West Virginia attracts Americans from all over. And there’s a good reason why: Low cost of living, tax benefits, and cheap transportation. You can’t go wrong with the Mountain State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $200,000. Bluefield’s cost of living is 28.5% lower than the national average, and Beckley is 25% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Moundsville’s friendly community and peaceful environment, with homes averaging a nominal $123K. Meanwhile, Huntington offers a booming job market in education, healthcare, and technology, with median home prices at just $128,980.
Cheapest Places to Live in West Virginia in 2025
Here’s our ranking of the most affordable places to live in West Virginia. We’ve considered the average household income, median list price, median house rent, and the population 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% |
10 Cheapest Places to Live in West Virginia
Here’s our list of 10 cities that offer affordable living options in the Mountain State:
#1 Bluefield
- Median house rent is $750 | Rental prices range between $605 and $1,500.
- Median home value of Bluefield is $111,170.
- Cost of living in Bluefield is 28.5% cheaper than the national average.
- 3 Popular Zips in Bluefield, WV: 26101 | 26062 | 26104
Bluefield is often known for its location in the Appalachian Mountains, the city offers a cool climate. It is home to Bluefield State University, offering diverse academic programs. Attractions include the East River Mountain Overlook and the historic Bluefield Arts Center attracts tourists from all over the world. These combined factors make Bluefield an ideal place for families and students alike.
» Bluefield Homes for Sale: Find your dream home in this city.
#2 Clarksburg
- Median house rent is $900 | Rental prices range between $700 and $1,250.
- Median home value of Clarksburg is $114,202.
- Cost of living in Clarksburg is 22.8% cheaper than the national average.
- 3 Popular Zips in Clarksburg, WV: 26101 | 26062 | 26104
Clarksburg’s transportation costs 28.8% less than the US average. The city hosts the annual West Virginia Italian Heritage Festival, celebrating its diverse cultural roots. Landmarks such as the Waldomore Mansion and the Robinson Grand Performing Arts Center highlight its historical significance.
» 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.
