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City · 5,116 residents · Upshur County, West Virginia

Buckhannon , West Virginia

In Buckhannon, a typical home is worth $158,100 and typical rent is $885 a month. Compared with all of Upshur County, the typical home value is 7% lower and the share of households that own their home is 18 points lower.

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  • Typical home value

    $158,100

    7% below the county

    3% below West Virginia

    • Buckhannon
    • Upshur
    • West Virginia

  • Typical rent

    $885a month

    About the same as the county

    About the same as West Virginia

    • Buckhannon
    • Upshur
    • West Virginia

  • Typical household income

    $54,615a year

    About the same as the county

    8% below West Virginia

    • Buckhannon
    • Upshur
    • West Virginia

  • Households that own their home

    63%

    18 points below the county

    12 points below West Virginia

    • Buckhannon
    • Upshur
    • West Virginia

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$159,086
3% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Buckhannon is in Upshur 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 Upshur County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Buckhannon apart

What this place has that others do not, from public data, most unusual first.

  1. 63% of households in Buckhannon own their home, against 81% in Upshur County.

  2. Nearby, in Clarksburg, the typical home value is $129,900: 18% less than in Buckhannon ($158,100).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Buckhannon

What homes there are in Buckhannon, 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

In Buckhannon, 8 in 10 homes are single-family detached houses; in Upshur County, 7.

Year built

The typical home in Buckhannon was built in 1956, 23 years before the typical one in Upshur County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,151 a month

Upshur County: $1,158 a month

Without a mortgage

$436 a month

Upshur County: $349 a month

Owners with a mortgage

65%

Upshur County: 53%

In Buckhannon, 65% of owners have a mortgage; their typical cost is $1,151 a month, about the same as in Upshur County.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Buckhannon rose 18% since 2015–2019, less than in Upshur County (44%).

Rents in Buckhannon rose faster than in Upshur County: 31% since 2015–2019, against 27%.

Income in Buckhannon grew faster than housing: it rose 38%, while home values changed +18% and rent +31%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBuckhannonUpshur CountyWest VirginiaUnited States
Rental vacancy Unreliable estimateUnreliable estimate6.7%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.2%0.9%
More than one person per room Unreliable estimateUnreliable estimate1.3%3.4%
People per household 2.052.342.372.53
Drive alone 65%81%78%69%
Carpool Unreliable estimate3%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimateUnreliable estimate3%3%
Work from home Unreliable estimate11%9%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

On average, a household in Buckhannon has 2.05 people, fewer than in Upshur County (2.34).

To get to work, 65% of workers in Buckhannon drive alone; in Upshur County, 81%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Buckhannon?

A typical home is within reach of the typical income

We start with a typical home in Buckhannon, worth $158,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 28% of the typical household income in Buckhannon, which is $54,615 a year.

The calculator's FHA and conventional loan limits are those of all of Upshur County.

Your numbers

Local data
$

Starts at the typical home value in Buckhannon. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,534 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,260

at 7.18% · 30 years

Loan amount
$155,236
Total interest
$223,348
Paid off in
November 2056

Includes $2,670 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,274 a month

    Your payment · 28%

  • Tight

    $1,274 to $1,638 a month

  • Hard

    more than $1,638 a month

Compared with the typical household income in Buckhannon ($54,615 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,260
Principal & interest$1,052
Property tax$73
Home insurance$66
FHA mortgage insurance (MIP)$70

You need at least $5,534 for the down payment, plus closing costs.

Next step

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.

The city and its county

Buckhannon and Upshur County

Buckhannon is in Upshur County, West Virginia. 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).

Buckhannon's own numbers

Typical home value
$158,100
Typical monthly rent
$885
Typical yearly household income
$54,615
Households that own their home
63%
Effective property tax rate
0.55%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Upshur County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$993
Price change over 5 years (FHFA)
+45%
Homes in a high flood-risk zone
7.6%

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 Upshur County.

Everything about Upshur County

Buying

Buying a home in Buckhannon

A typical home in Buckhannon is worth $158,100: 7% below the county and 3% below West Virginia. With the typical household income in Buckhannon ($54,615 a year), a typical home costs 2.9 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.

  • Buckhannon 2.9 years
  • Upshur 3.1 years
  • West Virginia 2.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Upshur County

According to FHFA’s house price index, home prices in Upshur County rose 53% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Upshur County.

Period County West Virginia U.S.
Last year (2025) −0.9% +4.1% +2.9%
5 years (2020–2025) +45% +40% +47%
10 years (2015–2025) +53% +54% +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

Buckhannon next to Upshur County, West Virginia and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Buckhannon $158,100
  • Upshur $170,800
  • West Virginia $162,600
  • United States $332,700
Typical monthly rent
  • Buckhannon $885
  • Upshur $886
  • West Virginia $872
  • United States $1,413
Typical yearly household income
  • Buckhannon $54,615
  • Upshur $54,338
  • West Virginia $59,608
  • United States $80,734
See the full table
Buckhannon next to Upshur County and West Virginia
Measure Buckhannon Upshur County West Virginia U.S.
Typical home value $158,100 $170,800 $162,600 $332,700
Typical monthly rent $885 $886 $872 $1,413
Typical yearly household income $54,615 $54,338 $59,608 $80,734
Households that own their home 63% 81% 75% 65%
Typical yearly property tax $865 $717 $865 $3,119
Effective property tax rate 0.55% 0.42% 0.53% 0.94%
Renters with high rent for their income 46% 46% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Upshur 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 Buckhannon

For a typical $158,100 home in Buckhannon, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Buckhannon's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,260a month

    Least cash to close
    Down payment
    $5,534
    Cash to close
    $10,277
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $70

  • Conventional, 5% down $1,231a month

    Down payment
    $7,905
    Cash to close
    $12,648
    Rate
    7.18%
    Mortgage insurance
    PMI · $75

  • Conventional, 20% down, no PMI $995a month

    Down payment
    $31,620
    Cash to close
    $36,363
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,141a month

    Down payment
    $23,715
    Cash to close
    $28,458
    Rate
    8.18%
    Mortgage insurance
    None

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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Buckhannon and for Upshur County.

Property tax

Effective rate in Buckhannon

0.55%of the home’s value each year

$865 a year for the typical owner in Buckhannon.

  • Buckhannon 0.55%
  • Upshur 0.42%
  • West Virginia 0.53%

What West Virginia publishes $20,000 homestead exemption for owners 65 or older or disabled (West Virginia Legislature (West Virginia Code))

Exemptions and deadlines in West Virginia

Flood risk in Upshur County

FEMA does not publish these numbers by city: they are for all of Upshur County.

Homes in the high-risk zone
7.6%
685
Of those, with NFIP insurance
12%
County West Virginia U.S.
Homes in the high-risk zone 7.6% 8.1% 3.5%
Of those, with NFIP insurance 12% 10% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Buckhannon

Typical rent in Buckhannon is $885 a month: about the same as the county. In Buckhannon, 46% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Upshur County, by unit size. To pay the 2-bedroom one ($993 a month) without spending more than 30% of your income, you would need to earn $19.10 an hour working full time.

HUD fair market rent for all of Upshur County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $745 $14.33 $29,800
1 bedroom $759 $14.60 $30,360
2 bedrooms $993 $19.10 $39,720
3 bedrooms $1,271 $24.44 $50,840
4 bedrooms $1,660 $31.92 $66,400

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 Buckhannon

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Buckhannon is in ZIP code 26201.

For 2 bedrooms it is $980: $13 less than the fair market rent for Upshur County ($993).

  • 26201 $980$1,260

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Buckhannon 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 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Buckhannon

HUD lists 5 buildings with rents for lower incomes in Buckhannon. These are the largest.

  • Buckhannon Manor 10 Nona St, Buckhannon 26201 142 homes, 141 low-income · For older adults (304) 472-7353
  • Valley Green Apts. 345 S Florida St, Buckhannon 26201 121 homes, 120 low-income · For families (304) 472-7017
  • Hinkle Drive Apartments 16 Hinkle Dr, Buckhannon 26201 84 low-income homes · Run by Housing Authority of the City of Buckhannon · Average payment: $526 a month · Average wait: 7 months (304) 472-1305
  • Sunny Buck Gardens 43 Elm Meadows Way, Buckhannon 26201 42 low-income homes · 2 bd: 27 · 3 bd: 15 · In service since 2016 · For families
  • Pringle House 405 State Route 20, Buckhannon 26201 40 low-income homes · 1 bd: 31 · 2 bd: 9 · In service since 2015 · For older adults

See all 5 buildings in Upshur County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Buckhannon

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 Upshur County. The nearest ones are below; many serve by phone or online.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Buckhannon

No down payment, repair or rent-help program on our list is for Buckhannon or Upshur County. The ones below are statewide in West Virginia: they work in Buckhannon the same as in the rest of the state.

Which programs do I qualify for? All programs in West Virginia

  • Low Down Home Loan

    Statewide in West Virginia

    West Virginia state fund loan of up to $12,000 for the down payment and closing costs, over 15 years at 2% interest, only with the Homeownership Program mortgage. Offered by West Virginia Housing Development Fund (WVHDF).

    Repayable

    See the program Official page

Housing counselors near Buckhannon

The HUD-approved agencies closest to the center of Buckhannon, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Homeownership Center, Inc.

    2276 Randolph Ave, Elkins · 21 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (304) 636-9115

  • The Fairmont-Morgantown Housing Authority

    103 12th St, Fairmont · 33 miles away

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 5 more
    (304) 363-0860

  • CCCS of the Mid-Ohio Valley, Inc.

    2435 Dudley Avenue, Parkersburg · 73 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (304) 485-3141

All counseling agencies in West Virginia

Help in Spanish near Buckhannon

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Buckhannon

HUD’s record names them for Buckhannon or Upshur County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Buckhannon Public housing (304) 472-1305

All housing agencies in West Virginia Source: HUD

Cities

Nearby cities

The cities closest to Buckhannon, with the typical home value.

Everything about Upshur County Housing in West Virginia

Neighboring counties

If Upshur County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Buckhannon.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Buckhannon

Short answers with the numbers for Buckhannon and all of Upshur 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 Buckhannon?

The typical home value in Buckhannon is $158,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Upshur County it is $170,800.

How much does it cost to rent in Buckhannon?

Typical rent in Buckhannon is $885 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Upshur County is $993.

What is the FHA loan limit in Buckhannon?

Buckhannon uses the FHA limit for all of Upshur 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 Buckhannon?

The typical homeowner in Buckhannon pays $865 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in Upshur County, the rate is 0.42%.

Where can I find free help to buy or rent in Buckhannon?

We found no HUD-approved counseling agencies with an office in Upshur County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).