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County in West Virginia

McDowell County, West Virginia

McDowell County, in West Virginia, has 17,943 residents: No. 32 of 55 by population. McDowell County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $50,000. HUD's Fair Market Rent for a 2-bedroom apartment is $944 a month; to pay it without spending more than 30% of your income, you need to earn about $18.15 an hour.

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  • Typical home price

    $50,000

    −69% vs. West Virginia −85% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • McDowell
    • West Virginia
    • United States

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

  • Fair market rent, 2 bedrooms

    $944 a month

    −9% vs. West Virginia −46% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • McDowell
    • West Virginia
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • McDowell
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.67% of value per year

    +26% vs. West Virginia −29% vs. U.S.

    $337 a year for the typical owner

    • McDowell
    • West Virginia
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$37,466
16% less than 12 months ago

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

Data from October 2026

In short

What is housing like in McDowell County today?

The monthly payment on a typical home with FHA would be about $403, that is, 15% of the typical household income in McDowell County. Homes here are worth 69% less than the average across West Virginia. The typical property tax is $337 a year (about 0.67% of home value), lower than in West Virginia.

Renting is a stretch: 50% of renters put 30% or more of their income toward housing. There are 2 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets McDowell County apart

  1. Of the 55 counties in West Virginia, McDowell County has the highest effective property tax rate: 0.67%.

  2. McDowell County has the lowest typical household income of the 55 counties in West Virginia: $31,559.

  3. Of the 55 counties in West Virginia, McDowell County has the lowest typical home value: $50,000.

  4. 22% of homes in McDowell County (2,006) are in FEMA's high-risk flood zone, and only 19% of those carry NFIP flood insurance.

  5. According to Zillow, in the 12 months to September 2026 the typical home value in McDowell County fell 16%; in West Virginia, it rose 2.6%.

  6. McDowell County has the lowest typical rent in its area: $643, less than any of its 6 neighboring counties; next is Mingo County ($647).

Sources: U.S. Census Bureau (Average 2020–2024); FEMA (As of August 3, 2026); Zillow (September 2026 data). Zillow data

The homes here

Housing in McDowell County

What homes there are in McDowell County, 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 McDowell County, 7 in 10 homes are single-family detached houses, about the same as in West Virginia.

In McDowell County there are many mobile homes: 23% of homes; in West Virginia, 14%.

Year built

Homes in McDowell County are older: the typical year built is 1958; in West Virginia, 1976.

There are fewer big homes in McDowell County than in West Virginia: 55% have 3 bedrooms or more, against 65%.

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

By rent, most homes in McDowell County cost less than HUD's 2-bedroom fair market rent ($944): about 85%.

With a mortgage

$906 a month

West Virginia: $1,255 a month

Without a mortgage

$364 a month

West Virginia: $398 a month

Owners with a mortgage

10%

West Virginia: 46%

The typical cost for an owner with a mortgage in McDowell County is $906 a month, less than in West Virginia ($1,255); without one, $364.

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

From 2015–2019 to 2020–2024, the typical home value in McDowell County rose 43%; in West Virginia, it rose 36%.

Since 2015–2019, the typical rent in McDowell County rose 12%, less than in West Virginia (20%).

While home values in McDowell County changed +43% and rent +12%, the typical household income rose 14%.

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

MeasureMcDowell CountyWest VirginiaUnited States
Rental vacancy Unreliable estimate6.7%5.5%
Homeowner vacancy Unreliable estimate1.2%0.9%
More than one person per room Unreliable estimate1.3%3.4%
People per household 2.442.372.53
Drive alone 83%78%69%
Carpool 9%9%9%
Public transit Unreliable estimate1%3%
Walk or bike Unreliable estimate3%3%
Work from home 5%9%15%
Other means Unreliable estimate1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes

A household in McDowell County has 2.44 people on average, about the same as in West Virginia (2.37).

To get to work, 83% of workers in McDowell County drive alone; in West Virginia, 78%.

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 in McDowell County?

A typical home is within reach of the typical income

We start with a typical home of $50,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 15% of the typical household income here, which is $31,559 a year.

Your numbers

Local data
$

Starts at the typical home value in McDowell County. 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 $1,750 (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

$403

at 7.18% · 30 years

Loan amount
$49,094
Total interest
$70,635
Paid off in
November 2056

Includes $844 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $736 a month

    Your payment · 15%

  • Tight

    $736 to $947 a month

  • Hard

    more than $947 a month

Compared with the typical household income in McDowell County ($31,559 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$403
Principal & interest$333
Property tax$28
Home insurance$21
FHA mortgage insurance (MIP)$22

You need at least $1,750 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.

Buying a home

Buying a home in McDowell County

Here you'll see how prices have changed, how McDowell County compares with West Virginia and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

FHFA does not publish an annual price index in McDowell County. This usually happens when there are too few sales to measure. According to the FHFA House Price Index, home prices in West Virginia rose 54% in the 10 years through 2025.

McDowell County compared with West Virginia and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • McDowell $50,000
  • West Virginia $162,600
  • United States $332,700
Typical rent a month
  • McDowell $643
  • West Virginia $872
  • United States $1,413
Typical household income a year
  • McDowell $31,559
  • West Virginia $59,608
  • United States $80,734
See the full table
McDowell compared with West Virginia and the United States
MeasureHereWest VirginiaU.S.
Residents17,9431,778,373334,922,499
Typical home value$50,000$162,600$332,700
Typical household income$31,559$59,608$80,734
Typical rent$643$872$1,413
Fair Market Rent (2 bedrooms)$944$1,039$1,750
Hourly wage to rent a 2-bedroom$18.15$19.98$33.65
Typical property tax$337$865$3,119
Effective tax rate0.67%0.53%0.94%
Households that own their home77%75%65%
Renters spending 30% or more on rent50%49%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: West Virginia shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in McDowell County

For a typical $50,000 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $403 $1,750 $49,094 7.18% FHA MIP · $22 $3,250 580
Conventional, 5% down $394 $2,500 $47,500 7.18% PMI · $24 $4,000 620*
Conventional, 20% down, no PMI $320 $10,000 $40,000 7.18% None $11,500 620*
ITIN, 15% down (example) $366 $7,500 $42,500 8.18% None $9,000 Set by the lender
  • 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? Closing costs

Loan limits

FHA loans in McDowell County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in McDowell County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In McDowell County, the typical owner pays $337 a year: about 0.67% of the home's value. That is more than the rest of West Virginia and less than the national average.

  • McDowell 0.67%
  • West Virginia 0.53%
  • United States 0.94%

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

Is there a flood risk?

According to FEMA, in McDowell County 22% of homes (2,006) are in a high-risk flood zone. Of those homes, 19% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in McDowell County

The natural hazards FEMA measures in McDowell County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in McDowell County as relatively low.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

In McDowell County, FEMA expects natural hazards to cause $20.5 million in losses a year, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $13.2 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $13.2 million a year
  2. EarthquakeVery low $179,366 a year
  3. WildfireRelatively low $69,650 a year
  4. HurricaneVery low $67,945 a year
  5. TornadoVery low $26,401 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts McDowell County in zone 4A: mixed and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$37.00$21.10 and $46.67
Plumbers, pipefitters and steamfitters$23.20$16.80 and $37.66
Heating, air conditioning and refrigeration mechanics$22.47$15.45 and $29.13
Carpenters$21.39$16.88 and $31.40
Painters, construction and maintenance$18.21$14.86 and $29.90
Maintenance and repair workers, general$18.47$12.32 and $31.47

An electrician earns about $37.00 an hour in the Southern West Virginia nonmetropolitan area, and a plumber, about $23.20.

These are workers' hourly wages, not the price of a job.

BLS publishes no wages for roofers in this area.

Need help paying for a repair?

Renting

Renting in McDowell County

The typical rent in McDowell County is $643 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

50% of renter households in McDowell County spend 30% or more of their income on housing. 35% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $708 $13.62 $28,320
1 bedroom $722 $13.88 $28,880
2 bedrooms $944 $18.15 $37,760
3 bedrooms $1,236 $23.77 $49,440
4 bedrooms $1,241 $23.87 $49,640

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in McDowell County

Programs and counseling in McDowell County

We didn't find HUD-approved agencies with an office in this county. These are the 2 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father holds his baby and his young son by a white picket fence.

HUD counseling is free or low-cost

West Virginia down payment programs

  1. Low Down Home Loan

    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

    The source does not say whether you must be a first-time buyer. Run by West Virginia Housing Development Fund (WVHDF).

    Repayable Verified November 5, 2026

Which programs do I qualify for? See all West Virginia programs

Help in Spanish in McDowell County

2 of the 2 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.

Public housing agencies

HUD lists no public housing authority based in McDowell County. The authority of a nearby county or the state may serve this area.

Free legal help

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.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Housing Authority of Mingo County

    5026 Helena Avenue, Delbarton · 38 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (304) 475-4663

  • Southern Appalachian Labor School Foundation, Inc.

    140 School Street, Oak Hill · 49 miles away · Spanish

    • Budget and financial counseling
    • Home improvement and repairs
    • and 3 more
    (304) 250-7627
See every agency in West Virginia

Places

Cities in McDowell County

This site has no city pages of McDowell County. The neighboring counties are below.

Nearby counties

Each row compares its typical value, typical rent and FHA limit with McDowell County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in McDowell County in 2026?

McDowell County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in McDowell County?

McDowell County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in McDowell County?

The typical home value in McDowell County is $50,000 (Average 2020–2024, U.S. Census). Across West Virginia it's $162,600.

How much does it cost to rent in McDowell County?

McDowell County has a typical rent of $643 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $944 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in McDowell County?

About $18.15 an hour working full time (2,080 hours a year), or $37,760 a year, so the fair market rent of $944 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).