mortgage loans may be necessary here.

2. Weirton

Housing Affordability: Housing is affordable in Weirton, with a median rent of just $715 and an average home value of $128,104. The median household income is also among the highest of the cities on this list, so it’s easier to make ends meet in Weirton.

3. Charleston

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Charleston can be one of the best places to raise a family in West Virginia. The city offers lots of outdoor activities families will enjoy, and parents will appreciate its solid school system.

Population: 47,129

Median Household Income: $54,101

Cost of Living: 90.7% of U.S. average

Median Rent Price: $975

Home Price-to-Income Ratio: 2.88

Average Property Tax: 0.77%

Housing Affordability: Charleston is relatively affordable given that it’s the most populous city in the state. With a median rent of $975 and an average property tax of $622, residents don’t have to shell out too much cash to live here. However, home mortgage loans can help you find the financing you need.

4. Moundsville

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Moundsville is located on the Ohio River near the Pennsylvania border. It’s home to the largest conical burial ground in North America and Grand View Park, where residents can enjoy outdoor activities. The city is a good place to raise a family thanks to a low cost of living and good quality housing. It also rates well for job prospects.

Population: 7,829

Median Household Income: $40,471

Cost of Living: 72.3% of U.S. average

Median Rent Price: $650

Home Price-to-Income Ratio: 2.79

Average Property Tax: 0.52%

Housing Affordability: The median rent in Moundsville is a reasonable $650, and the market is warm. Conversely, the average home value is $113,003, which is down 4.1% in the past year. The home price-to-income ratio is 2.79, suggesting Moundsville residents don’t spend too much of their income on housing. If you are thinking of buying a home there, it can be wise to learn the difference between mortgage prequalification vs. preapproval, so you can get the ball rolling.

5. Nitro

Housing Affordability: The average home value is $121,191 in Nitro, up 5.8% in the past year. Similarly, the $725 rent price is up year-over-year, but the market is cool. With a home price-to-income ratio, Nitro residents spend less of their income on housing than those in Charleston.

Best Places to Live in West Virginia for Young Adults

Young adults have a unique set of priorities.Those might include a strong job market, a thriving nightlife, and lots of things to do. The cities in this section have many of the things young adults are looking for.

1. Barboursville

Housing Affordability: The average home value in Barboursville is $178,442, up 2.7% over the past year. However, its rent price of $700 is up only $10 year-over-year, it’s 67% lower than the national median, and the market is cool.

Because the home price is slightly higher than other places in West Virginia, the home price-to-income ratio is a little higher, too. But it’s still much less than you would spend living in Morgantown, for example. Getting pre-approved for a loan may help — learn about the mortgage preapproval process.

2. Charleston

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Charleston makes the list again, this time as one of the best places for young adults in the state. The city has a good job market, a great nightlife scene, and a low cost of living. It’s also a good city for outdoor activities and health and fitness.

Population: 47,129

Median Household Income: $54,101

Cost of Living: 90.7% of U.S. average

Median Rent Price: $975

Home Price-to-Income Ratio: 2.88

Average Property Tax: 0.77%

Housing Affordability: Housing is reasonable in Charleston, with a median rent price of $975 and an average home value of $155,926. Prices for both are on the rise, though, so the city may not be as affordable in a few years. However, first-time homebuyer programs in West Virginia can help you find a good deal.

3. Bridgeport

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Bridgeport is located in the north-central part of the state, just east of Clarksburg. The city stands out for its excellent job market. The cost of living is slightly high compared to other cities on this list, but that isn’t a huge problem given the median household income. It also has good nightlife options, outdoor activities, and excellent health and fitness facilities.

Population: 9,310

Median Household Income: $87,936

Cost of Living: 87.3% of U.S. average

Median Rent Price: $1,500

Home Price-to-Income Ratio: 3.10

Average Property Tax: 0.64%

Housing Affordability: The median rent price in Bridgeport is $1,500, up $150 year-over-year. The average home value is $272,501, up 3.6% over the past year, and the market is warm. The home price-to-income ratio is 3.10, which is on the high end compared to other cities on this list.

4. Morgantown

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Morgantown hits the list for a second time as a best affordable place to live in West Virginia. The home of West Virginia University is also a good place for young adults thanks to its booming nightlife and very good outdoor activities. For example, Hazel Ruby McQuain Park hosts live music and free outdoor movies. In addition, the Morgantown Market Place has farmer’s markets on Saturday mornings. However, the job market isn’t the best in Morgantown, as evidenced by the median household income.

Population: 30,277

Median Household Income: $36,991

Cost of Living: 96.4% of U.S. average

Median Rent Price: $1,300

Home Price-to-Income Ratio: 7.33

Average Property Tax: 0.57%

Housing Affordability: One area of concern for Morgantown is housing affordability. The median home value is $272,226, and the median rent price is $1,300. These prices are high, especially considering the median income. The home price-to-income ratio of 7.33 is the highest on the list by far. If you need a mortgage in Morgantown, consider these tips to qualify for a mortgage.

5. Star City

Housing Affordability: The average home value is $214,360 in Star City, and the median rent is $1,275 (39% lower than the national median) with a cool housing market. The median rent is slightly higher than Morgantown, but the home price is quite a bit lower. Perhaps more important, the median income is nearly double that of Morgantown, which allows residents to spend much less of their income on housing.

Best Places to Live in West Virginia for Retirees

Retirees have different priorities than families and young adults. For instance, it might be important for them to have other seniors in the area, access to entertainment, or to have low taxes. With these factors in mind, the following are some of the best places in West Virginia for retirees.

1. Bluefield

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Bluefield makes another appearance on this list, here as a great place for retirees for several reasons. For one, property tax in the city is low. In addition, West Virginia began phasing out state Social Security taxes last year, so the overall tax bill should be low in the city. In addition, people 65 and older make up the largest portion of the city’s population at over 20%.

Population: 9,408

Median Household Income: $39,677

Cost of Living: 69.4% of U.S. average

Median Rent Price: $600

Home Price-to-Income Ratio: 2.41

Average Property Tax: 0.5%

Housing Affordability: The average home value in Bluefield is $95,802, and the median rent is $600. The market is cool, which you can see with the decrease of $300 year-over-year change in rent. However, home prices are up by 8.3% in the past year. The home-to-price income ratio is 2.41, making this an affordable place to buy.

2. Princeton

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Princeton is just to the northeast of Bluefield, also located in Mercer County. Many retirees live in Princeton, with 23.4% of the population 65 and over. Residents pay similarly low taxes, and the cost of living is low overall. Retirees can slow down and explore sights like the Princeton Railroad Museum and Glenwood Recreational Park.

Population: 5,724

Median Household Income: $39,569

Cost of Living: 72.1% of U.S. average

Median Rent Price: $695

Home Price-to-Income Ratio: 3.68

Average Property Tax: 0.5%

Housing Affordability: The average home price in Princeton is $145,536, up 8.7% year-over-year. The median rent price is $795, which is down quite a bit — $279 year-over-year. Unsurprisingly, the market is cool. However, Princeton residents spend more of their income on housing than most other cities on this list.

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3. Weirton

Housing Affordability: The average home value in Weirton is $128,104. The home price-to-income ratio is 2.42, indicating that Weirton residents don’t spend too much of their income on housing. However, the median rent price is $675, up $15 year-over-year. The market is warm, so prices may continue to increase.

4. Oak Hill

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Those looking for a cheap place to retire will appreciate Oak Hill’s low cost of living, including low property taxes. Housing in the town is high-quality, and Oak Hill has many things to do, including parks, disc golf, bowling, boating, and canopy tours. Many retirees live in Oak Hill, with 20.4% of the population over 65. One asset: The weather is mild.

Population: 7,947

Median Household Income: $45,460

Cost of Living: 72.9% of U.S. average

Median Rent Price: $925

Home Price-to-Income Ratio: 2.66

Average Property Tax: 0.67%

Housing Affordability: The median home price in Oak Hill is $120,734, with a home price-income ratio of 2.66. That makes Oak Hill an affordable place to buy, although the median rent is $700, which is up a hefty $300 year-over-year, and the market is warm.

5. Dunbar

Housing Affordability: Housing could be a bit hard to find in Dunbar, at least for renters. Although the median rent price is $650, which is down $750 vs. the previous year, there were only two available rentals at press time, which contributed to the market being hot. However, the average home price is a more reasonable $114,171, which is up by only 3.4% over the past year. The home price-to-income ratio is 2.47, which can be very affordable.

Best Places to Live in West Virginia Near the Water

West Virginia may not be on the ocean or even offer especially large lakes, but it still has rivers and streams if the water feels like home to you. Whether you prefer white water rafting or casting a fishing rod, you’ll find what you need in West Virginia. Plus, it tends to have a low cost of living vs. other states. Here are some of West Virginia’s best cities for living near the water.

1. Point Pleasant

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Point Pleasant, which is making another appearance on our list, could be the right choice if you want to be near the water. Like Charleston, Point Pleasant sits at the confluence of two rivers — the Ohio River and the Kanawha River. To get close to the water, visit Point Pleasant Riverfront Park or Tu-Endie-Wei State Park. The latter sits right at the intersection of the two rivers, giving you a spectacular view.

Population: 4,124

Median Household Income: $42,927

Cost of Living: 78% of U.S. average

Median Rent Price: $650

Home Price-to-Income Ratio: 3.06

Average Property Tax: 0.65%

Housing Affordability: The average home value in Point Pleasant is $128,708, up 4.7% year-over-year. The median rent price is $650, which is up $50 year-over-year. The home price-to-income ratio is 3.06, which is reasonable, if slightly higher than other cities on this list.

2. Harpers Ferry

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Harpers Ferry is a historic town located in the far-east part of West Virginia. It borders Maryland and is very close to the Virginia border. You will also find the intersection of the Potomac River and the Shenandoah River here, right near John Brown’s Fort, a historic landmark. The town is also about an hour’s drive from Shenandoah National Park, where you can explore more of the great outdoors.

Population: 292

Median Household Income: $99,712

Cost of Living: 111.6% of U.S. average

Median Rent Price: $2,500

Home Price-to-Income Ratio: 3.63

Average Property Tax: 0.6%

Housing Affordability: Harpers Ferry isn’t the most affordable place to live; the average home value is $361,753, which is almost unchanged in the past year. Rent is also high at $2,500, which is up $1,000 year-over-year. However, the town is well worth visiting, if nothing else. If you are considering a mortgage here, explore different types of mortgage loans to find the best option for you.

3. Fairmont

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Wondering about another of the best places to live in West Virginia near the water? Fairmont is located in north-central West Virginia, and its history dates back to the 18th century. Downtown Fairmont is on the Monongahela River, and the West Fork River meets the Monongahela not far from downtown. However, you’ll want to go a little farther out to Valley Falls State Fork if you want to get the best look at the water. The park has 18 miles of hiking trails, and you can fish and kayak in the river.

Population: 18,242

Median Household Income: $47,618

Cost of Living: 77.2% of U.S. average

Median Rent Price: $950

Home Price-to-Income Ratio: 3.28

Average Property Tax: 0.66%

Housing Affordability: The average home price in Fairmont is $156,196, which is up 4.9% in the past year. The median rent price is $950, which is up $278 year-over-year. The market in Fairmont is warm. The home price-to-income ratio is 3.28, which is slightly high but not terrible.

4. Parkersburg

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Parkersburg is the fourth-largest city in West Virginia and sits at the confluence of the Little Kanawha and Ohio rivers. As one of the larger cities in West Virginia, there is a lot to do in Parkersburg. For instance, you can take a ferry from Point Park to Blennerhassett Island Historical State Park and visit the Blennerhassett Mansion. You can also visit the WineTree Vineyards or see a performance at the Smoot Theater.

Population: 29,193

Median Household Income: $38,960

Cost of Living: 74.4% of U.S. average

Median Rent Price: $764

Home Price-to-Income Ratio: 3.37

Average Property Tax: 0.7%

Housing Affordability: Housing is affordable in Parkersburg, with an average home price of $131,135, though that is up 4.6% in the past year. (If you sign on to a mortgage with high rates, a mortgage refinance could help later if interest rates dip). The median rent price is $764, which is up $34 in the past year, and the market is hot.

5. Fayetteville

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You can’t miss Fayetteville if you want to be near the water, as it’s not too far from New River Gorge National Park & Preserve. The park features the New River Gorge Bridge, which is right next to Fayetteville. It crosses the New River into Lansing. Activities in or near the river and state park include white water rafting, ziplining, and ATV tours.

Population: 2,882

Median Household Income: $58,018

Cost of Living: 75.3% of U.S. average

Median Rent Price: $1,100

Home Price-to-Income Ratio: 2.74

Average Property Tax: 0.67%

Housing Affordability: With an average home price of $158,891 and a home price-to-income ratio of 2.74, Fayetteville is relatively affordable. The median rental price is $1,100 with a warm real estate market.

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The Takeaway

West Virginia is known for many things — not only the Appalachian Mountains and its history with coal mining, but also its low cost of living. West Virginia has a large number of affordable cities, as well as being a prime place to explore the outdoors. People moving to West Virginia can likely find a nice place to live with an affordable price tag. Plus, there is always something to do, making West Virginia worth considering as you look for great places to live.

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FAQ

What is the most affordable place to live in West Virginia?

West Virginia has many affordable places to live, but two examples are Bluefield and Clarksburg. The cost of living indexes in these cities are 69.4% and 71.6% of the U.S. average respectively. If cost is your main concern, Bluefield takes the cake with just $362 in property taxes on average.

Is it cheaper to live in West Virginia or North Carolina?

The cost of living may vary by state as well as by where you live in your state. However, North Carolina tends to be more expensive than West Virginia, with a 9.2% higher cost of living on average. If we compare two popular cities in each state — Charleston, WV, and Raleigh, NC — the COLI in Charleston is 80.9% of the U.S. average, and the COLI in Raleigh is 102.4%.

What is the nicest city in West Virginia?

“Nice” is subjective, but if you are looking for a beautiful place to live in West Virginia, you might consider cities like Charleston, Morgantown, and Fayetteville for their quality of life.

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