Cost of Living & Housing in Montgomery
Montgomery's cost of living centers on genuinely affordable housing offset by a property tax rate that runs above both the national median and West Virginia's own statewide figure, reflecting the city's dual-county Fayette/Kanawha footprint.
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Learn moreAffordable housing, with a real cross-source spread to confirm
Montgomery's own housing figures range from approximately $133,000 to $137,063 depending on source and measure, both well below West Virginia's own statewide figures (base record).
A 0.98%-0.99% effective property tax rate, above West Virginia's own average
Montgomery's own effective property tax rate runs genuinely ABOVE West Virginia's statewide anchor of 0.51% -- Ownwell cites Montgomery as the highest-rate community within both Fayette County (0.99%) and Kanawha County (0.98%) given its dual-county footprint (base record).
West Virginia's 4.58% top income tax rate and full Social Security exemption
West Virginia's real, current five-bracket income tax carries a 4.58% top marginal rate for 2026, with a full exemption for Social Security retirement income as of tax year 2026 -- applying statewide, including in Montgomery (base record).
Household income figures running well below the state median
Montgomery's household-income figures carry a real, disclosed cross-source spread (approximately $50,503 average vs. $27,679 median in 2024, vs. $20,606 median at the 2020 Census), all below West Virginia's own statewide median of $60,800 -- a real, disclosed legacy of WVU Tech's 2017 relocation (base record).
Key takeaways
- Montgomery's housing runs affordable: approximately $133,000-$137,063 depending on source.
- Montgomery's own property tax rate (0.98%-0.99%) runs above West Virginia's already-low statewide average, reflecting its dual-county Fayette/Kanawha footprint.
- West Virginia's 4.58% top income tax rate and full Social Security exemption apply in Montgomery as they do statewide.
- Montgomery's household-income figures run well below West Virginia's own statewide median across every source reviewed.
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