The 10 Best Places To Buy A House In Kentucky For 2021


Using science and data, we can tell you which places in Kentucky have seen home prices rising and people flocking over the past year.

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Editor’s note: This is not investment advice and we are not financial advisers. Article updated for 2021.

There's a the age old question everyone thinks about when they decide to move to a city in Kentucky:

Should I buy a place or rent? Well, we aren't here today to solve that problem for you exactly. We are just assuming you'll do the right thing and a buy a place. And while we are happy to tell you the best place to live in Kentucky, this analysis is going to tackle the question of the best place to buy a house as an investor. That is we are going to try and determine the up and coming cities in the Bluegrass State.

To do that we are going to look at places in Kentucky that are growing faster than average, but where home prices are below average. In every day terms, the "deals". The best deal in Kentucky at the moment? That would be Hazard according to our analysis.

Here's a look at the top ten places to buy a home in Kentucky for 2021.

The 10 Best Places To Buy A Home In Kentucky For 2021

  1. Hazard
  2. Williamsburg
  3. Dayton
  4. Lebanon
  5. Douglass Hills
  6. Fort Wright
  7. Bellevue
  8. Central City
  9. Union
  10. Monticello

What's the best place to buy a home in Kentucky for 2021? According to our analysis, would the the ideal place to buy a home looking into the future.

The methodology that wen't into this can be a bit complicated, so we'll break it down for you in as much detail as we can below. If you're not worried about finding a deal on good places to live, check out the most expensive places to live in Kentucky and, for those of you on a budget, the cheapest places to live in Kentucky.

For more Kentucky reading, check out:

The 10 Best Cities To Buy A House In Kentucky For 2021

Hazard, KY

Overall SnackAbility

3
/10

Population: 5,046
Median Home Price: $122,300
Population Change: -2.4%
Home Price Change: -6.3%
More on Hazard: PhotosHomes For Sale | Data

Williamsburg, KY

Source: Public domain
Overall SnackAbility

5
/10

Population: 5,260
Median Home Price: $95,200
Population Change: -0.2%
Home Price Change: 7.6%
More on Williamsburg: PhotosHomes For Sale | Data

Dayton, KY

Source: Public domain
Overall SnackAbility

5
/10

Population: 5,496
Median Home Price: $107,000
Population Change: 1.4%
Home Price Change: 5.4%
More on Dayton: PhotosHomes For Sale | Data

Lebanon, KY

Overall SnackAbility

5
/10

Population: 5,644
Median Home Price: $92,600
Population Change: 0.4%
Home Price Change: 2.5%
More on Lebanon: PhotosHomes For Sale | Data

Overall SnackAbility

7.5
/10

Population: 5,710
Median Home Price: $256,300
Population Change: 0.1%
Home Price Change: 4.7%
More on Douglass Hills: Homes For Sale | Data

Fort Wright, KY

Overall SnackAbility

9
/10

Population: 5,745
Median Home Price: $201,900
Population Change: 0.4%
Home Price Change: 3.1%
More on Fort Wright: PhotosHomes For Sale | Data

Bellevue, KY

Source: Public domain
Overall SnackAbility

6
/10

Population: 5,804
Median Home Price: $136,400
Population Change: -0.4%
Home Price Change: 4.2%
More on Bellevue: PhotosHomes For Sale | Data

Central City, KY

Overall SnackAbility

6
/10

Population: 5,808
Median Home Price: $129,700
Population Change: -0.2%
Home Price Change: 70.9%
More on Central City: PhotosHomes For Sale | Data

Union, KY

Source: Public domain
Overall SnackAbility

7
/10

Population: 5,910
Median Home Price: $263,200
Population Change: 1.6%
Home Price Change: 0.7%
More on Union: PhotosHomes For Sale | Data

Monticello, KY

Overall SnackAbility

5
/10

Population: 6,070
Median Home Price: $98,300
Population Change: -0.3%
Home Price Change: 4.1%
More on Monticello: PhotosHomes For Sale | Data

How do you determine the best places to buy a home in Kentucky for 2021?

We were in real estate for almost five years and have been working on this site for another three. Suffice is to say, we've put a lot of thought into what goes into finding a good place to buy a home.

So all that thinking has come to this moment where we get to spell out how we'd approach finding an up-and-coming place to live in Kentucky. Put differently, the analysis will try to find places in Kentucky with undervalued homes relative to pent up demand.

To do that we looked at the most recent American Community Survey Census data for 2015-2019 and compared it to the previous vintage (2012-2016). Specifically, we used the following criteria:

  • Y-o-Y Change In Population (People want to live here)
  • Y-o-Y Change In Median Home Prices (People are willing to pay for it)
  • Home Prices Relative To The State Average (It's still kinda cheap)

We want places that are growing, have seen home prices increase in recent years, and are still "cheap" for Kentucky with the following caveats:

So of the 0 cities and towns in Kentucky, only 78 places made it through our initial filters to even be considered.

We then ranked each place from 1 to 78 for the criteria mentioned above with 1 being the best for that criteria. We averaged the rankings to create a "best place to buy" index with the place having the lowest index being the best. You can download the data here.

Turns out that Hazard is the best potential gem in the not-so-rough in the Bluegrass State.

Read on for more on these places.

There You Have It - The Best Places To Purchase A House In Kentucky for 2021

There's our analysis of the best places to buy a house in Kentucky. And, to be clear, we aren't necessarily saying these places are the best places to live, just that it looks like they might be in a couple of years based on the data.

In fact, every place in the following table meets our criteria, so even though it may not look super long, remember we started off with all 0 places in the state.

So if we'd could rent or buy in these cities, we'd definitely buy.

For more Kentucky reading, check out:

Detailed List Of The Best Places To Buy A Home In Kentucky

City Rank Median Home Price Population Change Home Price Increase
Hazard 1 $122,300 -2.4% -6.3%
Williamsburg 2 $95,200 -0.2% 7.6%
Dayton 3 $107,000 1.4% 5.4%
Lebanon 4 $92,600 0.4% 2.5%
Douglass Hills 5 $256,300 0.1% 4.7%
Fort Wright 6 $201,900 0.4% 3.1%
Bellevue 7 $136,400 -0.4% 4.2%
Central City 8 $129,700 -0.2% 70.9%
Union 9 $263,200 1.6% 0.7%
Monticello 10 $98,300 -0.3% 4.1%
Vine Grove 11 $152,700 2.3% 8.2%
Princeton 12 $79,300 -0.7% 0.4%
Cynthiana 13 $116,000 -0.6% 1.1%
Wilmore 14 $170,800 0.6% 7.5%
Cold Spring 15 $196,200 1.3% 0.3%
Taylor Mill 16 $163,100 0.3% 7.0%
Leitchfield 17 $103,000 0.3% 5.5%
Pikeville 18 $182,500 -2.3% 6.8%
Russellville 19 $91,600 0.4% -2.3%
Highland Heights 20 $108,900 0.2% -12.0%
Flatwoods 21 $91,600 -0.4% -1.6%
Mount Sterling 22 $128,900 -0.2% 5.4%
Corbin 23 $104,000 1.8% 1.5%
Oak Grove 24 $111,800 -1.0% 8.4%
Villa Hills 25 $220,200 0.5% -0.1%
Morehead 26 $171,500 -0.3% -6.8%
Middletown 27 $215,100 0.3% 2.2%
London 28 $121,800 0.5% 6.4%
Fort Mitchell 29 $272,200 0.2% 5.3%
Harrodsburg 30 $100,700 0.2% -7.4%
Elsmere 31 $111,400 -0.0% 3.5%
Edgewood 32 $225,600 0.3% 1.5%
Maysville 33 $132,200 -0.2% 10.8%
Franklin 34 $110,600 0.8% 5.0%
La Grange 35 $169,400 1.4% 3.9%
Hillview 36 $127,200 0.9% 7.2%
Versailles 37 $171,300 0.3% 0.6%
Middlesborough 38 $91,500 -2.0% 4.0%
Alexandria 39 $179,700 2.3% 4.2%
Paris 40 $127,400 -0.6% 4.4%
Mayfield 41 $100,200 -0.7% 9.7%
Lawrenceburg 42 $131,100 0.7% 4.6%
Campbellsville 43 $107,300 0.1% 0.2%
Lyndon 44 $191,300 0.0% 4.5%
Somerset 45 $118,800 0.6% 18.0%
Shepherdsville 46 $144,200 0.8% 4.8%
Bardstown 47 $123,500 0.4% -3.7%
Glasgow 48 $121,600 0.2% 7.5%
Mount Washington 49 $170,400 0.9% 3.0%
Newport 50 $144,000 -0.2% 7.0%
Berea 51 $139,300 1.9% 2.4%
Shively 52 $107,000 -0.1% 4.6%
Shelbyville 53 $178,600 2.2% 6.9%
Fort Thomas 54 $227,600 -0.0% 0.6%
Danville 55 $148,700 0.3% 3.3%
St. Matthews 56 $235,000 0.1% 2.5%
Winchester 57 $128,200 0.1% 2.3%
Madisonville 58 $125,000 -1.1% -0.3%
Erlanger 59 $136,100 1.0% 4.1%
Murray 60 $157,500 0.7% 2.9%
Ashland 61 $102,800 -0.9% 3.5%
Radcliff 62 $129,100 -0.2% 1.3%
Paducah 63 $118,400 0.1% 0.4%
Frankfort 64 $130,900 0.4% 1.6%
Independence 65 $173,300 1.8% 4.6%
Jeffersontown 66 $181,500 -0.5% 3.1%
Henderson 67 $120,700 -0.6% 0.5%
Elizabethtown 68 $180,000 0.5% 5.8%
Nicholasville 69 $144,800 1.1% 2.9%
Hopkinsville 70 $116,600 -1.4% -0.1%
Florence 71 $153,700 1.3% 5.0%
Georgetown 72 $170,000 2.1% 6.5%
Richmond 73 $152,600 1.6% 4.7%
Covington 74 $111,500 -0.0% 5.3%
Owensboro 75 $113,400 0.6% 1.8%
Bowling Green 76 $161,000 2.8% 4.8%
Lexington 77 $189,800 0.6% 5.0%
Louisville 78 $158,700 0.1% 4.2%

How Is The Area In ?

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.