Highest ACS cost
$3,181
District of Columbia /mo with mortgage
State comparison tools
🇺🇸Census ACS 2024 · Buyer model 6.66%
Homeownership Cost by State
Compare Census ACS monthly owner costs, median home values, insurance averages, property taxes, and same-price current-buyer estimates across all 50 states and DC.
By Sammy S. · Founder · AuthorUpdated for 2026
$3,181
Highest monthly (District of Columbia)
$1,272
Lowest monthly (West Virginia)
6.66%
Buyer mortgage rate model
51
States + DC covered
Homeownership cost quick facts
Lowest ACS cost
$1,272
West Virginia /mo with mortgage
Buyer mortgage rate
6.66%
Freddie Mac PMMS 2026-07-30
Head-to-head
Compare homeownership costs between two states
Compare Census ACS owner costs, median home values, insurance averages, and same-price current-buyer estimates.
Compare any two states
ACS owner costs, same-price buyer estimates, and home-value context.
All states + DC
Homeownership cost rankings by state
Rank #1 is the highest ACS median selected monthly owner cost for homes with a mortgage (2024 1-year estimates). These are observed owner costs, not lender quotes.
| Rank | State | With mortgage | No mortgage | Median home | Insurance | Property tax |
|---|---|---|---|---|---|---|
| #1 | District of Columbia | $3,181 | $958 | $733,400 | $1,384/yr | 0.56% |
| #2 |  California | $3,001 | $882 | $759,500 | $1,492/yr | 0.7% |
| #3 |  Hawaii | $2,937 | $760 | $875,900 | $1,431/yr | 0.29% |
| #4 |  New Jersey | $2,797 | $1,236 | $496,000 | $1,417/yr | 1.88% |
| #5 |  Massachusetts | $2,755 | $1,069 | $607,400 | $1,871/yr | 1% |
| #6 |  New York | $2,544 | $980 | $449,800 | $1,628/yr | 1.3% |
| #7 |  Washington | $2,519 | $805 | $602,200 | $1,151/yr | 0.75% |
| #8 |  Colorado | $2,466 | $722 | $574,600 | $2,079/yr | 0.5% |
| #9 |  Connecticut | $2,454 | $1,060 | $396,900 | $1,814/yr | 1.54% |
| #10 |  New Hampshire | $2,399 | $1,002 | $458,800 | $1,188/yr | 1.5% |
| #11 |  Maryland | $2,389 | $790 | $436,300 | $1,392/yr | 0.92% |
| #12 |  Rhode Island | $2,262 | $926 | $455,700 | $2,074/yr | 1.12% |
| #13 |  Alaska | $2,253 | $698 | $376,500 | $1,129/yr | 0.94% |
| #14 |  Oregon | $2,234 | $713 | $497,500 | $893/yr | 0.81% |
| #15 |  Texas | $2,211 | $703 | $313,200 | $2,397/yr | 1.4% |
| #16 |  Florida | $2,168 | $766 | $396,900 | $2,677/yr | 0.78% |
| #17 |  Virginia | $2,149 | $621 | $403,500 | $1,332/yr | 0.78% |
| #18 |  Utah | $2,143 | $598 | $545,200 | $937/yr | 0.48% |
| #19 |  Nevada | $2,008 | $634 | $455,500 | $948/yr | 0.5% |
| #20 |  Illinois | $1,994 | $807 | $280,700 | $1,343/yr | 1.88% |
| #21 |  Minnesota | $1,985 | $717 | $344,600 | $1,774/yr | 1% |
| #22 |  Georgia | $1,909 | $575 | $343,300 | $1,655/yr | 0.79% |
| #23 |  Arizona | $1,893 | $560 | $426,000 | $1,018/yr | 0.48% |
| #23 |  Vermont | $1,893 | $827 | $352,800 | $1,109/yr | 1.51% |
| #25 |  Montana | $1,878 | $589 | $425,400 | $1,639/yr | 0.61% |
| #26 |  Delaware | $1,821 | $596 | $371,600 | $1,103/yr | 0.54% |
| #27 |  Wyoming | $1,815 | $575 | $339,500 | $1,596/yr | 0.53% |
| #28 |  North Dakota | $1,814 | $576 | $266,100 | $1,325/yr | 0.92% |
| #29 |  Maine | $1,796 | $657 | $341,900 | $1,077/yr | 0.98% |
| #30 |  Pennsylvania | $1,775 | $639 | $277,600 | $1,120/yr | 1.26% |
| #31 |  Idaho | $1,769 | $500 | $446,400 | $1,002/yr | 0.5% |
| #32 |  Nebraska | $1,764 | $700 | $263,100 | $1,869/yr | 1.44% |
| #33 |  Kansas | $1,749 | $656 | $238,700 | $1,583/yr | 1.21% |
| #34 |  North Carolina | $1,747 | $524 | $333,000 | $1,621/yr | 0.66% |
| #35 |  South Dakota | $1,739 | $628 | $289,600 | $1,756/yr | 1% |
| #36 |  Wisconsin | $1,701 | $644 | $294,700 | $957/yr | 1.32% |
| #37 |  Louisiana | $1,650 | $471 | $223,200 | $2,603/yr | 0.55% |
| #38 |  Tennessee | $1,637 | $468 | $332,600 | $1,492/yr | 0.52% |
| #39 |  New Mexico | $1,628 | $450 | $279,900 | $1,322/yr | 0.63% |
| #40 |  South Carolina | $1,627 | $476 | $299,500 | $1,571/yr | 0.49% |
| #41 |  Oklahoma | $1,606 | $535 | $222,100 | $2,268/yr | 0.79% |
| #42 |  Missouri | $1,589 | $564 | $254,400 | $1,668/yr | 0.89% |
| #43 |  Michigan | $1,573 | $598 | $254,200 | $1,056/yr | 1.19% |
| #44 |  Ohio | $1,563 | $610 | $239,800 | $995/yr | 1.36% |
| #45 |  Iowa | $1,538 | $615 | $227,300 | $1,268/yr | 1.33% |
| #46 |  Alabama | $1,500 | $469 | $233,300 | $1,748/yr | 0.37% |
| #47 |  Indiana | $1,466 | $526 | $243,500 | $1,191/yr | 0.76% |
| #48 |  Kentucky | $1,453 | $470 | $226,000 | $1,359/yr | 0.74% |
| #49 |  Mississippi | $1,448 | $449 | $186,500 | $1,907/yr | 0.58% |
| #50 |  Arkansas | $1,375 | $450 | $215,600 | $1,740/yr | 0.56% |
| #51 |  West Virginia | $1,272 | $412 | $170,800 | $1,113/yr | 0.51% |
#1District of Columbia
$3,181No mortgage $958 · Home $733,400
#2California
$3,001CaliforniaNo mortgage $882 · Home $759,500
#3Hawaii
$2,937HawaiiNo mortgage $760 · Home $875,900
#4New Jersey
$2,797New JerseyNo mortgage $1,236 · Home $496,000
#5Massachusetts
$2,755MassachusettsNo mortgage $1,069 · Home $607,400
#6New York
$2,544New YorkNo mortgage $980 · Home $449,800
#7Washington
$2,519WashingtonNo mortgage $805 · Home $602,200
#8Colorado
$2,466ColoradoNo mortgage $722 · Home $574,600
#9Connecticut
$2,454ConnecticutNo mortgage $1,060 · Home $396,900
#10New Hampshire
$2,399New HampshireNo mortgage $1,002 · Home $458,800
#11Maryland
$2,389MarylandNo mortgage $790 · Home $436,300
#12Rhode Island
$2,262Rhode IslandNo mortgage $926 · Home $455,700
#13Alaska
$2,253AlaskaNo mortgage $698 · Home $376,500
#14Oregon
$2,234OregonNo mortgage $713 · Home $497,500
#15Texas
$2,211TexasNo mortgage $703 · Home $313,200
#16Florida
$2,168FloridaNo mortgage $766 · Home $396,900
#17Virginia
$2,149VirginiaNo mortgage $621 · Home $403,500
#18Utah
$2,143UtahNo mortgage $598 · Home $545,200
#19Nevada
$2,008NevadaNo mortgage $634 · Home $455,500
#20Illinois
$1,994IllinoisNo mortgage $807 · Home $280,700
#21Minnesota
$1,985MinnesotaNo mortgage $717 · Home $344,600
#22Georgia
$1,909GeorgiaNo mortgage $575 · Home $343,300
#23Arizona
$1,893ArizonaNo mortgage $560 · Home $426,000
#23Vermont
$1,893VermontNo mortgage $827 · Home $352,800
#25Montana
$1,878MontanaNo mortgage $589 · Home $425,400
#26Delaware
$1,821DelawareNo mortgage $596 · Home $371,600
#27Wyoming
$1,815WyomingNo mortgage $575 · Home $339,500
#28North Dakota
$1,814North DakotaNo mortgage $576 · Home $266,100
#29Maine
$1,796MaineNo mortgage $657 · Home $341,900
#30Pennsylvania
$1,775PennsylvaniaNo mortgage $639 · Home $277,600
#31Idaho
$1,769IdahoNo mortgage $500 · Home $446,400
#32Nebraska
$1,764NebraskaNo mortgage $700 · Home $263,100
#33Kansas
$1,749KansasNo mortgage $656 · Home $238,700
#34North Carolina
$1,747North CarolinaNo mortgage $524 · Home $333,000
#35South Dakota
$1,739South DakotaNo mortgage $628 · Home $289,600
#36Wisconsin
$1,701WisconsinNo mortgage $644 · Home $294,700
#37Louisiana
$1,650LouisianaNo mortgage $471 · Home $223,200
#38Tennessee
$1,637TennesseeNo mortgage $468 · Home $332,600
#39New Mexico
$1,628New MexicoNo mortgage $450 · Home $279,900
#40South Carolina
$1,627South CarolinaNo mortgage $476 · Home $299,500
#41Oklahoma
$1,606OklahomaNo mortgage $535 · Home $222,100
#42Missouri
$1,589MissouriNo mortgage $564 · Home $254,400
#43Michigan
$1,573MichiganNo mortgage $598 · Home $254,200
#44Ohio
$1,563OhioNo mortgage $610 · Home $239,800
#45Iowa
$1,538IowaNo mortgage $615 · Home $227,300
#46Alabama
$1,500AlabamaNo mortgage $469 · Home $233,300
#47Indiana
$1,466IndianaNo mortgage $526 · Home $243,500
#48Kentucky
$1,453KentuckyNo mortgage $470 · Home $226,000
#49Mississippi
$1,448MississippiNo mortgage $449 · Home $186,500
#50Arkansas
$1,375ArkansasNo mortgage $450 · Home $215,600
#51West Virginia
$1,272West VirginiaNo mortgage $412 · Home $170,800
Methodology
How homeownership cost is calculated
This guide separates observed owner costs from a clearly labeled current-buyer model so you can see both what households already pay and what a purchase at today's rates might look like.
ACS observed owner costs
Mortgage + taxes + insurance+ utilities/fuels + condo/HOA fees when applicable
Rankings use the Census ACS median for owner-occupied units with a mortgage. Paid-off homes are shown separately because they still carry taxes, insurance, and utilities.
Current-buyer estimate
P&I at 6.66% · 20% down · 30 years+ property tax + scaled HO-3 insurance
Same-price examples hold the home price constant so tax and insurance differences stand out. HOA defaults to $0 and closing costs use a national 3.5% illustration.
Using the data
What state homeownership rankings can—and cannot—tell you
A statewide median is useful for narrowing a search, but it is not a quote for a particular house. Two buyers in the same state can face very different costs because home prices, tax districts, insurance hazards, utilities, and association fees are local.
Observed cost, not a new loan quote
ACS figures describe current owners, including households with older, lower-rate mortgages. A buyer financing today may pay substantially more.
State rank is not affordability
Affordability depends on household income and debt as well as cost. Compare the monthly total with after-tax pay, not only another state's rank.
The address can change everything
County tax rates, special assessments, flood zones, wildfire exposure, wind deductibles, and HOA dues can outweigh the statewide difference.
Same-price ownership cost examples
Estimated monthly total for a $300,000 and $500,000 purchase using shared mortgage assumptions and each state's property tax and insurance averages.
| State | $300k /mo | $500k /mo | ACS with mortgage |
|---|---|---|---|
| West Virginia | $1,833 | $3,055 | $1,272 |
| Arkansas | $1,884 | $3,140 | $1,375 |
| Mississippi | $1,943 | $3,238 | $1,448 |
| Kentucky | $1,878 | $3,129 | $1,453 |
| Indiana | $1,855 | $3,091 | $1,466 |
| Alabama | $1,822 | $3,037 | $1,500 |
| Iowa | $2,014 | $3,357 | $1,538 |
| Ohio | $1,986 | $3,310 | $1,563 |
| Michigan | $1,944 | $3,239 | $1,573 |
| Missouri | $1,929 | $3,215 | $1,589 |
| Oklahoma | $1,995 | $3,325 | $1,606 |
| South Carolina | $1,796 | $2,993 | $1,627 |
West Virginia
$500k estimate $3,055/mo · ACS $1,272/mo
Arkansas
$500k estimate $3,140/mo · ACS $1,375/mo
Mississippi
$500k estimate $3,238/mo · ACS $1,448/mo
Kentucky
$500k estimate $3,129/mo · ACS $1,453/mo
Indiana
$500k estimate $3,091/mo · ACS $1,466/mo
Alabama
$500k estimate $3,037/mo · ACS $1,500/mo
Iowa
$500k estimate $3,357/mo · ACS $1,538/mo
Ohio
$500k estimate $3,310/mo · ACS $1,563/mo
Buyer workflow
How to build a realistic homeownership budget
Start with the modeled principal, interest, tax, and insurance payment, then add costs that cannot be compared reliably at the state level. This produces a better decision number than a mortgage preapproval alone.
- 1
Estimate cash needed before move-in
Add the down payment, lender and title charges, prepaid tax and insurance, inspections, moving costs, and an immediate-repair allowance.
- 2
Build the full monthly payment
Combine principal and interest with tax escrow, homeowners insurance, flood or wind coverage, HOA dues, utilities, and recurring assessments.
- 3
Create a maintenance reserve
A common planning range is 1%–2% of home value per year, adjusted for property age and condition. This is a reserve—not a prediction of annual repairs.
- 4
Stress-test the payment
Check whether the budget still works after a tax reassessment, insurance renewal, major deductible, utility spike, or temporary income reduction.
Costs that are not fully captured by the monthly comparison
Budget separately for maintenance and renovations, appliances, landscaping, pest control, security, one-time closing costs, moving, mortgage points, private mortgage insurance when the down payment is below lender thresholds, and the opportunity cost of cash tied up in the home. Selling costs and the risk of a short ownership period also matter when comparing buying with renting.
How different households use these rankings
First-time buyers
Start with same-price examples, then layer local list prices, down-payment cash, closing costs, and lender escrow estimates.
Movers and remote workers
Compare ACS ownership costs with wages and after-tax pay. A cheaper ownership state can still feel expensive if income falls.
Insurance-sensitive buyers
Focus on NAIC averages only as a starting point. Coastal, wildfire, hail, and flood exposures need address-level quotes.
Highest and lowest ownership-cost states
Highest ACS costs
- #1 District of Columbia$3,181
- #2 California$3,001
- #3 Hawaii$2,937
- #4 New Jersey$2,797
- #5 Massachusetts$2,755
Lowest ACS costs
- #51 West Virginia$1,272
- #50 Arkansas$1,375
- #49 Mississippi$1,448
- #48 Kentucky$1,453
- #47 Indiana$1,466
Definitions
Homeownership cost glossary
Mortgage estimates, tax records, insurance quotes, and closing disclosures use different terms for related costs. These definitions explain what each number means and where it fits in a buyer's budget.
- Selected monthly owner costs cost metric
A Census ACS measure that combines mortgage debt payments, real estate taxes, fire/hazard/flood insurance, utilities and fuels, and applicable condominium, HOA, or mobile-home fees.
Why it matters: It is broader than a mortgage payment and provides a consistent way to compare the recurring shelter costs reported by homeowners.
- Median cost metric
The midpoint of a distribution: half of observations are below it and half are above it. A median is not the same as an average.
Why it matters: Very expensive homes have less influence on a median, but the median still may not describe the price or cost of the home you want.
- Median owner-occupied home value property
The Census ACS midpoint of values reported for homes occupied by their owners. It covers the existing owner-occupied housing stock, not only homes currently listed or recently sold.
Why it matters: It supplies useful statewide context but should not be treated as a current listing price, appraisal, or forecast.
- Principal and interest (P&I) mortgage
Principal repays the amount borrowed; interest is the lender's charge for providing the loan. Together they form the scheduled loan payment before taxes and insurance.
Why it matters: P&I is only one part of the monthly housing cost. A low quoted payment can omit large escrow, insurance, and association expenses.
- Principal, interest, taxes, and insurance (PITI) mortgage
A common shorthand for the core monthly mortgage-related housing payment: principal, interest, property taxes, and homeowners insurance.
Why it matters: Lenders often use PITI when measuring debt-to-income ratios, but HOA dues, utilities, maintenance, and specialty insurance can sit outside it.
- Loan-to-value ratio (LTV) mortgage
The mortgage balance divided by the property's value or purchase price, expressed as a percentage. An $80,000 loan on a $100,000 property has an 80% LTV.
Why it matters: LTV affects loan pricing, equity, refinance options, and whether private mortgage insurance may be required.
- Private mortgage insurance (PMI) mortgage
Insurance that generally protects the lender—not the borrower—when a conventional mortgage has a higher loan-to-value ratio.
Why it matters: PMI can increase the monthly payment when the down payment is below lender thresholds. The buyer model assumes 20% down and therefore does not add PMI.
- Escrow account mortgage
An account managed by a mortgage servicer that collects part of expected property taxes and insurance with each payment and pays those bills when due.
Why it matters: The required monthly payment can rise after an escrow analysis if taxes or premiums increase, even when the mortgage rate is fixed.
- Effective property tax rate tax and insurance
Property taxes paid divided by owner-occupied home value. It is a comparable statewide benchmark rather than a statutory millage rate for every parcel.
Why it matters: Assessment ratios, exemptions, local levies, and reassessment timing make nominal tax rates difficult to compare across states.
- Reassessment tax and insurance
A tax authority's update to a property's assessed value. Reassessment may occur periodically, after improvements, or when ownership changes, depending on local law.
Why it matters: A seller's current tax bill can understate what a buyer will owe after the purchase.
- HO-3 homeowners policy (HO-3) tax and insurance
A common owner-occupied homeowners policy form that generally covers the dwelling against covered risks except listed exclusions and covers personal property against named perils.
Why it matters: The state insurance figures use average HO-3 premiums, but coverage amount, exclusions, deductibles, and property risk can make an individual quote very different.
- Replacement cost tax and insurance
The estimated cost to rebuild or replace damaged property using current labor and material prices. It is not necessarily the home's market value or purchase price.
Why it matters: Insurance premiums and coverage needs can rise when construction costs increase even if the home's sale price does not.
- Insurance deductible tax and insurance
The portion of a covered loss the policyholder pays before insurance contributes. Some catastrophe deductibles are a percentage of insured value rather than a flat dollar amount.
Why it matters: A lower premium can come with a much larger out-of-pocket obligation after wind, hail, hurricane, earthquake, or other damage.
- Closing costs buyer cash
One-time transaction expenses such as lender charges, appraisal, title and settlement services, recording, transfer charges, prepaid tax and insurance, and discount points.
Why it matters: Closing costs are paid in addition to the down payment and are not included in the recurring ACS monthly owner-cost measure.
- Cash to close buyer cash
The final amount a buyer must bring to settlement after accounting for the down payment, closing costs, deposits, seller or lender credits, and other adjustments.
Why it matters: It is different from both the down payment and total closing costs, so buyers should rely on the final closing disclosure rather than a simple percentage estimate.
- Homeowners association dues (HOA dues) property
Recurring charges paid to an association for shared property, services, administration, reserves, and community obligations.
Why it matters: Dues can increase and may not cover special assessments. The current-buyer examples default HOA dues to $0 because no comparable official statewide amount exists.
- Special assessment property
An additional charge imposed for a specific public improvement or by an HOA or condo association for costs not covered by regular taxes, dues, or reserves.
Why it matters: A pending roof, structural repair, road, sewer, or other assessment can materially change the first years of ownership.
- Maintenance reserve property
Savings set aside for routine upkeep and irregular repairs or replacements. It is not a fee and may not be spent evenly each year.
Why it matters: The ACS owner-cost measure does not fully capture repairs. A 1%–2% of home value annual range can be a starting point, adjusted for age and condition.
Related housing and tax tools
Property tax calculator
Home value + rate + exemption dollars
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Mortgage affordability calculator
Estimate a purchase price from income
Relocation salary calculator
City moves with tax and COL context
Property tax by state
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Rent vs buy by state
Price-to-rent and ownership gap
Homeownership cost FAQs
District of Columbia has the highest ACS median selected monthly owner cost for homes with a mortgage at $3,181/mo in the 2024 data.
West Virginia has the lowest ACS with-mortgage median at $1,272/mo.
The Census ACS measure adds mortgage payments, real estate taxes, fire/hazard/flood insurance, utilities and fuels, and applicable condo, HOA, or mobile-home costs.
No. Principal and interest are only part of the ACS owner-cost total. Taxes, insurance, utilities, and association fees can add hundreds of dollars each month.
It models a 30-year fixed mortgage at the Freddie Mac PMMS rate of 6.66% (as of 2026-07-30), 20% down, statewide effective property tax, and NAIC/III average HO-3 insurance scaled to the example home price.
Same-price examples isolate recurring ownership costs such as property tax and insurance. Typical local home prices still matter for what buyers can actually purchase.
ACS selected monthly owner costs include condo/HOA fees when applicable. The current-buyer model defaults HOA to $0 unless you add a local estimate.
Buyer closing costs commonly fall in the 2–5% range of purchase price. This guide uses a transparent 3.5% national assumption for illustrations, not a state-specific quote.
No. The insurance figures are statewide average HO-3 premiums from the NAIC 2022 report as published by the Insurance Information Institute. ZIP code, deductible, coverage amount, and catastrophe risk change quotes.
ACS also reports median selected monthly owner costs for homes without a mortgage. Those owners still pay taxes, insurance, utilities, and any association fees.
No. Pair ownership costs with wages, income taxes, commute, insurance availability, schools, and job opportunities. A lower shelter cost with much lower pay may not improve affordability.
Observed owner costs and home values use Census ACS 2024 1-year tables B25088 and B25077. Property-tax rates use the Tax Foundation effective-rate benchmark. Insurance averages use NAIC/III HO-3 premiums. Mortgage examples use Freddie Mac PMMS.
Not fully. ACS selected monthly owner costs cover mortgage debt, taxes, insurance, utilities, fuels, and applicable association or mobile-home fees. Buyers should add a separate repair and replacement reserve; 1%–2% of home value per year is a common planning range, adjusted for age and condition.
There is no universal amount, but buyers often plan for several months of total housing costs plus the largest likely insurance deductible and near-term repairs. The right reserve depends on income stability, property condition, coverage, and access to other liquid savings.
The ranking compares ownership costs in dollars, not costs relative to local income. Wages, taxes, debt, transportation, childcare, and the type of home a household needs determine whether the monthly payment is affordable.
Review the parcel tax record and post-sale assessment rules, obtain address-specific insurance quotes, read HOA budgets and special-assessment history, inspect major systems, estimate utilities, and preserve cash for closing, repairs, and emergencies.
PITI means principal, interest, taxes, and insurance. It is broader than principal and interest, but it can still exclude HOA dues, utilities, maintenance, specialty insurance, and other ownership costs.
A mortgage servicer can collect part of expected property taxes and homeowners insurance with each payment, hold the money in escrow, and pay those bills when due. Escrow payments can change after taxes or premiums are reviewed even when the mortgage rate is fixed.
Market value estimates what a property may sell for. Assessed value is the tax authority's value used under local tax rules. Replacement cost estimates what rebuilding would cost and is commonly used for insurance. The three amounts can differ substantially.
By Sammy S. · Founder · AuthorUpdated for 2026
Annual ACS with-mortgage range in this table: about $15,264 to $38,172 before local variation.