Median Home Value by State: 2024 ACS Rankings and Trends

Median home values vary more by state than almost any other housing indicator. In the 2024 American Community Survey, the gap between the most expensive state, Hawaii, and the least expensive state, West Virginia, was more than $675,000. These figures shape household wealth, property tax bases, and affordability pressures across the country.

Key Numbers

• U.S. median owner-occupied home value: $303,300
• Highest state median: Hawaii at $839,100
• Lowest state median: West Virginia at $162,600
• Second highest: District of Columbia at $737,100
• Third highest: California at $734,700
• Top 25 states average: $457,728
• Gap between highest and lowest: $676,500
• States with medians above $500,000: 6

Explanation

Median home value is the middle point of all owner-occupied housing values in a state: half of homes are worth more, and half are worth less. It is a better summary than the average because it is not pulled upward by a small number of very expensive properties. The U.S. Census Bureau collects these values through the American Community Survey, asking homeowners to estimate how much their property would sell for.

In 2024, the national median owner-occupied home value was $303,300. But state medians ranged from $162,600 in West Virginia to $839,100 in Hawaii. The top of the ranking is dominated by coastal states and the District of Columbia, while lower-cost states are concentrated in the South and parts of the Midwest.

These differences reflect long-running economic and geographic forces. High-income job centers, limited buildable land, and strong population growth push values up in places like California, Washington, and Massachusetts. In contrast, states with slower population growth, more available land, and lower incomes tend to have much lower medians.

Definition

Median home value is the value that divides the distribution of owner-occupied housing units into two equal groups. It is based on the homeowner’s estimate of the property’s current market value, not on an actual sale price or tax assessment. The American Community Survey asks a sample of households: “About how much do you think this house and lot would sell for if it were for sale?”

This measure covers only owner-occupied units, not rental properties or vacant homes. It includes single-family houses, condominiums, townhouses, and mobile homes, as long as the owner lives there. Because it is self-reported, it may differ from transaction-based price indexes, but it provides the most consistent state-by-state comparison available from official U.S. data.

National Comparison

The national median of $303,300 masks enormous regional variation. More than a third of states have medians above $400,000, while several states remain below $200,000. The top 25 states average $457,728, far above the all-states median of $303,300.

Hawaii, the District of Columbia, and California all exceed $700,000. Washington and Massachusetts are above $560,000. At the other end, West Virginia’s median of $162,600 is less than one-fifth of Hawaii’s. This spread is wider than the gap in median household income, meaning housing costs are a much larger burden in high-value states even after accounting for higher wages.

State Comparison

The most expensive states cluster in the Pacific, Northeast, and Mountain West. Hawaii, California, Washington, Oregon, and Nevada all rank in the top 10. In the Northeast, Massachusetts, New Jersey, New York, Maryland, Rhode Island, and New Hampshire also appear near the top. Colorado and Utah represent the Mountain West, driven by strong population growth and limited housing supply in metro areas like Denver and Salt Lake City.

Lower-cost states are concentrated in the South and Midwest. West Virginia has the lowest median, followed by states with more rural land and lower population density. The pattern is not purely regional, however: Florida ranks 20th at $359,000, while nearby Georgia is closer to the national median. State tax policy, land-use regulation, and economic mix all play a role.

Ranking Table

The table below shows the 15 highest state medians from the 2024 ACS. The District of Columbia is included as a state-equivalent unit.

At the bottom of the ranking, West Virginia had the lowest median at $162,600. The contrast between the top and bottom states illustrates how local housing markets can operate almost independently of the national average.

Historical Data

Long-term growth since 2000 has been especially strong in the West and in Washington, D.C. According to CensusEasy, the District of Columbia’s median home value rose 380% from 2000 to 2024, the largest increase among the top states. Idaho followed with a 310% increase, and Montana with 292%.

These long-run increases reflect a combination of population growth, constrained housing supply, and the rising value of land in desirable metro areas. Even states with more moderate current medians, such as Idaho and Montana, saw some of the fastest appreciation rates in the country.

Factors Behind the Trend

Several forces explain why state medians differ so widely. Land availability is a major factor: Hawaii and the District of Columbia have fixed geographic boundaries, while states like West Virginia have abundant rural land. Job and income concentration also matters. High-paying technology, finance, and government jobs in California, Washington, New York, and the D.C. area support higher home prices.

Land-use regulation and housing supply play a critical role. States with strict zoning, environmental review, and slow permitting tend to have higher prices because new construction cannot keep up with demand. Population growth from domestic migration and immigration adds pressure in states like Utah, Idaho, and Nevada. Finally, property tax rates and insurance costs can influence how much buyers are willing to pay, though they do not fully offset the underlying value differences.

Why It Matters

Median home value is one of the most important measures of household wealth. For most American families, home equity is the largest single asset. A high median value can mean greater wealth for existing owners, but it also creates a higher barrier for first-time buyers and renters hoping to purchase.

State and local governments rely on property taxes tied to home values to fund schools, roads, and public safety. When values rise quickly, tax revenue increases, but so do affordability pressures. Policymakers, lenders, and researchers use these rankings to compare housing markets, assess cost-of-living differences, and design housing programs.

How the Statistic Is Calculated

The Census Bureau calculates median home value from the American Community Survey. Each sampled homeowner provides an estimated current market value for their owner-occupied unit. The bureau then sorts all reported values within a state and identifies the middle value. If there is an even number of responses, the median is the average of the two middle values.

Because the ACS is a sample survey, the published medians are estimates with margins of error. The 5-year estimates pool data over 60 months to produce reliable figures for all states, including smaller populations. The values are not adjusted for inflation unless specifically noted.

Limitations of the Data

Self-reported home values can differ from actual sale prices. Homeowners may overestimate or underestimate their property’s worth, especially in fast-changing markets. The ACS median also reflects the stock of owner-occupied homes, not the price of homes currently on the market. A state with many older, smaller homes may have a lower median than a state with newer, larger homes, even if new construction prices are similar.

Median home value is a stock measure, not a transaction price index. It tells you what existing owners think their homes are worth, not what a buyer paid last month.

In addition, the national median of $303,300 is not the same as the average of all state medians. Different sources may report slightly different national figures depending on whether they include territories or use different weighting methods.

Methodology

The primary source for this article is the U.S. Census Bureau’s 2024 American Community Survey 5-Year Estimates, table B25077, which reports median value of owner-occupied housing units. State rankings and historical comparisons are drawn from CensusEasy, USInsights, USDataExplorer, and GeoStat, all of which republish official ACS data.

When sources conflict, the most consistent 2024 ACS figures are used. The national median of $303,300 and the state range from $162,600 to $839,100 are reported by USInsights and align with the all-states median reported by CensusEasy. The District of Columbia is treated as a state-equivalent unit in rankings.

Map

A geographic view of the data shows a clear coastal and western concentration of high values. The Pacific states of Hawaii, California, Washington, and Oregon all rank in the top 10. The Northeast corridor from Maryland to Massachusetts also forms a high-value cluster. The Mountain West, led by Colorado, Utah, and Nevada, has risen rapidly over the past two decades.

• Pacific: Hawaii, California, Washington, Oregon
• Northeast: Massachusetts, New Jersey, New York, Maryland, Rhode Island, New Hampshire
• Mountain West: Colorado, Utah, Nevada, Idaho, Montana
• Lower-cost South: West Virginia and other Appalachian states

The lowest values are generally found in Appalachia and parts of the rural South, where population density is lower and land is more abundant.

Source & Data Date

The primary source is the U.S. Census Bureau, 2024 American Community Survey 5-Year Estimates, covering owner-occupied housing units. Supporting rankings and historical comparisons come from CensusEasy, USInsights, USDataExplorer, and GeoStat, all based on the same ACS release. Data were retrieved on September 10, 2026.