Side-by-side comparison of mortgage costs, property taxes, closing costs, and homeowners insurance between Montana and West Virginia. Updated for 2026.
West Virginia wins 4 of 6 cost categories, making it the more affordable state for homebuyers overall. With a median home price of $155K and lower overall costs, West Virginia offers meaningful savings compared to Montana. Both states offer first-time buyer programs — explore the state pages for full details.
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI.
Buying in West Virginia saves you approximately $1,917/month ($23,004/year) compared to Montana, based on median home prices with identical loan terms.
There's a dramatic price gap between these two states. Homes in West Virginia cost 64% less than in Montana — that's a difference of $275K on the median home. For buyers relocating from Montana to West Virginia, this can mean upgrading significantly or pocketing substantial savings. The equity you've built in a Montana home could fund a much larger down payment in West Virginia, potentially eliminating PMI and reducing your monthly payment dramatically.
Property tax rates are similar in both states (Montana: 0.74%, West Virginia: 0.58%), so taxes shouldn't be the deciding factor in your relocation decision. Instead, focus on differences in home prices, insurance costs, and state-specific programs. Both states collect roughly comparable property tax revenue relative to home values.
Insurance costs favor West Virginia at $1,400/year versus $2,100/year in Montana, a difference of $700 annually. While not the largest cost factor, this adds up to over $7K over a decade of homeownership. Shop multiple carriers in either state — actual premiums depend on your specific property, coverage level, and claims history.
Closing costs are a one-time but significant expense. Montana averages $6K in closing costs (1.5% of purchase price) while West Virginia averages $2K (1.5%). The difference is spread across title insurance, attorney fees, and recording costs rather than a single large tax. Budget for these upfront costs — they affect how much cash you need on hand at closing.
Both states offer down payment assistance for first-time buyers. Montana's MBOH Regular Bond Program provides Up to $15,000 DPA, while West Virginia's WVHDF Homeownership Program offers Up to $7,500 DPA. These programs can significantly reduce your upfront costs and make homeownership accessible even if you haven't saved a full 20% down payment. Check eligibility requirements on each state's housing finance agency website — income limits and purchase price caps apply.
The bottom line: West Virginia homes cost $275K less than Montana on average. That translates to roughly $1,917 less per month in total housing costs if you choose West Virginia. For most buyers, this price gap is the single biggest factor — it affects your loan size, monthly payment, and how quickly you build equity.