Updated 2026 · Based on median market data for Morgantown, WV
The effective property tax rate in Morgantown, WV is 0.58%. On the median home price of $215,000, that's an annual tax bill of approximately $1,247 — or $104/mo. This is among the lowest rates in the country, providing a substantial cash flow advantage.
Property taxes consume 7.8% of gross rental income in Morgantown. At under 10% of gross rent, taxes are a minor expense that leaves plenty of room for cash flow. This is a significant advantage over high-tax markets. Without property taxes, the cap rate would be 6.07% — the 0.58% tax rate reduces it to 5.49%, a drag of 0.58 percentage points.
Property tax bills are based on assessed value, which may differ from market value. In many jurisdictions, assessed values lag behind market prices, meaning your actual tax bill after purchase could increase once the property is reassessed. In WV, check whether purchases trigger automatic reassessment — if so, budget for taxes based on your purchase price, not the seller's current bill. Also investigate whether WV offers any homestead exemptions that landlords would NOT qualify for, as this could increase your effective rate.
With a relatively low tax rate, Morgantown's tax environment is already investor-friendly. Focus your optimization efforts on the other expense categories — insurance, maintenance, and vacancy management — where there's more room to improve returns.
Morgantown vs West Virginia state average and national average across key investment metrics. Morgantown beats the national average but trails the West Virginia average on cap rate.