1st Advantage MortgageRoane County households have a median income of $45,778 and median rent of $614 a month (ACS 2020 to 2024). A loan makes sense only if its total cost beats your alternatives and the payment fits your budget. Check the lender's West Virginia license first.
On this page
- Getting oriented in Roane County
- How Roane County residents earn a living
- Income in Roane County compared with West Virginia
- What it costs to live in Roane County
- Roane County next to its neighbors
- Towns and communities in Roane County
- A Roane County household budget, worked through
- Local borrowing considerations for Roane County
- Who lives in Roane County, in numbers
- Checklist for Roane County applicants
- Lender oversight for Roane County
- Nearby and statewide guides
- Frequently asked questions
Getting oriented in Roane County
Roane County is home to about 13,786 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 39th most populous of 55 county-level areas in West Virginia. It covers 484 square miles of land, or about 29 people per square mile. Under the July 2023 OMB definitions, Roane County is not part of any metropolitan area. Spencer is the biggest of its 2 Census places, at roughly 2,291 people (17% of the county total).
How Roane County residents earn a living
The biggest employer of Roane County residents, by industry, is education and health care at 25% of workers, followed by manufacturing (10%). Agriculture, forestry and mining stands out: 9% of workers here, versus 3% statewide. Averaged over the five survey years, 9.1% of the labor force was out of work and looking. About 79% drive to work alone and 33% have trips of 45 minutes or more. Only 10.5% of homes here go without a vehicle.
| Sector | Roane County | Compared with West Virginia |
|---|---|---|
| Education and health care | 25.1% | -3.0 pts |
| Manufacturing | 10.4% | +2.3 pts |
| Retail trade | 10.3% | -1.7 pts |
| Agriculture, forestry and mining | 9.4% | +6.2 pts |
| Construction | 8.4% | +1.7 pts |
| Public administration | 7.7% | +0.5 pts |
A lender verifies what your own job pays. The county's industry mix tells you about the local economy, not about your application.
Income in Roane County compared with West Virginia
Half of Roane County households take in less than $45,778 a year and half take in more, 23% below the West Virginia median of $59,608.
| Household income | Roane County | vs West Virginia |
|---|---|---|
| Under $35,000 | 38.5% | +8.2 pts |
| $35,000 to $99,999 | 43.6% | +1.2 pts |
| $100,000 to $199,999 | 15.0% | -6.4 pts |
| $200,000 or more | 2.9% | -3.0 pts |
The spread is wide: 18% of Roane County households make $100,000 or more, and 39% make less than $35,000. Census counts 19.1% of Roane County residents in poverty, against 16.7% across West Virginia. For a borrower in Roane County, the county median is only context: a lender looks at the income you can document, so pay stubs, benefit letters or tax returns matter more than any average.
What it costs to live in Roane County
A typical Roane County rental runs $614 a month including utilities, which is 30% below West Virginia. 53% of renting households spend 30% or more of income on rent, and 14% spend half or more. Home values center on $122,100, or 2.7 years of median income. Owners occupy 79% of homes. The median home was built in 1976, so roofs, wiring and heating systems are a common source of repair bills.
| Housing | Roane County | West Virginia statewide | Typical U.S. county |
|---|---|---|---|
| Median gross rent | $614/mo | $872/mo | $877/mo |
| Median home value | $122,100 | $162,600 | $185,300 |
| Owners | 79% | 75% | 75% |
| Rent-burdened renters | 53% | 49% | 45% |
| Burdened owners | 25% | 20% | n/a |
| Mobile homes | 27.8% | 13.6% | n/a |
| Vacant units | 20% | 15% | n/a |
In an owner-heavy county like Roane County, many borrowers can also choose a home equity loan or line of credit. Those can price lower but put the house on the line, so compare the two in writing; our personal loan vs. HELOC guide walks through it. Rent pressure is real here, so run any payment through the debt-to-income calculator before you apply.
Roane County next to its neighbors
The six counties whose centers lie closest to Roane County's, from 15 to 30 miles away. Kanawha County leads the group on income ($60,943), Clay County trails ($42,318), and Roane County out-earns 2 of the six.
| Neighbor | Distance | Income | Rent | Own |
|---|---|---|---|---|
| Roane County | - | $45,778 | $614/mo | 79% |
| Calhoun County, WV | 15 mi | $43,980 | $473/mo | 87% |
| Jackson County, WV | 19 mi | $58,845 | $716/mo | 79% |
| Wirt County, WV | 19 mi | $49,867 | $558/mo | 88% |
| Clay County, WV | 24 mi | $42,318 | $651/mo | 76% |
| Gilmer County, WV | 30 mi | $47,981 | $750/mo | 76% |
| Kanawha County, WV | 30 mi | $60,943 | $906/mo | 71% |
Towns and communities in Roane County
The table lists the 2 largest of 2 Census places in Roane County, by population. Together all 2 hold about 2,583 people, so roughly 81% of residents live outside any named place. This guide covers each of the 2 places and the rural areas around them.
| Town or CDP | Type | People | Median household income | Median gross rent | Miles from center |
|---|---|---|---|---|---|
| Spencer | city | 2,291 | $37,639 | $738 | 4 mi |
| Reedy | town | 292 | $31,875 | n/a | 11 mi |
A Roane County household budget, worked through
Roane County at the medians, through a lender's eyes (what DTI means):
- Median income divided by twelve: $3,815 before taxes
- Less median rent of $614, which is 16% of it
- 40% debt-to-income limit: $912 left for all other debt payments
Car, student loan and card payments come out of that room first. Try your own numbers in the calculator.
Local borrowing considerations for Roane County
A few patterns in the Roane County data, and the practical point behind each:
- Long drives. With 33% of commutes over 45 minutes, tires and repairs are fixed costs in many Roane County budgets.
- Repairs on manufactured housing. With 28% of homes here, compare a personal loan with any dealer or park repair program.
- Older households. A 46.9 median age means fixed-income borrowing is common; a fixed payment and short term limit risk.
- Lower-cost alternatives. In a county with 19% in poverty, nonprofit credit counseling may beat a loan (options).
Who lives in Roane County, in numbers
College graduates make up 15% of the adult population. The uninsured rate is 7.9%, against 6.0% for West Virginia.
| Residents | Roane County | West Virginia | Middle U.S. county |
|---|---|---|---|
| Median age | 46.9 | 42.7 | 41.5 |
| Bachelor's or higher | 15.2% | 24.1% | 22.2% |
| No high school diploma | 15.5% | 10.7% | n/a |
| No health insurance | 7.9% | 6.0% | 7.8% |
| No vehicle | 10.5% | 8.0% | 5.4% |
| Work from home | 6.1% | 9.1% | 8.7% |
| Poverty rate | 19.1% | 16.7% | 13.2% |
| Unemployment (ACS) | 9.1% | 5.4% | 4.4% |
| Travel time to work | Workers |
|---|---|
| Under 15 min | 28.5% |
| 15 to 29 min | 24.4% |
| 30 to 44 min | 14.1% |
| 45 to 59 min | 17.1% |
| 60+ min | 15.8% |
Checklist for Roane County applicants
Quick steps for Roane County:
- Size the loan to the bill, not to the most a lender offers.
- Prequalify with soft pulls where offered, then compare in writing.
- Verify the West Virginia license before giving out your Social Security number.
- Never pay a fee up front to get a loan.
Lender oversight for Roane County
Before sharing details with a lender, a Roane County resident can confirm its license with the West Virginia Division of Financial Institutions. Federal complaints: consumerfinance.gov. More on West Virginia: West Virginia personal loans.
Nearby and statewide guides
The West Virginia guide covers the whole state.
Frequently asked questions
What does a typical Roane County household make?
About $45,778 a year at the median (ACS 2020-24), 23% below the West Virginia median.
How does Roane County rent compare with West Virginia?
$614 locally versus $872 for the state, 30% below.
Does this page cover Spencer?
Yes, along with the other 1 Census place in Roane County, such as Reedy.
Does my county matter to the questionnaire?
Only your state does. Whether you live in Roane County or elsewhere in West Virginia, the same rules apply.
Where can someone in Roane County check a lender's license?
With the West Virginia Division of Financial Institutions. If a lender is unlicensed or asks for a fee before funding, walk away.