countyscore
51.4
County Score
Cost of Living 91.7Property Tax 91.2Lawn Care 71

County Report Card

About Buchanan County, Virginia

Buchanan County Matches National Median

Earning a composite score of 51.3, Buchanan County sits right alongside the national median of 50.0. It offers a standard quality of life with extreme affordability as its primary differentiator.

Aligning with the Virginia Average

The county’s score of 51.3 is nearly identical to the Virginia state average of 50.9. It represents a typical Appalachian Virginia experience, balancing low costs against economic hurdles.

Exceptional Tax and Housing Value

Buchanan County boasts an elite Cost Score of 91.7 and a Tax Score of 91.2. With median home values of just $91,400, it is one of the most affordable places to own property in the state.

Economic and Healthcare Barriers

The Income Score is just 4.6, reflecting a median household income of $42,216. Additionally, the Health Score of 20.0 indicates significant gaps in medical outcomes and service availability.

Best for Extreme Budget Seekers

Buchanan County is the definitive choice for those who prioritize homeownership at the lowest possible cost. It suits people with fixed incomes or remote work who want to maximize their purchasing power in a traditional rural setting.

2040608010091.291.7242044.84.649.42463.1Tax91.2Cost91.7Safety24Health20Schools44.8Income4.6Risk49.4Water24Weather63.151.4/100
This county
National avg
2 above average4 below average

Buchanan County DNA

Foverall

How Buchanan County compares to the national average across 9 dimensions

Buchanan County is a tale of two counties — exceptional in Cost of Living (91.7/100) but notably weak in Income (4.6/100). This polarized profile creates distinct trade-offs for residents.

Dimension Breakdown

Tax
91.2+39.2
Cost
91.7+43.7
Safety
24-31
Health
20-30
Schools
44.8-9.200000000000003
Income
4.6-46.4
Risk
49.4
Water
24-34
Weather
63.1
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Can You Afford to Live Here?

Median Home Price

$91,400

National median: $174,650

Median Rent

$712/mo

National median: $854/mo

Income Needed (home)

$91,400/yr

28% front-end rule

Income Needed (rent)

$28,480/yr

30% rent rule

Affordability Spectrum2.2x income
AffordableNational avgExpensive
Local median income: $42,216/yr
Compare Mortgage Rates

Economic & Education Snapshot

Primary Care

30.2

per 100K

Data from Federal Reserve (FRED), U.S. Department of Education College Scorecard, and CMS NPPES.

Explore this county

Property Taxtaxbycounty.comCost of Livingcostbycounty.comIncome & Jobsincomebycounty.comSafetycrimebycounty.comHealthhealthbycounty.comSchoolsschoolsbycounty.comDisaster Riskriskbycounty.comWater Qualitywaterbycounty.comWeather & Climateweatherbycounty.comSoil Qualitysoilbycounty.comLawn Carelawnbycounty.comFarmers Marketsmarketsbycounty.comView on Mapcountyscore.com/map
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Nearby counties

McDowell County
West Virginia
57
Dickenson County
Virginia
64.1
Russell County
Virginia
61.3
Tazewell County
Virginia
50
Pike County
Kentucky
56.7
Mingo County
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63.6
Wyoming County
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Smyth County
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56.8

Deep Dives

Buchanan County across the ByCounty Network

Detailed analysis from 11 data dimensions — each powered by a dedicated ByCounty site.

Property Tax in Buchanan County

via TaxByCounty

Buchanan offers exceptional tax relief

At 0.442%, Buchanan's effective tax rate is less than half the national median of 0.96%, placing it in the bottom 10% nationally. The median property tax of just $404 is the lowest among all counties analyzed and 85% below the national median of $2,690.

Buchanan among Virginia's lowest

Buchanan's 0.442% rate ranks among the lowest in Virginia, well below the state average of 0.671%. At $404 annually, the median property tax is less than 21% of the state median of $1,960.

Lowest absolute tax burden in region

Buchanan's 0.442% rate is second-lowest only to Bath (0.405%) in the eight-county region, while the median tax of $404 is by far the lowest. On a median home value of $91,400, Buchanan delivers the most affordable property taxes in the comparison.

What homeowners pay annually

On Buchanan's median home value of $91,400, the typical annual property tax bill is $404. Homeowners with mortgages pay $611, while those owning outright pay $383.

Safeguard your tax advantage

Even with the region's lowest rates, Buchanan homeowners should periodically verify their assessments haven't drifted above market value. A reassessment request could further reduce your already-minimal tax burden.

Full property tax analysis on TaxByCounty

Cost of Living in Buchanan County

via CostByCounty

Buchanan faces the steepest odds

Buchanan County's median income of just $42,216—44% below the national average—combines with a 20.2% rent-to-income ratio that strains household budgets. Though rents are the lowest in the state at $712, the minimal local wages mean renters are allocating a concerning share of earnings to housing.

Virginia's lowest income, steep rent burden

Buchanan's 20.2% rent-to-income ratio ranks among Virginia's worst, topped only by Bristol (20.8%), and the median income of $42,216 is the state's lowest in this analysis. Despite the cheapest rents in Virginia ($712), the wage-to-cost relationship reflects genuine economic hardship.

Cheapest rents, but weakest income

Buchanan's $712 rent is the lowest regional option, beating Bland ($683) only narrowly—wait, Bland is actually lower. Buchanan's real challenge is income: at $42,216, it's the second-lowest after Bristol, making the rent-to-income ratio less favorable than dirt-cheap Bland County despite similarly rock-bottom rents.

Lowest costs but tightest margins

Renters pay just $712 monthly (20.2% of income) while homeowners spend $392 (11.1% of income), the lowest absolute costs in the dataset. Yet the income disparity means renters here are proportionally more burdened than in wealthier counties, leaving little cushion for food, healthcare, or emergencies.

Buchanan: lowest costs, highest risk

Buchanan County's $712 rent and $91,400 median home value are unbeatable on paper, but the $42,216 median income signals serious economic constraints in the region. Relocate here only if you have employment or income significantly above the local median—otherwise, rock-bottom housing costs won't offset wage hardship.

Full cost of living analysis on CostByCounty

Income & Jobs in Buchanan County

via IncomeByCounty

Buchanan faces the steepest income shortfall

Buchanan County's median household income of $42,216 falls roughly $32,500 below the national median of $74,755, representing the most severe income gap among all eight counties. This reflects deep structural economic challenges in this Southwest Virginia coal-region community.

Virginia's lowest-income county studied

At $42,216, Buchanan's median household income runs about $32,700 short of Virginia's state average of $74,957. Buchanan represents the economic extremity of the state's rural Appalachian crisis.

Poorest performer in the region

Buchanan ($42,216) earns significantly less than Bristol city ($44,706), Brunswick ($52,978), and all other studied Virginia communities. The county's isolation and dependence on declining coal industry set it apart economically from surrounding areas.

Housing remains the only affordable anchor

Buchanan's rent-to-income ratio of 20.2% is high but manageable, and a median home value of just $91,400 is the lowest in the group. Housing affordability is not the primary issue; rather, the shortage of jobs paying livable wages is the core challenge.

Focus on stability and community support

Buchanan residents face extraordinary economic headwinds that require leveraging every available resource. Prioritize free financial counseling, workforce development programs, and community action agencies; even modest savings goals contribute to family resilience in economically uncertain times.

Full income & jobs analysis on IncomeByCounty

Safety in Buchanan County

via CrimeByCounty

Buchanan County maintains a secure atmosphere

Buchanan County reports a total crime rate of 1911.5 per 100,000 residents, remaining lower than the national average of 2,385.5. This results in a safety score of 97.0.

Aligning with Virginia's safety standards

The county's safety score of 97.0 is very close to the Virginia state average of 97.3. While its total crime rate is 1911.5, it remains competitive with state-level safety trends.

Monitoring regional safety trends

Three agencies report crime data for Buchanan County, ensuring a comprehensive view of local safety. The county's crime rate is slightly higher than some neighbors but still below national levels.

Property crime is the primary local factor

The property crime rate of 1595.4 is lower than the national average of 2,015.7. Violent crime is reported at 316.1, which also sits below the national average of 369.8.

Securing your home and property

Property incidents represent the majority of reported crime, making door and window locks a vital first line of defense. Consider installing motion-activated cameras to monitor your property effectively.

Full safety analysis on CrimeByCounty

Schools in Buchanan County

via SchoolsByCounty

The Educational Fabric of Buchanan County

Buchanan County manages a network of nine public schools, including four elementary and four high schools. This unique structure, featuring a high ratio of secondary schools, serves a total of 2,462 students under one district. One additional school provides specialized or other educational services for the county.

Steady Academic Progress in Buchanan

Buchanan County reports an 88.0% graduation rate, which is just above the national average of 87.0% but slightly below the state's 89.0%. Per-pupil expenditure is $7,443, and the overall school score of 53.4 stays close to the state average of 54.8. The county demonstrates a consistent ability to meet essential national standards in educational outcomes.

Unified Under Buchanan County Public Schools

The Buchanan County Public Schools district oversees all nine schools and 2,462 students in the region. The county operates without charter schools, focusing all resources on its traditional public campuses. This centralized management helps maintain common standards across the county's varied mountain communities.

Deeply Rural and Community-Focused Schools

Every school in Buchanan County is located in a rural locale, highlighting the rugged and scenic nature of the area. Schools average 308 students each, but sizes vary from Riverview Elementary/Middle with 750 students to Hurley High with 216. This rural setting fosters strong local identity and community support for each neighborhood school.

Live Near Close-Knit Mountain Schools

Families who value a rural lifestyle will find Buchanan County's small, community-centered schools a perfect fit. The county's 88% graduation rate shows a steady commitment to student success in a unique, all-rural setting. Explore local property listings to find a home where your children can learn in a scenic and supportive mountain environment.

Full schools analysis on SchoolsByCounty

Disaster Risk in Buchanan County

via RiskByCounty

Buchanan faces above-average disaster risk

Buchanan County's composite risk score of 50.60 places it above the national average, earning a 'Relatively Low' rating that masks significant hazard concentration. The county experiences notably elevated flood (70.20) and wildfire (72.04) exposure due to mountainous terrain and water features. Understanding these localized threats is essential for residents.

Riskier than most Virginia counties

Buchanan's score of 50.60 substantially exceeds Virginia's state average of 33.27, placing it solidly in the state's higher-risk tier. Only counties like Augusta (68.61) and Bedford (51.18) approach Buchanan's exposure level. This elevated standing reflects the county's mountain geography and water system vulnerability.

Buchanan matches Bedford's moderate-high risk

Bedford County (51.18) shares nearly identical composite risk to Buchanan, while Bath County (5.38) and Bland County (13.04) represent a vastly safer universe. Augusta County (68.61) to the east runs notably higher. Buchanan sits in a moderate-risk corridor with significant water and wildfire exposure compared to its mountain peers.

Wildfire and flood dominate your hazard profile

Wildfire risk (72.04) and flood risk (70.20) are nearly equivalent and substantially elevated, reflecting Buchanan's mountainous terrain and stream network. Earthquake (48.09) and hurricane (46.10) exposure remain moderate, while tornado risk (9.92) stays minimal. These two primary threats shape your emergency preparedness priorities.

Water and wildfire coverage are priorities

Flood insurance deserves serious consideration given your 70.20 flood risk score, particularly if you're near streams, hollers, or historical flood zones. Review your homeowners policy for adequate coverage limits and ensure it addresses wildfire damage potential (72.04 risk). Work with a local insurance professional who understands Buchanan's specific mountain hazards.

Full disaster risk analysis on RiskByCounty

Water Quality in Buchanan County

via WaterByCounty

Drinking Water Infrastructure Faces Challenges

Buchanan County currently holds a Grade F due to 19 health violations recorded in the federal database over five years. Its violation rate of 95.2 per 100,000 residents is actually lower than the state average of 126.9, but the frequency of incidents still triggers a failing grade. Improving system reliability remains a key priority for local health officials.

Coal Country Watersheds Show Stress

In 2022, 42.1% of the county's 114 assessed water bodies were listed as impaired, which is slightly better than the Virginia average of 46.1%. The 48 impaired water segments primarily suffer from E. coli, PCB contamination in fish, and poor benthic biological health. These issues reflect both historical land use and current environmental pressures.

Monitoring Focuses on Mineral Content

A network of 35 sites has recorded 4,401 measurements over the past five years to track local water quality. In addition to nutrients and bacteria, sensors monitor inorganic compounds and non-metals that are common in this mining-impacted region. This data provides a necessary look at how industrial legacies affect current water chemistry.

Levisa Fork Flowing at Low Levels

The Levisa Fork at Big Rock shows a current discharge of 113 cfs, which is 29% of its long-term mean. This 297 square mile drainage area typically averages 384 cfs, indicating significantly dry conditions. Reduced flow can lead to higher concentrations of minerals and sediments within the river channel.

Mitigating Risks in Local Water Sources

Given the Grade F compliance rating, residents should be proactive about testing their tap water and using filtration where necessary. With the Levisa Fork at just 29% of its normal flow, contaminants like PCBs and bacteria may not be as diluted as usual. Being mindful of fish consumption advisories is also important due to the impairments noted in 42% of local waterways.

Full water quality analysis on WaterByCounty

Weather & Climate in Buchanan County

via WeatherByCounty

Near the National Median

Buchanan County’s annual average temperature of 54.0°F sits right near the national median. It experiences a balanced mix of seasonal temperatures.

Slightly Cooler than the State

The county’s 54.0°F average is roughly 2 degrees cooler than the Virginia average of 55.9°F. It receives 46.9 inches of precipitation, slightly more than the state norm.

Snowier than the Piedmont

With 16.0 inches of annual snow, Buchanan is snowier than central Virginia counties. It also experiences 18 extreme heat days, showing moderate summer peaks.

Temperate Summers and Brisk Winters

The summer average is a comfortable 71.4°F, though July can be warmer. Winters are chilly, with a January average of 33.7°F.

Versatile Seasonal Preparation

Residents need a balance of heating for the 16 inches of snow and cooling for the 18 days of 90°F heat. Rain gear is also important given the high annual precipitation.

Full weather & climate analysis on WeatherByCounty

Soil Quality in Buchanan County

via SoilByCounty

Moderately acidic mountain soils

Buchanan County's soil pH stands at 5.34, which is the highest in this group and above the state average of 5.23. It remains lower than the national median of 6.5, suggesting a moderately acidic environment. This profile supports the diverse hardwood forests common in the Appalachian Plateau.

Light and silty textures

The soil contains 43.1% sand and 31.9% silt, with a very low clay content of 11.5%. This lack of clay makes the soil exceptionally light and prevents the 'heavy' feel found in other parts of the state. It is a highly workable soil that resists the clumping and crusting common in clay-heavy regions.

Extraordinary organic matter content

Buchanan leads the region with a massive 11.38% organic matter, nearly four times the state average of 2.90%. Surprisingly, its available water capacity is slightly lower than average at 0.134 in/in. This suggests a soil that is incredibly rich in nutrients but may drain faster than its dark color implies.

Top-tier soil quality score

Buchanan County earns an impressive soil score of 45.3, the highest among its neighbors and far above the state's 30.6. The combination of high organic matter and low clay ensures excellent drainage and biological activity. This score highlights the unique productive potential of these mountain soils.

High-fertility gardening in 7a

With over 11% organic matter, Buchanan is a powerhouse for growing heavy feeders like corn and pumpkins in Zone 7a. The soil's natural richness means you can grow spectacular vegetables with minimal additives. Start a garden today to take advantage of this world-class organic foundation.

Full soil quality analysis on SoilByCounty

Lawn Care in Buchanan County

via LawnByCounty

Buchanan County's Favorable Lawn Score

Buchanan County earns a high 71.0 difficulty score, making it much easier to maintain than the state average of 55.4. This Zone 7a county is very friendly to homeowners compared to the national median of 50.0.

Steady Growth with Ample Rain

The county receives 46.9 inches of rain per year, providing a consistent water supply for turf. With 18 extreme heat days and 3,356 growing degree days, the climate supports a healthy, active growing season.

Light Soil with Acidic Tendencies

The soil is relatively light with 11.5% clay and 43.1% sand, which prevents waterlogging. However, the 5.34 pH is acidic, so adding lime will help your grass absorb the nutrients it needs.

Strong Resilience Against Drought

Buchanan had only one week in drought over the last year, and only 12.3% of the area is currently abnormally dry. This makes it one of the most drought-resilient counties in the region for lawn enthusiasts.

Lush Lawns for Zone 7a

Tall fescue and Kentucky bluegrass thrive here thanks to the ample rainfall and moderate heat. Start your seeding projects after the April 21 frost date to take full advantage of the favorable climate.

Full lawn care analysis on LawnByCounty

Frequently Asked Questions

What is Buchanan County's county score?
Buchanan County, Virginia has a composite county score of 51.4 out of 100 on CountyScore. This score is calculated from a weighted average of available data dimensions including property tax, cost of living, income, safety, health, and schools.
How does Buchanan County rank among counties in Virginia?
Buchanan County ranks #75 among all counties in Virginia on CountyScore's composite ranking. Rankings are based on available data dimensions and updated as new data is added.
What are property taxes like in Buchanan County, Virginia?
The median annual property tax in Buchanan County is $404, with an effective tax rate of 0.44%. This earns Buchanan County a tax score of 91.2/100 on CountyScore (higher = lower taxes).
What is the median household income in Buchanan County?
The median household income in Buchanan County, Virginia is $42,216 per year according to U.S. Census Bureau data. Buchanan County earns an income score of 4.6/100 on CountyScore.
Is Buchanan County, Virginia a good place to live?
Buchanan County scores 51.4/100 on CountyScore's overall county ranking, ranking #75 in Virginia. The best way to evaluate Buchanan County is to compare individual dimension scores — property tax, cost of living, income, safety, health, and schools — based on your personal priorities. Use CountyScore to compare Buchanan County with other counties side by side.
By Logan Johnson, Founder & Data EditorUpdated Reviewed by Logan Johnson, Founder & Data Editor

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Property TaxCost of LivingIncome & JobsSafetyHealthSchoolsDisaster RiskWater QualityWeather & ClimateSoil QualityLawn CareFarmers Markets

Data from U.S. Census Bureau ACS, FBI UCR, CDC, FEMA NRI, NCES, EPA SDWIS, NOAA — informational only.