54 / 100

Kanawha County, WV

RANK #461 / 996  ·  POP 179,895  ·  WV

PROJECTED GROWTH: +0.9%

Kanawha County's economy is holding up, but population decline raises questions about long-term trajectory.

[01] Why Kanawha County?

Kanawha County, West Virginia, is defined by the Kanawha River, which flows through its center and gives the county its name, derived from an Indigenous term for "canoe way" or "water way". Charleston, the state capital and largest city, serves as the county seat. The county is situated among the Appalachian Mountains, offering natural scenery and outdoor recreation. Kanawha State Forest, just seven miles from Charleston, provides over 60 miles of hiking and biking trails, camping, and birdwatching opportunities. Commuting within the county is facilitated by the Kanawha Valley Regional Transportation Authority (KRT) bus system, which serves Charleston and other towns like Dunbar, Nitro, and St. Albans. The county also benefits from the convergence of major interstates I-64, I-77, and I-79 in Charleston.

Life in Kanawha County offers a blend of urban amenities and access to outdoor activities. The housing market includes a majority of detached single-family homes. Kanawha County Schools operates 66 schools, including elementary, middle, and high schools. The economy has historically been tied to the salt industry, and more recently, chemical production, healthcare, and retail are leading sectors. Charleston is also a hub for government, banking, and a growing tech sector. The presence of institutions like the University of Charleston and West Virginia State University contributes to a skilled workforce.

[02] Market Snapshot

Housing Ratio
2.1x

Undervalued relative to economy

GDP Growth
+2.0%

Below national median

Home Prices
-0.8%

Prices declining

Climate & Terrain
-0.1

Below-average climate & terrain

Price/Rent
11x

Strong rental yield

Housing looks undervalued at 2.1x — home prices are low relative to local economic output. The typical U.S. county is 4–6x.

[03] Signal Profile

[04] Home Value Growth vs National

Kanawha County U.S. National

The Numbers

DEMOGRAPHICS
Population
179,895
-1.13% YoY
Median Household Income
$55,226
Median Home Value
$131,200
-0.82% 12mo
Median Rent
$868
Average Annual Pay
$61,997
+5.1% YoY
Employment
97,845
+0.8% YoY
Income-to-Home-Value
0.4209
More affordable than average
Migration Inflow
1.96%
of pop. from another state

Market Activity

REAL ESTATE
Median Sale Price
$157,500
Days on Market
43
Moderate pace
Months of Supply
3.3
Balanced market
Sale-to-List Ratio
96.8%
Negotiation room for buyers
Sold Above List
22.0%
Listings w/ Price Drops
28.7%
Building Permits (2024)
98
Single-Family Permits
98

Source: Redfin · Census BPS — Browse sales on Redfin →

[06] Score Breakdown

GDP Growth +2.0% 34 percentile
Population Growth -1.1% 2 percentile
Income Growth +9.2% 67 percentile
Vacancy Rate 1.7% 15 percentile
Home Price Change -0.8% 22 percentile
Rent Growth +6.6% 89 percentile
Price/Rent 11x 85 percentile

Bars show percentile rank among all 996 counties.

[07] Frequently Asked Questions

Is Kanawha County, WV a good place to move to?

Kanawha County has a Boom Town Index score of 54/100, ranking #461 among 996 U.S. counties. With job growth at +0.8% and a median household income of $55,226, it's an above-average county on economic indicators.

Is Kanawha County affordable?

The median home value in Kanawha County is $131,200 with median rent at $868/month. The income-to-home-value ratio is 0.4209, which is more affordable than the national average.

Is Kanawha County growing or shrinking?

Population growth: -1.1% year-over-year. Job growth: +0.8%. Home values changed -0.8% in the past 12 months.

[08] Similar Metros

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