1st Advantage MortgageAbout 77% of McDowell County homes are owner-occupied, and the median household income is $31,559. Those figures describe the county, not you: compare at least three written offers by APR and total cost, and confirm the lender's license before you apply.
On this page
- Who lives in McDowell County
- McDowell County housing compared with West Virginia
- Income in McDowell County compared with West Virginia
- Jobs and commutes in McDowell County
- Counties near McDowell County
- Towns and communities in McDowell County
- McDowell County households compared
- What the numbers mean for McDowell County borrowers
- Debt-to-income at McDowell County's medians
- Checking a lender's license in West Virginia
- A McDowell County borrower's checklist
- Related local guides
- Frequently asked questions
Who lives in McDowell County
The latest five-year Census estimate puts McDowell County's population at 17,943; only 31 of West Virginia's 55 county-level areas are larger. Land area is 533 square miles (2024 Gazetteer), so density runs near 34 per square mile. Under the July 2023 OMB definitions, McDowell County is not part of any metropolitan area. Of the 20 Census places inside McDowell County, Welch leads by population with about 3,507; 10 of the 20 are incorporated.
McDowell County housing compared with West Virginia
Renters in McDowell County pay a median of $643 a month, 26% below the West Virginia figure of $872. Rent takes 30% or more of income for 50% of renter households here. The median owner-occupied home is valued at $50,000, about 1.6 times the median household income. Owners occupy 77% of homes. Median construction year: 1958.
| Home costs | McDowell County | West Virginia | U.S. middle county |
|---|---|---|---|
| Median gross rent | $643/mo | $872/mo | $877/mo |
| Median home value | $50,000 | $162,600 | $185,300 |
| Owners | 77% | 75% | 75% |
| Rent-burdened renters | 50% | 49% | 45% |
| Burdened owners | 29% | 20% | n/a |
Because most McDowell County households own, home repairs are a frequent reason to borrow. An unsecured personal loan leaves the house out of the deal, while a HELOC uses it as collateral. Rent pressure is real here, so run any payment through the debt-to-income calculator before you apply.
Income in McDowell County compared with West Virginia
At $31,559, the typical McDowell County household income is 52% below the median U.S. county ($65,681). In the state ranking that is 55th of 55.
| Households earning | McDowell County | +/- vs West Virginia |
|---|---|---|
| Under $35,000 | 54.8% | +24.5 pts |
| $35,000 to $99,999 | 35.6% | -6.8 pts |
| $100,000 to $199,999 | 8.8% | -12.6 pts |
| $200,000 or more | 0.8% | -5.1 pts |
The spread is wide: 10% of McDowell County households make $100,000 or more, and 55% make less than $35,000. 34.2% of residents fall below the federal poverty line (statewide: 16.7%). Income from any regular source can count, including Social Security, pensions and disability benefits, as long as you can document it.
Jobs and commutes in McDowell County
Education and health care employs 30% of working residents, the largest share; public administration is next with 13%. The sharpest difference from the state is in agriculture, forestry and mining, at 12% locally and 3% for West Virginia. ACS puts five-year average unemployment at 8.2% in McDowell County. About 83% drive to work alone and 38% have trips of 45 minutes or more.
| Top industries | McDowell County share | +/- vs West Virginia |
|---|---|---|
| Education and health care | 30.0% | +1.9 pts |
| Public administration | 13.3% | +6.1 pts |
| Agriculture, forestry and mining | 11.8% | +8.6 pts |
| Transportation, warehousing and utilities | 10.3% | +4.2 pts |
| Retail trade | 9.7% | -2.3 pts |
| Professional and administrative services | 6.5% | -1.9 pts |
Industry shapes paperwork. Salaried and public jobs are easy to verify, while hourly, tipped, commission or contract earners in McDowell County should have bank statements and tax returns ready.
Counties near McDowell County
Wyoming County is closest, 16 miles from center to center; the sixth, Bland County, is 34 miles off. Bland County leads the group on income ($61,216), Buchanan County trails ($42,886), and McDowell County out-earns 0 of the six. The list crosses into Virginia, where different lending rules and regulators apply.
| Nearby county | Center to center | Household income | Gross rent | Owner-occupied |
|---|---|---|---|---|
| McDowell County | - | $31,559 | $643/mo | 77% |
| Wyoming County, WV | 16 mi | $48,440 | $650/mo | 82% |
| Tazewell County, VA | 19 mi | $47,313 | $795/mo | 74% |
| Buchanan County, VA | 22 mi | $42,886 | $743/mo | 83% |
| Mercer County, WV | 30 mi | $53,210 | $810/mo | 73% |
| Raleigh County, WV | 34 mi | $52,150 | $902/mo | 75% |
| Bland County, VA | 34 mi | $61,216 | $644/mo | 86% |
Towns and communities in McDowell County
The table lists the 14 largest of 20 Census places in McDowell County, by population. Together all 20 hold about 7,644 people, so roughly 57% of residents live outside any named place. Incomes vary by place: $41,603 at the median in Gary, $29,500 in War. None of the 20 has its own city guide, so this page covers all of them.
| Place | Type | Population | Median income | Median rent | From county center |
|---|---|---|---|---|---|
| Welch | city | 3,507 | $32,969 | $441 | 5 mi |
| Gary | city | 861 | $41,603 | n/a | 7 mi |
| War | city | 628 | $29,500 | $703 | 5 mi |
| Crumpler | CDP | 351 | n/a | n/a | 18 mi |
| Bartley | CDP | 327 | n/a | n/a | 5 mi |
| Bradshaw | town | 327 | $22,116 | $587 | 8 mi |
| Iaeger | town | 253 | $36,591 | n/a | 10 mi |
| Kimball | town | 231 | n/a | $613 | 8 mi |
| Davy | town | 186 | $32,500 | n/a | 7 mi |
| Northfork | town | 169 | $50,208 | n/a | 13 mi |
| Raysal | CDP | 162 | n/a | n/a | 7 mi |
| Berwind | CDP | 127 | n/a | n/a | 8 mi |
| Big Sandy | CDP | 113 | n/a | n/a | 6 mi |
| Anawalt | town | 109 | $38,000 | n/a | 12 mi |
McDowell County households compared
College graduates make up 7% of the adult population. The uninsured rate is 8.8%, against 6.0% for West Virginia.
| People and households | McDowell County | West Virginia | Median county |
|---|---|---|---|
| Median age | 43.7 | 42.7 | 41.5 |
| Bachelor's or higher | 6.8% | 24.1% | 22.2% |
| No high school diploma | 24.5% | 10.7% | n/a |
| No health insurance | 8.8% | 6.0% | 7.8% |
| No vehicle | 10.7% | 8.0% | 5.4% |
| Work from home | 4.5% | 9.1% | 8.7% |
| Poverty rate | 34.2% | 16.7% | 13.2% |
| Unemployment (ACS) | 8.2% | 5.4% | 4.4% |
| Trip time | Share |
|---|---|
| Under 15 min | 27.5% |
| 15 to 29 min | 17.6% |
| 30 to 44 min | 16.8% |
| 45 to 59 min | 15.8% |
| 60+ min | 22.3% |
What the numbers mean for McDowell County borrowers
Based on the McDowell County data above, these borrowing questions are most likely to matter locally.
- Long drives. With 38% of commutes over 45 minutes, tires and repairs are fixed costs in many McDowell County budgets.
- Repairs on manufactured housing. With 23% of homes here, compare a personal loan with any dealer or park repair program.
- Lower-cost alternatives. In a county with 34% in poverty, nonprofit credit counseling may beat a loan (options).
- 50% rent-burdened. A payment on top of high rent needs a cushion; size it with the calculator.
Debt-to-income at McDowell County's medians
Here is the McDowell County median household run through a simple DTI check. Your numbers will differ.
- $2,630 a month: gross income for a household at the McDowell County median
- Housing at the median rent of $643 uses 24%
- With a 36% ceiling, about $304 remains for car, card, student and any new loan payments
- 43% debt-to-income limit: $488 left for all other debt payments
Lenders set their own limits and look beyond the ratio. The DTI calculator uses your figures instead of McDowell County's.
Checking a lender's license in West Virginia
Before sharing details with a lender, a McDowell County resident can confirm its license with the West Virginia Division of Financial Institutions. A CFPB complaint gets forwarded to the company for a response. See the West Virginia state guide for the statewide picture.
A McDowell County borrower's checklist
Before you apply, wherever you live in McDowell County:
- Know the exact dollar figure you need before talking to a lender.
- Prequalify with soft pulls where offered, then compare in writing.
- Verify the West Virginia license before giving out your Social Security number.
- Keep a small cushion so one surprise bill does not mean another loan.
Related local guides
For statewide rules and data, see the West Virginia guide.
Frequently asked questions
What is the median household income in McDowell County?
$31,559 a year in the 2020 to 2024 Census survey, versus $59,608 for West Virginia. It ranks 55th of 55 in the state.
What do renters pay in McDowell County?
$643 a month at the median, about 24% of median household income.
What are the biggest places in McDowell County?
By population: Welch, Gary, War, Crumpler, Bartley. The county has 20 Census places in all.
Is the fit check different in McDowell County?
No. It is identical everywhere, and it never looks at your neighborhood.
Who regulates personal lenders for McDowell County residents?
The West Virginia Division of Financial Institutions licenses consumer lenders in West Virginia; the CFPB takes complaints about any lender, and the FTC wants to hear about fee-first offers.