You Can Live Well in West Virginia on Just Your Social Security, If You’ve Paid Off Your Mortgage

by The Realtor.com Team

Retirees in West Virginia may be surprised to find that their state offers one of the most affordable paths to aging in place on Social Security alone.

According to a Realtor.com® analysis of median Social Security benefits by state and the Elder Economic Security Standard Index,, the typical retiree in the Mountain State ends up with an annual surplus of $660, or about $55 per month, after covering all essential living costs—assuming the mortgage has been paid off.

Combine that with the fact that West Virginia homeowners benefit from some of the lowest homeowners insurance premiums in the country, the state has become ideal for the older generation.

Housing costs at the core of affordability

In West Virginia, retirees face average monthly living expenses of $1,806, the lowest total among the 10 "surplus" states highlighted in the findings. Housing costs average just $398 per month, which is far below the national norm. Against those expenses, the state’s median Social Security benefit of $1,861 per month leaves seniors modestly ahead of the curve.

Retirees in West Virginia also spend less than $400 per month on housing-related expenses such as property taxes, insurance, utilities, and maintenance. That figure is the lowest of all surplus states, offering a significant advantage for retirees living on a fixed income.

By contrast, in deficit states like New Jersey or Massachusetts, retirees can pay well over $1,000 a month for housing costs, tipping budgets thousands of dollars into the red. West Virginia’s unusually low housing burden helps keep seniors below the 30% affordability threshold used by the Department of Housing and Urban Development.

A retirement landscape rooted in affordability

West Virginia has long been one of the nation’s most affordable states, but there's more to be gained by moving there.

Retirees who settle in West Virginia often do so for its slower pace of life, natural beauty, and proximity to outdoor recreation in the Appalachian Mountains. At the same time, rural settings can present challenges, particularly in terms of healthcare access. While larger cities like Charleston, Morgantown, and Huntington offer hospital systems and senior services, retirees in remote areas may face longer travel times for medical care.

Still, for seniors prioritizing affordability above all else, West Virginia’s cost structure is difficult to beat.

National context: modest surplus, big impact

Nationally, retirees relying solely on Social Security face an average shortfall of $2,762 per year, or about $230 a month. Against that backdrop, West Virginia’s $660 annual surplus—though modest—becomes a meaningful outlier.

Compared to its peers, West Virginia’s advantage lies not in the size of the Social Security benefit but in its rock-bottom costs.

Delaware tops the list with $1,764 annually, while Michigan barely makes the cut with just $132. West Virginia falls toward the lower end of the surplus spectrum but remains firmly in positive territory.

Even in an affordable state like West Virginia, retirement budgets are fragile. For seniors living on Social Security alone, any increase in expenses could eat quickly into the current cushion.

Plus, looming over all over the country is the question of Social Security’s long-term solvency. Without legislative changes, benefits could be cut to about 77% of current levels by 2033. For West Virginia retirees, that would likely flip today’s $660 annual surplus into a deficit.

For now, however, West Virginia remains one of the few places in the country where Social Security alone—without mortgage debt—can cover essential expenses. With its combination of low housing costs, modest overall expenses, and natural amenities, the Mountain State provides retirees a rare chance to live within their means.

This article was produced with editorial input from Dina Sartore-Bodo, Gabriella Iannetta, and Allaire Conte.