Rent vs Buy in Morgantown, West Virginia

Average rent in Morgantown in 2026

The typical Morgantown rent is $1,416 per month, or $16,989 a year. That is 18% below the national typical rent, and rents here moved up (3.0%) over the past year. Against the median household income of $37,886, that rent takes about 45% of gross income, above the 30% rule of thumb.

Rent figure is the metro-level Zillow Observed Rent Index (ZORI), a typical asking rent across unit sizes; a specific one-bedroom or three-bedroom will sit below or above it. For rent by ZIP code and bedroom count, see average rent in Morgantown.

What owning the median Morgantown home costs per month

At the $252,570 median price, a buyer putting 20% down ($50,514) and financing the rest at 6.5% on a 30-year fixed loan pays about $1,685 a month all-in, versus $1,416 to rent. That is $270 a month more than renting, before counting the equity the owner builds or the return a renter could earn on the down payment.

Assumptions: 30-year fixed at 6.5%, insurance 0.35% and maintenance 1% of price per year, PMI 0.5% of the loan when the down payment is under 20%. Change any of them in the buy vs rent calculator, which also models appreciation, rent growth, taxes, and what the down payment earns if invested.

Morgantown price-to-rent ratio: 14.9

Price-to-rent divides the median home price by a year of median rent: $252,570 ÷ $16,989 = 14.9. Put differently, buying the median home costs about 15 years of rent up front. Ratios under 15 usually favor buying, 15 to 20 is a toss-up, and above 20 the math tilts toward renting and investing the difference. The national ratio is about 19.4, so Morgantown is cheaper to buy relative to rents than the typical US market.

The ratio is a screen, not a verdict. It ignores mortgage rates, property tax, how long you stay, and what home prices and rents do next, which is why the verdict above comes from the full model and not from this one number.

What would change the answer in Morgantown

• Mortgage rates. A one-point drop from 6.5% to 5.5% cuts the 20%-down payment by $130 a month, to $1,556 all-in.
• How long you stay. The model does not find a break-even inside 30 years at today's Morgantown prices, rents, and rates, which is why renting wins here unless prices fall or rents rise sharply.
• Price growth versus rent growth. Over the past year Morgantown prices moved 1.1% and rents 3.0%. The two are moving together, so the balance is unlikely to flip soon on its own.
• Down payment size. Going from 20% to 10% down adds $254 a month in payment and PMI, but keeps $25,257 in your pocket to invest or hold as reserves.