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County in West Virginia

Monongalia County, West Virginia

Monongalia County, in West Virginia, has 107,163 residents: No. 3 of 55 by population. Monongalia County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $267,700. HUD's Fair Market Rent for a 2-bedroom apartment is $1,143 a month; to pay it without spending more than 30% of your income, you need to earn about $21.98 an hour.

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  • Typical home price

    $267,700

    +65% vs. West Virginia −20% vs. U.S.

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

    • Monongalia
    • West Virginia
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,143 a month

    +10% vs. West Virginia −35% vs. U.S.

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

    • Monongalia
    • 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.

    • Monongalia
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.47% of value per year

    −11% vs. West Virginia −50% vs. U.S.

    $1,248 a year for the typical owner

    • Monongalia
    • West Virginia
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$263,546
3.1% more than 12 months ago
Typical rent
$1,384 a month
3.5% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Monongalia County today?

The monthly payment on a typical home with FHA would be about $2,115, that is, 39% of the typical household income in Monongalia County. For that payment to be 28% of income, a household would need to earn about $90,662 a year; the typical income here is $65,346. Homes here are worth 65% more than the average across West Virginia. Here 58% of households live in a home they own; across West Virginia it is 75%. The typical property tax is $1,248 a year (about 0.47% of home value), higher than in West Virginia.

Renting is more of a stretch than in West Virginia: 54% of renters put 30% or more of their income toward housing, against 49% statewide.

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

Only here

What sets Monongalia County apart

  1. Monongalia County has the lowest homeownership rate of the 55 counties in West Virginia: 58%.

  2. Monongalia County has the 2nd highest typical home value of the 55 counties in West Virginia ($267,700).

  3. Monongalia County has the highest typical rent in its area: $987, more than any of its 6 neighboring counties; next is Marion County ($932).

  4. Monongalia County has the highest typical home value in its area: $267,700, more than any of its 6 neighboring counties; next is Marion County ($166,700).

  5. At $987, Monongalia County ranks 3rd among the 55 counties in West Virginia for the highest typical rent.

  6. From 2020 to 2025, home prices in Monongalia County rose 31% on FHFA's index, slower than in West Virginia (40%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Monongalia County

What homes there are in Monongalia 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

The detached house is still the most common home in Monongalia County, but it weighs less than in West Virginia: 50% against 71%.

Year built

Homes in Monongalia County are newer: the typical year built is 1988; in West Virginia, 1976.

There are fewer big homes in Monongalia County than in West Virginia: 57% 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

About 89% of owner-occupied homes in Monongalia County are worth less than the FHA loan limit for this county ($541,287).

Monthly rent with utilities

About 61% of rented homes in Monongalia County cost less than HUD's 2-bedroom fair market rent for this county ($1,143); the rest cost more.

With a mortgage

$1,557 a month

West Virginia: $1,255 a month

Without a mortgage

$430 a month

West Virginia: $398 a month

Owners with a mortgage

56%

West Virginia: 46%

The typical cost for an owner with a mortgage in Monongalia County is $1,557 a month, more than in West Virginia ($1,255); without one, $430.

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 Monongalia County rose 31%; in West Virginia, it rose 36%.

Rents in Monongalia County rose at about the same pace as in West Virginia: 18% since 2015–2019, against 20%.

While home values in Monongalia County changed +31% and rent +18%, the typical household income rose 25%.

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

MeasureMonongalia CountyWest VirginiaUnited States
Rental vacancy 8.3%6.7%5.5%
Homeowner vacancy 1.6%1.2%0.9%
More than one person per room 0.6%1.3%3.4%
People per household 2.262.372.53
Drive alone 71%78%69%
Carpool 8%9%9%
Public transit 1%1%3%
Walk or bike 5%3%3%
Work from home 13%9%15%
Other means 1%1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

The rental vacancy rate in Monongalia County is 8.3%, higher than in West Virginia (6.7%).

Much as in West Virginia, 0.6% of households in Monongalia County have more than one person per room.

A household in Monongalia County has 2.26 people on average, about the same as in West Virginia (2.37).

In Monongalia County, 13% of workers work from home, more than in West Virginia (9%).

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 Monongalia County?

A typical home costs more than the typical income allows

We start with a typical home of $267,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income here, which is $65,346 a year. For that payment to be 28% of income, a household would need to earn about $90,662 a year.

Your numbers

Local data
$

Starts at the typical home value in Monongalia 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 $9,370 (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

$2,115

at 7.18% · 30 years

Loan amount
$262,851
Total interest
$378,181
Paid off in
November 2056

Includes $4,521 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,525 a month

  • Tight

    $1,525 to $1,960 a month

  • Hard

    more than $1,960 a month

    Your payment · 39%

Compared with the typical household income in Monongalia County ($65,346 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,115
Principal & interest$1,781
Property tax$105
Home insurance$112
FHA mortgage insurance (MIP)$118

You need at least $9,370 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 Monongalia County

Here you'll see how prices have changed, how Monongalia 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?

According to the FHFA House Price Index, home prices in Monongalia County rose 45% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here West Virginia United States
In 2025 +1.8% +4.1% +2.9%
5 years (2020–2025) +31% +40% +47%
10 years (2015–2025) +45% +54% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Monongalia 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
  • Monongalia $267,700
  • West Virginia $162,600
  • United States $332,700
Typical rent a month
  • Monongalia $987
  • West Virginia $872
  • United States $1,413
Typical household income a year
  • Monongalia $65,346
  • West Virginia $59,608
  • United States $80,734
See the full table
Monongalia compared with West Virginia and the United States
MeasureHereWest VirginiaU.S.
Residents107,1631,778,373334,922,499
Typical home value$267,700$162,600$332,700
Typical household income$65,346$59,608$80,734
Typical rent$987$872$1,413
Fair Market Rent (2 bedrooms)$1,143$1,039$1,750
Hourly wage to rent a 2-bedroom$21.98$19.98$33.65
Typical property tax$1,248$865$3,119
Effective tax rate0.47%0.53%0.94%
Households that own their home58%75%65%
Renters spending 30% or more on rent54%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 Monongalia County

For a typical $267,700 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 $2,115 $9,370 $262,851 7.18% FHA MIP · $118 $17,401 580
Conventional, 5% down $2,066 $13,385 $254,315 7.18% PMI · $127 $21,416 620*
Conventional, 20% down, no PMI $1,667 $53,540 $214,160 7.18% None $61,571 620*
ITIN, 15% down (example) $1,915 $40,155 $227,545 8.18% None $48,186 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.

Everything about buying in Monongalia County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Monongalia 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 Monongalia 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 Monongalia County, the typical owner pays $1,248 a year: about 0.47% of the home's value. That is less than the rest of West Virginia and less than the national average.

  • Monongalia 0.47%
  • 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 Monongalia County 1.8% of homes (617) are in a high-risk flood zone. Of those homes, 11% 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 Monongalia County

The natural hazards FEMA measures in Monongalia 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 Monongalia County as relatively low.

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

In Monongalia County, FEMA expects natural hazards to cause $36.3 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 $31.2 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively moderate $31.2 million a year
  2. TornadoRelatively low $596,025 a year
  3. HurricaneRelatively low $332,941 a year
  4. EarthquakeVery low $186,905 a year
  5. Winter weatherRelatively low $41,734 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

Monongalia County is in climate zone 5A of the home energy code (IECC): cold.

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

    • 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)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. 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)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. 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)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. 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$29.62$18.74 and $37.89
Plumbers, pipefitters and steamfitters$28.26$17.12 and $40.34
Heating, air conditioning and refrigeration mechanics$23.06$17.07 and $30.45
Carpenters$23.64$17.51 and $33.99
Painters, construction and maintenance$15.37$12.16 and $26.80
Maintenance and repair workers, general$17.98$14.03 and $26.99

According to BLS, an electrician earns about $29.62 an hour in the Morgantown, WV area; a plumber, about $28.26.

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 Monongalia County

The typical rent in Monongalia County is $987 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

54% of renter households in Monongalia County spend 30% or more of their income on housing. 29% 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 $876 $16.85 $35,040
1 bedroom $902 $17.35 $36,080
2 bedrooms $1,143 $21.98 $45,720
3 bedrooms $1,404 $27.00 $56,160
4 bedrooms $1,704 $32.77 $68,160

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

Free help in Monongalia County

Programs and counseling in Monongalia 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 and mother walk their son by the hand down the sidewalk.

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 Monongalia County

None 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 Monongalia 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.

  • The Fairmont-Morgantown Housing Authority

    103 12th St, Fairmont · 12 miles away

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

  • Homeownership Center, Inc.

    2276 Randolph Ave, Elkins · 46 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (304) 636-9115
See every agency in West Virginia

Places

Cities in Monongalia County

Each city has its own page with prices, rents and help. These are the largest.

See all 3 cities of Monongalia County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Monongalia 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 Monongalia County in 2026?

Monongalia 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 Monongalia County?

Monongalia 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 Monongalia County?

The typical home value in Monongalia County is $267,700 (Average 2020–2024, U.S. Census). Across West Virginia it's $162,600.

How much does it cost to rent in Monongalia County?

Monongalia County has a typical rent of $987 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,143 (Fiscal year 2027).

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

About $21.98 an hour working full time (2,080 hours a year), or $45,720 a year, so the fair market rent of $1,143 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).