Nestled in the heart of the Appalachian Mountains, West Virginia is a state known for its rugged beauty, outdoor adventures, and charming small towns. But beyond its scenic trails and bluegrass tunes, the Mountain State offers something equally appealing: a relatively affordable cost of living. Whether you’re eyeing an apartment in Charleston or considering a cozy home in Morgantown, West Virginia makes it easier to stretch your dollar compared to many other states. Let’s break down what it really costs to call West Virginia home.
Housing costs: Median home prices and average rent in West Virginia
Housing in West Virginia is remarkably affordable, offering a major advantage for those seeking cost-effective living in a state filled with scenic beauty. The average rent in West Virginia is just $850, nearly half the national average of $1,645, making it one of the most budget-friendly states for renters. Whether you’re settling into a one-bedroom apartment in Charleston or looking for a larger space in Morgantown, housing costs here provide room in the budget for other expenses. Homebuyers will also find West Virginia appealing, with median home prices ($265,000) far below the national median of $428,000, contributing to the overall low cost of living in West Virginia. For anyone looking to balance affordability with access to Appalachian charm, West Virginia checks all the boxes.
West Virginia housing costs: Average rents and median home sale prices
| City in West Virginia | 1 Bed Avg. Rent | 2 Bed Avg. Rent | Median Home Sale Price |
| National Average | $1,495 | $1,725 | $428,000 |
| Charleston | $750 | N/A | $195,000 |
| Dunbar | $1,570 | $2,400 | $144,000 |
| Martinsburg | $875 | $1,200 | $285,000 |
| Morgantown | $990 | N/A | $210,000 |
| Parkersburg | $775 | $925 | $157,000 |
Housing costs in popular cities in West Virginia
Charleston
As the capital city of West Virginia, Charleston offers both charm and affordability, making it an attractive option for renters and homebuyers alike. The average rent for a one-bedroom apartment in Charleston is $750, well below the state average of $850 and significantly less than the national average of $1,645. A two-bedroom apartment averages even higher savings, aligning with the city’s overall low housing costs. For those looking to buy, Charleston’s median home price is $195,000—less than half the national median of $428,000—making homeownership an achievable goal. Charleston’s cost of living is ideal for those seeking urban amenities paired with a small-town feel.
Martinsburg
Located in the Eastern Panhandle, Martinsburg balances a slightly higher cost of living with its proximity to major metropolitan areas like Washington, D.C., and Baltimore. The average rent in Martinsburg ranges from $875 for a one-bedroom apartment to $1,200 for a two-bedroom unit, offering more space while still undercutting the national average rent of $1,645. For homebuyers, the median home price is $285,000, higher than other parts of the state but still well below the national median of $428,000. With its historic downtown, growing economy, and easy access to commuter hubs, Martinsburg provides a mix of affordability and convenience in the cost of living in West Virginia.
Reasonable utility costs keep the cost of living in West Virginia affordable
Utilities in West Virginia are relatively affordable compared to national standards, though they’re not the lowest in the country. Basic monthly utilities, including electricity, heating, water, and sewage, average $377.24. When you factor in phone and internet services, the total rises to $667.24, which is slightly higher than the national average of $609.90. While this difference may seem notable, West Virginia’s lower housing costs often offset the higher utility expenses, keeping the overall cost of living manageable. Residents also benefit from the state’s mild climate, which can help reduce heating and cooling needs throughout the year, further balancing utility expenses.
Residents can expect to pay about 20% more for groceries
Grocery costs in West Virginia may surprise you, as the state ranks as the fifth most expensive for monthly grocery expenses in the U.S. On average, residents spend around $427.19 per month on groceries—about 20% higher than the national average of $354.50. While this increase might catch your attention, it’s important to note that other areas of living, like housing, remain significantly more affordable. Local grocery prices reflect a mix of supply chain dynamics and limited availability of certain goods in the region. For those keeping a close eye on their budget, shopping smart and exploring farmers’ markets or local food co-ops can help offset costs while supporting the community.
Affordable gas prices keep transportation costs reasonable
Transportation costs in West Virginia are relatively easy on the wallet, especially compared to the national average. Gas prices in the state average $2.91 per gallon, slightly below the U.S. average of $3.04. This can be a notable advantage for commuters or anyone covering long distances in this mountainous state. West Virginia’s rural layout often necessitates driving, but the lower gas prices help make up for the added mileage. Public transportation options are limited to certain areas like Charleston and Morgantown, making vehicle ownership essential for most residents. When considering the overall cost of living in West Virginia, affordable transportation costs contribute to the state’s reputation as a budget-friendly place to call home.
Healthcare costs vary across West Virginia, but remain relatively affordable
Healthcare costs in West Virginia, like anywhere else, vary depending on your personal needs, the type of coverage you have, and the services you require. On average, healthcare in the state is a mixed bag when compared to national figures. For instance, dental visits in Charleston and Morgantown are more affordable than the national average of $116.86, costing around $94.50 and $94.14, respectively. However, seeing a doctor can be slightly more expensive, with appointments averaging $162.75 in Charleston and $150.83 in Morgantown, compared to the national average of $142.74. These numbers highlight the importance of budgeting for healthcare as part of the overall cost of living in West Virginia, especially for those who may need frequent visits or specialized care.
Moderate taxes keep the cost of living in West Virginia low
Taxes in West Virginia are a mixed bag but generally lean toward being manageable, especially compared to other states. The state’s graduated income tax ranges from 2.36% to 5.12%, which is on the lower side for many taxpayers. West Virginia also has a 6% state sales tax, and when local taxes are factored in, the combined rate averages 6.57%—falling within the national average range of 5-7%. For homeowners, property taxes are a bright spot, with an effective rate of just 0.55% on owner-occupied homes, making it one of the more affordable states for property ownership. Whether you’re earning, shopping, or investing in a home, West Virginia’s tax structure contributes to its overall reasonable cost of living.
How much do I need to earn to live in West Virginia?
To figure out how much you need to earn to live comfortably in West Virginia, the 30% rule is a good starting point. This rule of thumb suggests that no more than 30% of your gross income should go toward housing costs, including rent and utilities. With the average rent in West Virginia at $850 per month, you’d need to earn at least $2,833 monthly—or about $34,000 annually—just to keep your housing costs within this guideline. However, this is just a baseline. Living comfortably means considering other expenses like groceries, healthcare, transportation, and discretionary spending. While West Virginia’s overall cost of living is relatively low, it’s essential to tailor your budget to your lifestyle and financial priorities.
Methodology
Average 1-bedroom and 2-bedroom rent sourced from Rent. Median home sale price, state average monthly rent, national rent prices, and cost of living data sourced from Redfin.
