Serene Natural Beauty, excellent job growth, and easy access to major states have motivated more than 43,000 people to move to West Virginia. But it’s not that easy for everyone. With a median home price of $167,862, West Virginia can be expensive.
Should that stop you from moving to the Mountain State? Absolutely NOT!
Cities like Bluefield and Huntington offer several budget-friendly options. While Bluefield offers a cost of living 11% lower than the national average, the median home price in Huntington is $128,844.
Whether you’re a retiree or a young professional looking for exciting opportunities, WV has affordable housing for everyone. Let’s explore some of the cheapest places to live in West Virginia!
4 Reasons to live in West Virginia 🏞️
- Cheaper Houses: The median home sale price in West Virginia is ~154K. But you can get houses between $98K and $125K in cities like Bluefield, Dunbar, and Weirton.
- Tax Benefits: West Virginia has a five-bracket state income tax system with rates ranging from 2.36% to 5.12%.
- Affordable Transportation: Transportation in cities mentioned in this blog is up to 30% lower than the national average.
- Cheaper Rentals: The rent prices of these cities are lower than the national average. You can save up to $1000 per month in rent.
Cheapest Places to Live in West Virginia in 2024
This list provides insights into the average household income, median listing price, population, unemployment rate, and poverty rate of the cities.
| City | Median Household Income | Median Home Value | Population | Unemployment Rate | Poverty Rate |
|---|---|---|---|---|---|
| Bluefield | $39,677 | $98,953 | 9,699 | 4.3% | 20.6% |
| Clarksburg | $42,254 | $105,652 | 16,085 | 3.20% | 24.1% |
| Dunbar | $46,219 | $137,298 | 7,500 | 6.3% | 11.7% |
| Huntington | $34,351 | $113,129 | 46,923 | 3.8% | 30.2% |
| Moundsville | $40,471 | $118,202 | 8,195 | 7.7% | 21.2% |
| Beckley | $39,845 | $122,021 | 17,261 | 6.4% | 22.9% |
| Weirton | $52,775 | $125,925 | 19,150 | 6.7% | 13.4% |
7 Cheapest Places to Live in WV
The annual population decline of 4.3% since 2010 has created a favorable environment for property buyers, especially in terms of affordability. If you’re considering shifting to West Virginia, here are some cities that offer affordable living options:
1. Bluefield
| 🟢 Cost of Living Compared to National Average | 28.5%⬇️ |
| 🏡 Median Home Price | $98,953 |
| 💲 Median Rent | $845 |
| 🌅 Known For | East River Mountain Overlook |
Bluefield is an affordable place to live in West Virginia. Its median house rent ranges from $600 – $1,500. It also offers affordable utilties 79.8% lower than the national average.
Bluefield is recognized as the “Nature’s Air-Conditioned City”. The city experiences delightful summers characterized by moderate temperatures and minimal humidity.
While this city might be smaller, it has stores, a mall, and recreational facilities. One notable option is the Bluefield Fitness and Recreation Center, providing opportunities for leisure and fitness activities.
» Homes for Sale in Bluefield, WV: Find your dream home in this city.
2. Clarksburg
| 🟢 Cost of Living Compared to National Average | 22.8%⬇️ |
| 🏡 Median Home Price | $105,652 |
| 💲 Median Rent | $900 |
| 🖼️ Known For | Harpers Ferry National Historical Park |
Clarksburg is one of the most budget-friendly rental destinations in West Virginia with an average home rent ranging from $550 – $1,375. It also offers affordable transportation which is 28.8% lower than the national average.
Clarksburg is nearby from the intercity highways like I-270. Hence the city is well connected to major cities like Washington DC.
Clarksburg has a wine-growing culture, offering a variety of wines as part of the vibrant experience. Bogle Winery, Old Sugar Mill, and Miner’s Leap Winery are some of the famous wineries in the area.
» Homes for Sale in Clarksburg, WV: Browse thousands of property listings in Jewel of the Hills.
3. Dunbar
| 🟢 Cost of Living Compared to National Average | 18.7%⬇️ |
| 🏡 Median Home Price | $112,042 |
| 💲 Median Rent | $1,500 |
| 🏞️ Known For | Wine Cellar Park |
With rental costs below the national average, Dunbar stands as one of the most affordable cities to live in West Virginia. The house rent price is between $850 – $2,200.
Dunbar is a bustling city with over 7,000 residents and a diverse business landscape, including coal mining, healthcare, tourism, and retail sectors. Notable companies in Dunbar include Medical Care Corporation, Maverick Coal Mining Company, Dunbar Community Center, and Turtle Creek Mall.
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4. Huntington
| 🟢 Cost of Living Compared to National Average | 21.0%⬇️ |
| 🏡 Median Home Price | $113,129 |
| 💲 Median Rent | $872 |
| 🖼️ Known For | Huntington Museum of Art |
Huntington offers budget-friendly living with a median rent that is $1,128 lower than the national median. With utility costs being 11.7% lower than the national average, the city stands out as one of the most inexpensive places to live in West Virginia.
With its proximity to rivers and parks, Huntington offers abundant outdoor recreational opportunities. Some activities like hiking, fishing, and boating, foster the city’s lifestyle.
Home to Marshall University, Huntington provides access to higher education and cultural events.
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5. Moundsville
| 🟢 Cost of Living Compared to National Average | 24.9%⬇️ |
| 🏡 Median Home Price | $118,202 |
| 💲 Median Rent | $1,200 |
| 🛕 Known For | Palace of Gold |
Moundsville’s has affordable housing with rent ranging from $675 – $1,400. The utility expenses are 12.6% lower than the national average.
Moundsville offers a serene escape from urban life with convenient access to supermarkets and public transportation.
Residents can enjoy various activities including shopping, golfing, fishing, and exploring parks and trails. Grand Vue Park, overlooking the Ohio Valley, provides a picturesque setting for family vacations.
» Homes for Sale in Moundsville, WV: Browse through thousands of properties in this mound city.
6. Beckley
| 🟢 Cost of Living Compared to National Average | 25.0%⬇️ |
| 🏡 Median Home Price | $122,021 |
| 💲 Median Rent | $935 |
| 🏭 Known For | Beckley Exhibition Coal Mine |
The house rent in Worthington is between $425 – $1,500. You can comfortably live in this city with an average household income of $41,277.
Beckley is known as “Smokeless Coal Capital” of America. The city is known for attractions like Beckley Exhibition Coal Mine and Tamarack Marketplace.
Beckley also has a robust educational infrastructure. There are campuses of premier universities like University of Charleston and Concord University in the city.
» Homes for Sale in Beckley, WV: Find a home in one of the cheapest places to live in West Virginia.
7. Weirton
| 🟢 Cost of Living Compared to National Average | 24.3%⬇️ |
| 🏡 Median Home Price | $125,925 |
| 💲 Median Rent | $750 |
| 🏌️ Known For | Williams Golf & Country Club |
Weirton is recognised as the best place to live in West Virginia, with a slight year-over-year median home price decline of 1.2% in December 2023. The annual expenditure on food for an individual amounts to $3,016. This makes it one of the most budget-friendly options across the country.
Weirton stands out as the safest city in West Virginia based on available statistics. The city reported 60 violent crimes per 100,000 residents, notably lower than the state average of 317 per 100,000 individuals.
» Homes for Sale in Weirton, WV: Get yourself a home in this city.
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So, Where Is the Cheapest Place to Live in West Virginia?
You will find cheap houses for sale in West Virginia under 100K in cities like Bluefield, Beckley, and Weirton. They offer stable job opportunities, and the cost of living is more affordable than other West Virginia cities.
Cities like Clarksburg and Huntington have a slightly expensive cost of living but provide better job opportunities. You must research the city’s home prices and living costs before relocating.
» Free Home Value Estimator: Get an estimate of property values with West Virginia’s most accurate home value estimator.
Find Homes for Sale in WV Under Your Specific Budget
Here are a few options of cheap houses for sale in WV.
» Best Rental Websites in America: Can’t find your dream home within your budget? Explore thousands of listings on the nation’s top rental websites.
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Research Methodology
We’ve created this list by considering factors such as cost of living, median home price, and rental price range. We have also accounted for the population, median household income, poverty rate, and unemployment rate in these cities.
To compile this list of the cheapest areas to live in West Virginia, we have drawn data from the Economic Research Institute, World Population Review, Rent Cafe, and Zillow, Best Places.
Frequently Asked Questions
Where is the cheapest place to live in West Virginia?
The cheapest place to live in West Virginia is Bluefield. It offers one of the most affordable utilities in the state, which is 20.2% lower than the national average.
» 7 Cheapest Places to Live in West Virginia: Find out the other cheapest places to live in West Virginia.
Is West Virginia the cheapest place to live in?
No, it is not. The median home value is $154,371. If you're looking for cities with affordable housing and a low cost of living, you can try your luck in some of these cheapest places in America.
