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 Weirton’s friendly community and peaceful environment, with homes averaging a nominal $134K. 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
| City | Median Home Value | Unemployment Rate | Poverty Rate | Median Household Income | Population |
|---|---|---|---|---|---|
| 1. Bluefield | $111,170 | $750 | 28.5% lower ⬇️ | $43,826 | 9,272 |
| 2. Clarksburg | $114,202 | $900 | 22.8% lower ⬇️ | $46,859 | 15,489 |
| 3. Dunbar | $119,682 | $970 | 18.7% lower ⬇️ | $54,647 | 7,163 |
| 4. Huntington | $128,980 | $900 | 21% lower ⬇️ | $43,146 | 45,325 |
| 5. Moundsville | $123,407 | $750 | 24.9% lower ⬇️ | $48,590 | 7,724 |
| 6. Beckley | $134,456 | $1,143 | 25% lower ⬇️ | $39,939 | 16,576 |
| 7. Weirton | $134,350 | $750 | 24.2% lower ⬇️ | $56,699 | 18,386 |
| 8. Wheeling | $136,647 | $850 | 23.1% lower ⬇️ | $48,498 | 26,208 |
| 9. Vienna | $173,885 | $1,195 | 22.1% lower ⬇️ | $65,211 | 10,457 |
| 10. Parkersburg | $138,644 | $825 | 22.1% lower ⬇️ | $44,675 | 29,025 |
We have divided the top 10 most affordable places to live in West Virginia into three categories: for families, for young adults, and for retirees. Each city is evaluated based on key components of the West Virginia real estate market: median home value, median house rent and cost of living.
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.
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 the cheapest place to live in West Virginia.
#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.
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 for professionals.
» Clarksburg Homes for Sale: Browse thousands of property listings in Jewel of the Hills.
#3 Dunbar
- Median house rent is $970 | Rental prices range between $625 and $1,450.
- Median home value of Dunbar is $119,682.
- Cost of living in Dunbar is 18.7% cheaper than the national average.
Dunbar is one of the cheapest cities in West Virginia, with an average utility cost of 12.4% less than the US median. The city is located along the Kanawha River, which also offers scenic views. Dunbar’s proximity to Charleston provides job seekers with additional employment options. Notable companies include Medical Care Corporation, Dunbar Community Center, and Turtle Creek Mall.
» Dunbar Homes for Sale: Discover homes in the cheapest places to live in West Virginia.
#4 Huntington
- Median house rent is $900 | Rental prices range between $495 and $3,200.
- Median home value of Huntington is $128,980.
- Cost of living in Huntington is 21% cheaper than the national average.
Home to Marshall University, Huntington offers a vibrant academic environment. The city features attractions like the Huntington Museum of Art and the historic Keith-Albee Theatre. Annual events such as the ChiliFest and the Rails & Ales Festival showcase its lively community spirit. This makes it an ideal place for families and young adults.
» Huntington Homes for Sale: Check out properties in one of the cheapest place in West Virginia to live.
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#5 Moundsville
- Median house rent is $750 | Rental prices range between $700 and $1,200.
- Median home value of Moundsville is $123,407.
- Cost of living in Moundsville is 24.9% cheaper than the national average.
Moundsville’s affordable utility expenses are 12.6% lower than the national average. It also offers historical attractions, including the Grave Creek Mound Archaeological Complex and the former West Virginia State Penitentiary. The city hosts the annual Elizabethtown Festival, celebrating its heritage. With a focus on community safety and local industries, Moundsville is ideal for families and history enthusiasts.
» Moundsville Homes for Sale: Browse through thousands of properties in this mound city.
#6 Beckley
- Median house rent is $1,143 | Rental prices range between $687 and $1,875.
- Median home value of Beckley is $134,456.
- Cost of living in Beckley is 25% cheaper than the national average.
Beckley is known as the “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 universities like the University of Charleston and Concord University in the city. With its rich history and vibrant community, Beckley is an ideal destination for students and families alike.
» Beckley Homes for Sale: Find a home in one of the cheapest places to live in West Virginia.
#7 Weirton
- Median house rent is $750 | Rental prices range between $500 and $1,550.
- Median home value of Weirton is $134,350.
- Cost of living in Weirton is 24.2% cheaper than the national average.
Weirton stands out as the safest city in West Virginia. With 60 violent crimes per 100,000 residents, notably lower than the state average of 317 per 100,000 individuals. Situated along the Ohio River, Weirton offers a blend of industrial heritage and suburban living. The city features parks like the Weirton Event Center and hosts community events such as the Renaissance Festival. Weirton’s community-oriented atmosphere makes it appealing to families and retirees.
» Weirton Homes for Sale: Get yourself a home in one of the cheapest and safest places to live in West Virginia.
#8 Wheeling
- Median house rent is $850 | Rental prices range between $525 and $3,400.
- Median home value of Wheeling is $136,647.
- Cost of living in Wheeling is 23.1% cheaper than the national average.
Housing costs in Wheeling are 70.7% cheaper than the US median. It boasts attractions like the Wheeling Suspension Bridge and the Oglebay Resort & Conference Center. The city hosts the annual Oglebayfest, celebrating local arts and crafts. With a focus on healthcare and education sectors, Wheeling is ideal for professionals, families, and retirees seeking a vibrant community.
» Wheeling Homes for Sale: Search cheapest homes in West Virginia to live.
#9 Vienna
- Median house rent is $1,195 | Rental prices range between $900 and $1,695.
- Median home value of Vienna is $173,885.
- Cost of living in Vienna is 22.1% cheaper than the national average.
Vienna offers a suburban environment with access to urban amenities. The city features parks like McDonough Wildlife Refuge and hosts events such as the annual Sternwheel Festival. Proximity to Parkersburg provides additional educational and employment opportunities. For shopping, Walmart serves as a go-to destination for everyday needs for its residents.
» Vienna Homes for Sale: Get cheap homes for sale in WV.
#10 Parkersburg
- Median house rent is $825 | Rental prices range between $457 and $1,500.
- Median home value of Parkersburg is $138,644.
- Cost of living in Parkersburg is 22.1% cheaper than the national average.
As one of West Virginia’s most historic cities, Parkersburg offers a colorful and fascinating heritage. The city is home to an authentic sternwheeler that offers regular tours down the majestic Ohio River to Blennerhassett Island Historical State Park. Its convenient riverfront location offers great access to boating and water sports on the Ohio River as well as nearby lakes. With a focus on all these factors, Parkersburg is ideal for families and professionals.
» Parkersburg Homes for Sale: Find homes in one the cheap places to live in West Virginia.
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.
To make your search easier, use Houzeo, West Virginia’s best home-buying website. Browse up-to-date listings, filter by budget, and make offers online in just a few clicks.
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Research Methodology for Cheapest Places to Live in West Virginia
To rank the top cities in West Virginia, we analyzed all the regions, evaluating them based on specific criteria. Below is a breakdown of the factors used and the sources of information that informed our rankings.
- Population: World Population Review [1]
- Median Home Price: Zillow [2]
- Median Rent: Zillow [3]
- Cost of Living: Rent Cafe [4]
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.
» 10 Cheapest Places to Live in West Virginia: Find out the other cheapest places to live in West Virginia.
Is West Virginia cheap?
Yes, it is. The median home value is $166,629. 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.
Where is the best place to live in West Virginia?
The best place to live in West Virginia is Charleston, followed by Huntington, Wheeling, Morgantown, Parkersburg, Weirton, and Martinsburg.
Which West Virginia city has the lowest cost of living?
Bluefield has the lowest cost of living, which is 28.5% and 9.9% lower than the national and state average, respectively.
