The calculator is pre-filled for a $170,800 home (the West Virginia median, ranked 51st of 51) with 20% down at 7.40%. That comes to $1,118.32 a month: $946.07 principal and interest, $74.00 tax, $98.25 insurance. With 5% down and PMI it is $1,363.31.
Homestead exemptions and property tax relief
The homestead exemption takes $20,000 off the assessed value of a home owned by someone 65 or older or permanently and totally disabled. Apply with the county assessor. Lower-income homeowners can also claim the Homestead Excess Property Tax Credit on Schedule HEPTC-1 with the state income tax return when the property tax on their home exceeds 4% of income; it is refundable up to $1,000.
First-time buyer programs
The West Virginia Housing Development Fund's Movin' Up program serves moderate-income first-time and repeat buyers. Its Low Down Home Loan provides up to $12,000 for down payment and closing costs, repaid at 2% over 15 years.
Transfer and recording taxes
The state excise tax is $1.10 per $500, about $376 on a $170,800 home, and counties add at least $0.55 per $500 (up to $1.65). By custom the seller pays it.
Closing costs to plan for
Attorneys handle closings. Buyer costs are attorney, lender and title fees.
When property tax bills are due
West Virginia property taxes are due in two installments, September 1 and March 1. Paying before each due date earns a 2.5% discount, and late taxes draw 9% interest a year. The sheriff collects the tax. Escrowed loans usually pay early to take the discount, which slightly lowers your effective rate.
Before you buy in West Virginia
Owners 65 and older or permanently and totally disabled can exempt the first $20,000 of assessed value. You apply with the county assessor by December 1, and the exemption starts with the next tax year, so file in the fall after you buy. Older homes in mountain areas can have wells, septic systems and steep driveways, so budget for inspections and ask whether the road is publicly maintained.
2026 loan limit in West Virginia
FHFA 2026 one-unit conforming limits: 1 of 55 counties run above $832,750, peaking at $1,249,125 in Jefferson County. A median-home loan of $136,640 is conforming.
West Virginia numbers used above
| Measure | West Virginia | U.S. |
|---|---|---|
| Median home value (ACS 2024) | $170,800 | $360,600 |
| Effective property tax rate | 0.52% (41st highest) | 0.89% |
| Average HO-3 premium (NAIC 2023) | $1,179 | $1,737 |
| Median household income | $60,798 | $81,604 |
| Median gross rent | $883 | $1,487 |
| Income needed at 28% (20% down) | $47,928 | – |
Frequently asked questions
When are West Virginia property taxes due?
In two installments, September 1 and March 1, with a 2.5% discount for paying early.
How do I get West Virginia's homestead exemption?
If you are 65 or older or permanently disabled, apply with the county assessor by December 1. It applies the following tax year.
What happens if I pay West Virginia property tax late?
Interest of 9% a year accrues on late taxes.
What is the median-home payment in West Virginia?
About $1,118.32 a month on a $170,800 home with 20% down at 7.40%, including tax and insurance.
Sources
- WV Tax Division, property tax due dates
- WV Tax Division, exemptions
- W. Va. Code §11-22-2
- W. Va. Code §11-6B-3
- WVHDF Movin' Up
- WV Tax Division, income tax credits for property taxes paid
- FHFA, 2026 conforming loan limits
- Census ACS 2024 1-year (B25077, B25103, B19013, B25064); NAIC homeowners report (2023); Freddie Mac PMMS.
See also: all states · house affordability · West Virginia paycheck