West Virginia Mortgage Guide 2026
Everything a West Virginia buyer needs in one place: 2026 FHA and conforming loan limits across all 55 counties, West Virginia Housing Development Fund loans and down payment assistance, how West Virginia property taxes compare, and a closing cost breakdown built on the state’s statutory recording fees and transfer tax.
West Virginia Loan Limits by County (2026)
West Virginia’s loan limits are unusually uniform. In 54 of the state’s 55 counties the 2026 FHA limit for a one-unit home is the national floor of $541,287 and the conforming limit is the baseline $832,750. Jefferson County, part of the Washington, DC metro area, is the one exception: both limits sit at the national ceiling of $1,249,125.
| County | Conforming Limit | FHA Limit | Notes |
|---|---|---|---|
| Jefferson | $1,249,125 | $1,249,125 | Washington-Arlington-Alexandria, DC-VA-MD-WV metro — national ceiling for both limits |
| All other 54 counties | $832,750 | $541,287 | Baseline conforming limit and national FHA floor |
FHA limits come from HUD and conforming limits come from FHFA — they are set by different agencies and are different numbers. Verify any county at the HUD FHA Mortgage Limits lookup. Figures above are CY2026, retrieved September 2026.
Comparing West Virginia Loan Programs
Most West Virginia buyers choose between five routes. The credit scores below are practical lender thresholds rather than published program minimums — the number you meet in practice is usually an overlay applied by the lender.
| Program | Min Down | Min Credit | Best For |
|---|---|---|---|
| FHA | 3.5% | 580 | Buyers with thinner credit or limited savings |
| VA | 0% | 580–620 (lender overlay) | Veterans, active duty, and eligible spouses |
| USDA | 0% | 640 (lender overlay) | Rural and small-town West Virginia within income limits |
| Conventional | 3%–20% | 620 | Stronger credit, or avoiding FHA’s upfront and annual premiums |
| WVHDF Homeownership Program | Up to 100% financing | Generally low- to mid-600s (WVHDF) | Mainly first-time buyers within county income and price limits |
HUD allows maximum FHA financing at a credit score of 580 or above and limits borrowers between 500 and 579 to 90% loan-to-value (HUD). VA states that it does not require a minimum credit score (VA), and USDA says its guaranteed program has no credit score requirement (USDA Rural Development). Treat every score in this table as a lender overlay, not a rule.
West Virginia Housing Development Fund (WVHDF)
The West Virginia Housing Development Fund is the state’s housing finance agency. It makes first mortgages through its own loan originators and a statewide network of partner lenders, and it accepts FHA, VA, USDA and private mortgage insurance on those loans. Homeownership Program loans are 30-year fixed-rate loans that can finance up to 100% of the purchase price.
| Program | Who It Is For | Key Terms |
|---|---|---|
| Homeownership Program | Primarily first-time buyers | County income and price limits; up to 100% financing |
| Movin’ Up Program | First-time or repeat buyers | Income up to $171,120; price up to $350,000; no first-time buyer requirement |
| Low Down Home Loan | Buyers using a WVHDF Homeownership Program first mortgage | Up to $12,000 for down payment and closing costs |
Down payment and closing cost assistance
WVHDF’s Low Down Home Loan provides up to $12,000 toward the down payment, closing costs, or both. It is a second mortgage on a 15-year fixed term at 2% interest, available when the loan-to-value ratio is at or above 80%, and offered with a WVHDF Homeownership Program first mortgage.
The Homeownership Program sets income and sales price limits county by county: household income limits run from $57,040 to $102,100, and the price limit is $300,000 in most counties and $350,000 in Berkeley and Jefferson. Check your county on the WVHDF income and house price limits chart before assuming you qualify.
West Virginia Property Taxes
West Virginia’s property taxes are low relative to home values. Dividing the state median annual real estate tax bill of $865 by the state median owner-occupied home value of $162,600 gives an estimated effective rate of 0.53%. Sources: Census ACS 2020–2024 5-year table B25103 and table B25077.
That 0.53% is an estimated effective rate derived from two separate medians. It is not the median of individual households’ effective rates, and no single West Virginia household necessarily pays it. Your actual bill depends on your property’s assessed value and the levies where it sits.
| Home Value | Est. Annual Tax | Monthly Escrow |
|---|---|---|
| $150,000 | $795 (Est.) | $66 |
| $200,000 | $1,060 (Est.) | $88 |
| $250,000 | $1,325 (Est.) | $110 |
| $300,000 | $1,590 (Est.) | $133 |
| $350,000 | $1,855 (Est.) | $155 |
Treat the table above as a planning estimate built from the statewide 0.53% figure, and ask your lender for the actual parcel figure before you commit.
West Virginia Closing Costs
Two sets of West Virginia closing charges are fixed in state law: the county clerk’s recording fees and the excise tax on transferring real estate. Everything else on the closing statement — lender, appraisal, title and settlement charges — is set by the provider.
| Fee | Amount | Set By |
|---|---|---|
| Recording a deed or deed of trust | $30.00 | W. Va. Code § 59-1-10 |
| Each page over five pages | $1.00 | W. Va. Code § 59-1-10 |
| Real estate transfer excise tax | $1.65 to $2.75 per $500 of value, depending on the county | W. Va. Code § 11-22-2 |
| Affordable Housing Fund fee on a transfer for consideration | $20.00 | W. Va. Code § 11-22-2 |
| Lender, appraisal, title and settlement fees | Set by the provider | Compare Loan Estimates |
By statute the transfer tax is paid by the grantor — the seller — unless the buyer accepts the deed without it having been paid. Recording fees are set statewide by W. Va. Code § 59-1-10, and the transfer tax by W. Va. Code § 11-22-2.
West Virginia Housing Markets
Where you buy in West Virginia changes your loan limits and which programs reach you. The table below is a qualitative orientation, not a price guide.
| Area | Market Notes |
|---|---|
| Jefferson County | Part of the Washington, DC metro area. The only West Virginia county with FHA and conforming limits at the national ceiling, a USDA income limit above the state base, and one of two counties with WVHDF’s higher price limit. |
| Berkeley and Morgan Counties | Part of the Hagerstown-Martinsburg, MD-WV metro area. Berkeley shares Jefferson’s higher WVHDF price limit; both are WVHDF non-targeted counties. |
| Hampshire County | Part of the Winchester, VA-WV metro area, which carries a USDA income limit above the state base. A WVHDF targeted county. |
| Morgantown area | Monongalia and Preston Counties make up the Morgantown metro area. Monongalia is non-targeted and Preston is targeted for WVHDF purposes. |
| Charleston and Huntington areas | Boone, Clay and Kanawha Counties form the Charleston metro area; Cabell, Putnam and Wayne sit in the Huntington-Ashland metro area. All are at the FHA floor. |
| Rural counties | Thirty-five counties are WVHDF targeted counties, where the Homeownership Program’s three-year prior-ownership rule does not apply. |
