In West Plains, a typical home is worth $169,900 and typical rent is $810 a month. Compared with all of Howell County, typical household income is 14% lower, typical rent is 11% higher, and the share of households that own their home is 18 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $157,703 to $225,300.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
West Plains is in Howell County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Howell County. See the county
What this place has that others do not, from public data, most unusual first.
1
West Plains has the 5th lowest typical household income of the 141 cities in Missouri with more than 5,000 people ($44,002).
2
52% of households in West Plains own their home, against 70% in Howell County.
3
According to Zillow, in the 12 months to September 2026 the typical home value in West Plains rose 6.4%; in Missouri, it rose 3.4%.
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in West Plains
What homes there are in West Plains, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
West Plains
Howell County
Missouri
United States
Kind of home: West Plains and its comparisons
Measure
West Plains
Howell County
Missouri
United States
Detached house
73%
75%
71%
61%
Attached house
Unreliable estimate
Unreliable estimate
4%
6%
Building of 2 to 4
14%
7%
8%
8%
Apartments (5 or more)
Unreliable estimate
Unreliable estimate
13%
19%
Mobile home
Unreliable estimate
12%
5%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In West Plains, 7 in 10 homes are single-family detached houses, about the same as in Howell County.
Year built
Before 19601960–19791980–19992000–20092010 or later
West Plains
Howell County
Missouri
United States
Year built: West Plains and its comparisons
Measure
West Plains
Howell County
Missouri
United States
Before 1960
26%
22%
27%
26%
1960–1979
31%
25%
25%
24%
1980–1999
22%
28%
25%
25%
2000–2009
11%
14%
13%
14%
2010 or later
9%
10%
10%
11%
The typical home in West Plains was built in 1977, 5 years before the typical one in Howell County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K25%
$100K–$200K35%
$200K–$300K26%
$300K–$500K11%
$500K–$750KUnreliable
FHA limit: $541,287
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: West Plains and its comparisons
Measure
West Plains
Under $100K
25%
$100K–$200K
35%
$200K–$300K
26%
$300K–$500K
11%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable
$1M or more
Unreliable
The FHA limit for Howell County is high ($541,287): at least 97% of owner-occupied homes in West Plains are worth less than $500,000.
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99959%
$1,000–$1,49923%
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: West Plains and its comparisons
Measure
West Plains
Under $500
Unreliable estimate
$500–$999
59%
$1,000–$1,499
23%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
With a mortgage
$1,024 a month
Howell County: $1,109 a month
Without a mortgage
$407 a month
Howell County: $394 a month
Owners with a mortgage
57%
Howell County: 46%
Owning costs less in West Plains: with a mortgage, the typical cost is $1,024 a month; in Howell County, $1,109. Without one, $407.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
West Plains+70%
Howell County+54%
Missouri+47%
United States+53%
Typical rent
West Plains+30%
Howell County+23%
Missouri+25%
United States+33%
Typical household income
West PlainsNo clear change
Howell County+33%
Missouri+28%
United States+29%
Change since 2015–2019: West Plains and its comparisons
Measure
West Plains
Howell County
Missouri
United States
Typical home value
+70%
+54%
+47%
+53%
Typical rent
+30%
+23%
+25%
+33%
Typical household income
No clear change
+33%
+28%
+29%
The typical home value in West Plains rose 70% since 2015–2019, more than in Howell County (54%).
The typical rent in West Plains rose 30% over the same time; in Howell County, it rose 23%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: West Plains and its comparisons
Measure
West Plains
Howell County
Missouri
United States
Rental vacancy
Unreliable estimate
Unreliable estimate
5.0%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
0.9%
0.9%
More than one person per room
Unreliable estimate
Unreliable estimate
1.7%
3.4%
People per household
2.36
2.48
2.40
2.53
Drive alone
79%
78%
75%
69%
Carpool
14%
14%
8%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
Unreliable estimate
Unreliable estimate
2%
3%
Work from home
Unreliable estimate
6%
13%
15%
Other means
Unreliable estimate
Unreliable estimate
1%
2%
Typical commute
Unreliable estimate
10 to 19 minutes
20 to 29 minutes
20 to 29 minutes
A household in West Plains has 2.36 people on average, about the same as in Howell County (2.48).
To get to work, 79% of workers in West Plains drive alone; in Howell County, 78%.
Do the math
What would you pay each month for a home in West Plains?
A typical home costs more than the typical income allows
We start with a typical home in West Plains, worth $169,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income in West Plains, which is $44,002 a year. For that payment to be 28% of income, a household would need to earn about $58,025 a year.
The calculator's FHA and conventional loan limits are those of all of Howell County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in West Plains. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $5,947 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$1,354
at 7.18% · 30 years
Loan amount
$166,822
Total interest
$240,018
Paid off in
November 2056
Includes $2,869 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,027 a month
Tight
$1,027 to $1,320 a month
Hard
more than $1,320 a month
Your payment · 37%
Compared with the typical household income in West Plains ($44,002 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,130
Property tax
$78
Home insurance
$71
FHA mortgage insurance (MIP)
$75
You need at least $5,947 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $1,354; principal and interest $1,130.
The city and its county
West Plains and Howell County
West Plains is in Howell County, Missouri. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
West Plains
Map of Howell County, Missouri, with West Plains marked. Around it, the neighboring counties.
West Plains
Howell County
West Plains's own numbers
Typical home value
$169,900
Typical monthly rent
$810
Typical yearly household income
$44,002
Households that own their home
52%
Effective property tax rate
0.55%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Howell County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$962
Price change over 5 years (FHFA)
+60%
Homes in a high flood-risk zone
1.6%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Howell County.
A typical home in West Plains is worth $169,900: about the same as the county and 26% below Missouri. With the typical household income in West Plains ($44,002 a year), a typical home costs 3.9 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
West Plains3.9 years
Howell3.4 years
Missouri3.3 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Howell County
According to FHFA’s house price index, home prices in Howell County rose 86% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Howell County.
Yearly change in FHFA’s price index in Howell County, 2016 to 2025
2016: +2.5% +2.5% 2016
2017: +0.6% +0.6% 2017
2018: +5.0% +5.0% 2018
2019: +1.2% +1.2% 2019
2020: +6.5% +6.5% 2020
2021: +13.2% +13.2% 2021
2022: +18.0% +18.0% 2022
2023: +12.9% +12.9% 2023
2024: +0.5% +0.5% 2024
2025: +5.3% +5.3% 2025
Change in FHFA’s price index in Howell County, Missouri and the United States
Period
County
Missouri
U.S.
Last year (2025)
+5.3%
+3.7%
+2.9%
5 years (2020–2025)
+60%
+51%
+47%
10 years (2015–2025)
+86%
+88%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
West Plains next to Howell County, Missouri and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
West Plains$169,900
Howell$173,000
Missouri$230,300
United States$332,700
Typical monthly rent
West Plains$810
Howell$733
Missouri$1,033
United States$1,413
Typical yearly household income
West Plains$44,002
Howell$50,993
Missouri$70,702
United States$80,734
See the full table
West Plains next to Howell County and Missouri
Measure
West Plains
Howell County
Missouri
U.S.
Typical home value
$169,900
$173,000
$230,300
$332,700
Typical monthly rent
$810 ▲11% above the county
$733
$1,033
$1,413
Typical yearly household income
$44,002 ▼14% below the county
$50,993
$70,702
$80,734
Households that own their home
52% ▼18 points below the county
70%
68%
65%
Typical yearly property tax
$930 ▲7% above the county
$872
$1,948
$3,119
Effective property tax rate
0.55% ▲0.05 points above the county
0.5%
0.85%
0.94%
Renters with high rent for their income
48% ▲3 points above the county
45%
46%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Howell County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in West Plains
For a typical $169,900 home in West Plains, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Plains's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,354a month
Least cash to close
Down payment
$5,947
Cash to close
$11,044
Rate
7.18%
Mortgage insurance
FHA MIP · $75
Conventional, 5% down$1,323a month
Down payment
$8,495
Cash to close
$13,592
Rate
7.18%
Mortgage insurance
PMI · $81
Conventional, 20% down, no PMI$1,069a month
Down payment
$33,980
Cash to close
$39,077
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,227a month
Down payment
$25,485
Cash to close
$30,582
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in West Plains
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,354
$5,947
$166,823
7.18%
FHA MIP · $75
$11,044
580
Conventional, 5% down
$1,323
$8,495
$161,405
7.18%
PMI · $81
$13,592
620*
Conventional, 20% down, no PMI
$1,069
$33,980
$135,920
7.18%
None
$39,077
620*
ITIN, 15% down (example)
$1,227
$25,485
$144,415
8.18%
None
$30,582
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for West Plains and for Howell County.
Property tax
Effective rate in West Plains
0.55%of the home’s value each year
$930 a year for the typical owner in West Plains.
West Plains0.55%
Howell0.5%
Missouri0.85%
What Missouri publishesDeadline to appeal the assessment to the county board of equalization (Missouri Revisor of Statutes (Revised Statutes of Missouri))
Typical rent in West Plains is $810 a month: 11% above the county. In West Plains, 48% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Howell County, by unit size. To pay the 2-bedroom one ($962 a month) without spending more than 30% of your income, you would need to earn $18.50 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Howell County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$670
$12.88
$26,800
1 bedroom
$735
$14.13
$29,400
2 bedrooms
$962
$18.50
$38,480
3 bedrooms
$1,306
$25.12
$52,240
4 bedrooms
$1,608
$30.92
$64,320
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in West Plains
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Plains is in ZIP code 65775.
For 2 bedrooms it is $1,010: $48 more than the fair market rent for Howell County ($962).
Fair market rent by ZIP code and size in West Plains, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
65775
$700
$770
$1,010
$1,370
$1,690
ZIP code2 bd3 bd
65775 $1,010$1,370
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for West Plains when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 7 buildings with rents for lower incomes in West Plains. These are the largest.
Crestwood Family Circle+401 Aid Ave, West Plains 65775172 homes, 169 low-income · Run by Housing Authority of the City of West Plains · Average payment: $352 a month · Average wait: 5 months(417) 256-6663
Crestwood Family Circle+105 Crestwood Cir, West Plains 65775101 low-income homes · Run by Housing Authority of the City of West Plains · Average payment: $405 a month · Average wait: 9 months · Homes at several sites(417) 256-6663
Plainview Estates2700 Burke Ave, West Plains 6577540 low-income homes · 1 bd: 4 · 2 bd: 16 · 3 bd: 20 · In service since 2003
Courtyard Estates1270 Lambert Ln, West Plains 6577534 low-income homes · 1 bd: 5 · 2 bd: 29 · In service since 2012 · For older adults, people with disabilities
West Plains Apts1200 Jackson St, West Plains 6577532 low-income homes · 2 bd: 20 · 3 bd: 12 · In service since 2004 · For families(417) 256-0996
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
We found no HUD-approved agencies with an office in Howell County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for West Plains or Howell County. The ones below are statewide in Missouri: they work in West Plains the same as in the rest of the state.
Missouri state commission mortgage for first-time buyers and veterans, with the option of cash assistance for the down payment and closing costs.Offered by Missouri Housing Development Commission (MHDC).
Missouri state commission mortgage for buyers who earn more than First Place allows, with a second loan of 4% of the mortgage for the down payment and closing costs that is forgiven after ten years.Offered by Missouri Housing Development Commission (MHDC).
No legal help resource on our list is for West Plains or Howell County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for West Plains and all of Howell County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in West Plains?
The typical home value in West Plains is $169,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Howell County it is $173,000.
How much does it cost to rent in West Plains?
Typical rent in West Plains is $810 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Howell County is $962.
What is the FHA loan limit in West Plains?
West Plains uses the FHA limit for all of Howell County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in West Plains?
The typical homeowner in West Plains pays $930 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in Howell County, the rate is 0.5%.
Where can I find free help to buy or rent in West Plains?
We found no HUD-approved counseling agencies with an office in Howell County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
