There was a person living in an old two-story house in the Morgan Town hillside neighborhood. They used to have no trouble going up and down the stairs, but now they said their knees aren't what they used to be. In such cases, during consultations, the bigger concern often becomes not just moving, but where and what type of place to move to. Many senior clients have increasingly mentioned that while two-story houses with lots of stairs used to seem spacious and appealing, now whether a house is single-story or not has become the primary criterion for choosing a home.

• Single-story detached house - Offers ample personal space but requires self-management of roof and plumbing repairs.
• Single-story townhome - No stairs, and the HOA manages exterior maintenance, reducing personal burden.
• Single-story condo - Minimal management burden, but there are generally fewer listings available.

In Morgan Town, which has a hilly terrain, there is a steady demand for single-story condos or townhomes without stairs. However, the availability of listings is limited, leading to a wide price range. As of March this year, the median sale price in Morgan Town was $240,000, but by July, it had risen to $310,000. Since there can be significant differences depending on the timing and type of property, it is safer to check the current listings again. Previously, most listings were near the university, causing prices to fluctuate each semester, but now, as single-story properties aimed at retirees gradually increase, the price trends are moving differently than before.

HOA fees have also changed compared to the past. The median HOA fee in the Morgan Town area is about $150 per month, but across West Virginia, there are not many households with HOAs, and the variation is significant. Given that the association takes care of the maintenance of the exterior and the no-stairs structure, this monthly cost may actually seem like a stable choice for those whose knees or backs aren't what they used to be.

Electricity rates, according to Mon Power, are about 14.32 cents per kWh, with an average monthly bill of around $137.56. Winters in West Virginia can feel particularly harsh due to the mountainous terrain, but a single-story structure naturally leads to lower heating costs due to reduced heating space. The unique damp cold of West Virginia's mountainous areas can easily seep through old windows, so even in a single-story home, if the windows and insulation are inadequate, the expected savings on bills may not materialize, so it's essential to check these aspects when viewing properties.

Property taxes are relatively low across West Virginia. The effective tax rate in Monongalia County is about 0.53%, and in Morgan Town, a rate of $1.3184 is applied per $100 of assessed value. Those aged 65 and older or with total disabilities can apply for a homestead exemption that deducts $20,000 from the assessed value of their home without income restrictions. Applications are accepted at the county assessor's office between July 1 and December 1 each year, and low-income seniors whose property taxes exceed 4% of their income may also receive an additional refundable tax credit. Many people moving from other states are often unaware of how low property taxes are in West Virginia, so budgeting based on their previous residence can lead to unexpected extra funds, making it wise to calculate in advance. From my long-term observation of the area, Morgan Town remains a popular neighborhood for retirees prioritizing hospital accessibility due to its proximity to a university hospital. However, due to the hilly terrain, winter living convenience can vary significantly depending on road slopes and snow management, so I recommend visiting again in winter before finalizing any contracts.

This person ultimately decided to move to a single-story condo where they wouldn't have to deal with stairs. Since property taxes and electricity costs are low in the area, even with the added HOA fees, their overall expenses have not significantly increased compared to their previous two-story house. However, since the exemption application deadlines and tax rates can change each year, it's advisable to check with the assessor's office before applying.

This article is not investment or legal advice, and it is recommended to consult real estate and accounting professionals before making any contracts or tax exemption applications.