Best States for Teacher Pay vs. Cost of Living

Q: How often does this data change?

Home values shift monthly with the Zillow Home Value Index. Teacher salary data updates annually when the Bureau of Labor Statistics releases new Occupational Employment and Wage Statistics figures, typically each spring for the prior May.

Written by Amanda Castillo, Last Updated: September 1, 2026

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Among the best states for teacher pay vs. cost of living, West Virginia offers the smallest gap between home prices and salary: a typical home there costs $182,704, compared with a $56,610 median high school teacher salary. Hawaii has the widest gap, at $762,431. Nationally, that gap is about $299,734, so where you teach can change what your paycheck can buy by hundreds of thousands of dollars.

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Why Teacher Pay and Home Prices Have Drifted Apart

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Teacher pay hasn't kept pace with other professions that require similar education. The Economic Policy Institute has tracked what it calls the "teacher pay penalty," the gap between what teachers earn and what similarly educated workers in other fields earn, and found it at a record high: teachers earned about 26.9 percent less in weekly wages than comparable college graduates in 2024, the widest gap in EPI's series. Home prices moved the opposite direction, rising sharply after 2020, driven by tight inventory, homeowners locked into low mortgage rates who aren't selling, and buyers competing for a limited supply.

Some states have responded with targeted help. Maricopa County's Home in Five program provides down payment assistance to eligible homebuyers and has also offered additional assistance to eligible K-12 teachers.

None of that means homeownership is out of reach everywhere. It means location does most of the work, more than any single salary negotiation could.

The Best States for Teacher Pay vs. Home Prices

Rank 1 has the smallest gap between home prices and teacher pay, meaning a teacher's salary goes the furthest toward homeownership there. Rank 51 has the widest gap.

Rank	State	Typical Home Value	Median HS Teacher Salary	Gap
1	West Virginia	$182,704	$56,610	$126,094
2	Mississippi	$198,428	$50,980	$147,448
3	Louisiana	$217,968	$59,850	$158,118
4	Arkansas	$228,662	$59,660	$169,002
5	Ohio	$251,502	$78,800	$172,702
6	Kentucky	$235,363	$61,560	$173,803
7	Oklahoma	$225,437	$48,710	$176,727
8	Alabama	$241,517	$61,990	$179,527
9	Iowa	$241,255	$61,200	$180,055
10	Kansas	$252,794	$59,920	$192,874
11	Indiana	$262,265	$61,880	$200,385
12	Michigan	$269,972	$66,030	$203,942
13	Missouri	$271,597	$59,240	$212,357
14	Pennsylvania	$294,099	$78,800	$215,299
15	Illinois	$298,871	$79,990	$218,881
16	Nebraska	$284,464	$63,450	$221,014
17	North Dakota	$293,556	$61,210	$232,346
18	Texas	$302,999	$63,590	$239,409
19	New Mexico	$321,186	$75,900	$245,286
20	South Carolina	$309,323	$62,580	$246,743
21	Georgia	$335,358	$75,480	$259,878
22	South Dakota	$325,618	$51,050	$274,568
23	Tennessee	$338,769	$61,860	$276,909
24	Wisconsin	$342,279	$62,870	$279,409
25	Minnesota	$356,887	$76,460	$280,427
26	North Carolina	$340,430	$57,650	$282,780
27	Wyoming	$372,526	$62,690	$309,836
28	Florida	$378,126	$60,410	$317,716
29	Alaska	$400,659	$79,650	$321,009
30	Vermont	$402,017	$76,220	$325,797
31	Delaware	$412,252	$77,960	$334,292
32	Virginia	$419,920	$72,170	$347,750
33	Maryland	$436,104	$78,670	$357,434
34	Maine	$424,107	$64,880	$359,227
35	Arizona	$422,822	$58,360	$364,462
36	Connecticut	$455,424	$80,970	$374,454
37	Nevada	$448,215	$65,520	$382,695
38	Montana	$476,115	$60,990	$415,125
39	Idaho	$482,199	$61,690	$420,509
40	Rhode Island	$517,078	$92,610	$424,468
41	Oregon	$504,432	$79,570	$424,862
42	New York	$525,947	$97,070	$428,877
43	New Hampshire	$522,944	$77,060	$445,884
44	Utah	$541,692	$76,330	$465,362
45	Colorado	$543,435	$72,900	$470,535
46	District of Columbia	$579,332	$82,750	$496,582
47	Washington	$603,303	$102,670	$500,633
48	New Jersey	$584,681	$82,200	$502,481
49	Massachusetts	$672,867	$95,260	$577,607
50	California	$775,549	$101,370	$674,179
51	Hawaii	$836,741	$74,310	$762,431

How We Ranked These States

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We compared two figures for each state: the median annual salary for high school teachers from the Bureau of Labor Statistics' Occupational Employment and Wage Statistics program, and the typical home value from the Zillow Home Value Index, a weighted average of the middle third of homes in a market (approximately the 33rd to 67th percentile) rather than the average sale price. Subtracting salary from home value gives the gap. A smaller gap means a teacher's income covers a larger share of a typical home's cost.

This is a home-buying affordability measure, not a general cost-of-living index. Broader cost-of-living tools, like the Bureau of Economic Analysis's Regional Price Parities or the National Center for Education Statistics' Comparable Wage Index, adjust pay for the full basket of local prices: groceries, healthcare, transportation, services. Ours isolates one specific, high-stakes number: the ratio of what a home costs to what a teacher earns. If you want the broader cost-of-living picture, those indexes are worth a separate look. If you're asking "can I afford to buy a house on this salary," the comparison here answers that more directly.

State-by-State Breakdown

Here's the full ranking, from the widest gap to the narrowest.

#51: Hawaii

The typical home in Hawaii costs $836,741, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $74,310, per the Bureau of Labor Statistics. That puts the gap at $762,431, well above the $299,734 national gap.

#50: California

The typical home in California costs $775,549, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $101,370, per the Bureau of Labor Statistics. That puts the gap at $674,179, well above the $299,734 national gap.

#49: Massachusetts

The typical home in Massachusetts costs $672,867, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $95,260, per the Bureau of Labor Statistics. That puts the gap at $577,607, well above the $299,734 national gap.

#48: New Jersey

The typical home in New Jersey costs $584,681, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $82,200, per the Bureau of Labor Statistics. That puts the gap at $502,481, well above the $299,734 national gap.

#47: Washington

The typical home in Washington costs $603,303, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $102,670, per the Bureau of Labor Statistics. That puts the gap at $500,633, well above the $299,734 national gap.

#46: District of Columbia

The typical home in District of Columbia costs $579,332, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $82,750, per the Bureau of Labor Statistics. That puts the gap at $496,582, well above the $299,734 national gap.

#45: Colorado

The typical home in Colorado costs $543,435, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $72,900, per the Bureau of Labor Statistics. That puts the gap at $470,535, well above the $299,734 national gap.

#44: Utah

The typical home in Utah costs $541,692, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $76,330, per the Bureau of Labor Statistics. That puts the gap at $465,362, well above the $299,734 national gap.

#43: New Hampshire

The typical home in New Hampshire costs $522,944, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $77,060, per the Bureau of Labor Statistics. That puts the gap at $445,884, well above the $299,734 national gap.

#42: New York

The typical home in New York costs $525,947, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $97,070, per the Bureau of Labor Statistics. That puts the gap at $428,877, well above the $299,734 national gap.

#41: Oregon

The typical home in Oregon costs $504,432, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $79,570, per the Bureau of Labor Statistics. That puts the gap at $424,862, well above the $299,734 national gap.

#40: Rhode Island

The typical home in Rhode Island costs $517,078, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $92,610, per the Bureau of Labor Statistics. That puts the gap at $424,468, well above the $299,734 national gap.

#39: Idaho

The typical home in Idaho costs $482,199, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $61,690, per the Bureau of Labor Statistics. That puts the gap at $420,509, well above the $299,734 national gap.

#38: Montana

The typical home in Montana costs $476,115, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $60,990, per the Bureau of Labor Statistics. That puts the gap at $415,125, well above the $299,734 national gap.

#37: Nevada

The typical home in Nevada costs $448,215, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $65,520, per the Bureau of Labor Statistics. That puts the gap at $382,695, well above the $299,734 national gap.

#36: Connecticut

The typical home in Connecticut costs $455,424, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $80,970, per the Bureau of Labor Statistics. That puts the gap at $374,454, well above the $299,734 national gap.

#35: Arizona

The typical home in Arizona costs $422,822, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $58,360, per the Bureau of Labor Statistics. That puts the gap at $364,462, well above the $299,734 national gap.

#34: Maine

The typical home in Maine costs $424,107, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $64,880, per the Bureau of Labor Statistics. That puts the gap at $359,227, well above the $299,734 national gap.

#33: Maryland

The typical home in Maryland costs $436,104, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $78,670, per the Bureau of Labor Statistics. That puts the gap at $357,434, well above the $299,734 national gap.

#32: Virginia

The typical home in Virginia costs $419,920, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $72,170, per the Bureau of Labor Statistics. That puts the gap at $347,750, well above the $299,734 national gap.

#31: Delaware

The typical home in Delaware costs $412,252, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $77,960, per the Bureau of Labor Statistics. That puts the gap at $334,292, well above the $299,734 national gap.

#30: Vermont

The typical home in Vermont costs $402,017, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $76,220, per the Bureau of Labor Statistics. That puts the gap at $325,797, close to the $299,734 national gap.

#29: Alaska

The typical home in Alaska costs $400,659, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $79,650, per the Bureau of Labor Statistics. That puts the gap at $321,009, close to the $299,734 national gap.

#28: Florida

The typical home in Florida costs $378,126, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $60,410, per the Bureau of Labor Statistics. That puts the gap at $317,716, close to the $299,734 national gap.

#27: Wyoming

The typical home in Wyoming costs $372,526, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $62,690, per the Bureau of Labor Statistics. That puts the gap at $309,836, close to the $299,734 national gap.

#26: North Carolina

The typical home in North Carolina costs $340,430, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $57,650, per the Bureau of Labor Statistics. That puts the gap at $282,780, close to the $299,734 national gap.

#25: Minnesota

The typical home in Minnesota costs $356,887, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $76,460, per the Bureau of Labor Statistics. That puts the gap at $280,427, close to the $299,734 national gap.

#24: Wisconsin

The typical home in Wisconsin costs $342,279, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $62,870, per the Bureau of Labor Statistics. That puts the gap at $279,409, close to the $299,734 national gap.

#23: Tennessee

The typical home in Tennessee costs $338,769, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $61,860, per the Bureau of Labor Statistics. That puts the gap at $276,909, close to the $299,734 national gap.

#22: South Dakota

The typical home in South Dakota costs $325,618, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $51,050, per the Bureau of Labor Statistics. That puts the gap at $274,568, close to the $299,734 national gap.

#21: Georgia

The typical home in Georgia costs $335,358, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $75,480, per the Bureau of Labor Statistics. That puts the gap at $259,878, well below the $299,734 national gap.

#20: South Carolina

The typical home in South Carolina costs $309,323, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $62,580, per the Bureau of Labor Statistics. That puts the gap at $246,743, well below the $299,734 national gap.

#19: New Mexico

The typical home in New Mexico costs $321,186, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $75,900, per the Bureau of Labor Statistics. That puts the gap at $245,286, well below the $299,734 national gap.

#18: Texas

The typical home in Texas costs $302,999, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $63,590, per the Bureau of Labor Statistics. That puts the gap at $239,409, well below the $299,734 national gap.

#17: North Dakota

The typical home in North Dakota costs $293,556, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $61,210, per the Bureau of Labor Statistics. That puts the gap at $232,346, well below the $299,734 national gap.

#16: Nebraska

The typical home in Nebraska costs $284,464, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $63,450, per the Bureau of Labor Statistics. That puts the gap at $221,014, well below the $299,734 national gap.

#15: Illinois

The typical home in Illinois costs $298,871, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $79,990, per the Bureau of Labor Statistics. That puts the gap at $218,881, well below the $299,734 national gap.

#14: Pennsylvania

The typical home in Pennsylvania costs $294,099, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $78,800, per the Bureau of Labor Statistics. That puts the gap at $215,299, well below the $299,734 national gap.

#13: Missouri

The typical home in Missouri costs $271,597, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $59,240, per the Bureau of Labor Statistics. That puts the gap at $212,357, well below the $299,734 national gap.

#12: Michigan

The typical home in Michigan costs $269,972, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $66,030, per the Bureau of Labor Statistics. That puts the gap at $203,942, well below the $299,734 national gap.

#11: Indiana

The typical home in Indiana costs $262,265, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $61,880, per the Bureau of Labor Statistics. That puts the gap at $200,385, well below the $299,734 national gap.

#10: Kansas

The typical home in Kansas costs $252,794, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $59,920, per the Bureau of Labor Statistics. That puts the gap at $192,874, well below the $299,734 national gap.

#9: Iowa

The typical home in Iowa costs $241,255, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $61,200, per the Bureau of Labor Statistics. That puts the gap at $180,055, well below the $299,734 national gap.

#8: Alabama

The typical home in Alabama costs $241,517, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $61,990, per the Bureau of Labor Statistics. That puts the gap at $179,527, well below the $299,734 national gap.

#7: Oklahoma

The typical home in Oklahoma costs $225,437, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $48,710, per the Bureau of Labor Statistics. That puts the gap at $176,727, well below the $299,734 national gap.

#6: Kentucky

The typical home in Kentucky costs $235,363, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $61,560, per the Bureau of Labor Statistics. That puts the gap at $173,803, well below the $299,734 national gap.

#5: Ohio

The typical home in Ohio costs $251,502, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $78,800, per the Bureau of Labor Statistics. That puts the gap at $172,702, well below the $299,734 national gap.

#4: Arkansas

The typical home in Arkansas costs $228,662, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $59,660, per the Bureau of Labor Statistics. That puts the gap at $169,002, well below the $299,734 national gap.

#3: Louisiana

The typical home in Louisiana costs $217,968, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $59,850, per the Bureau of Labor Statistics. That puts the gap at $158,118, well below the $299,734 national gap.

#2: Mississippi

The typical home in Mississippi costs $198,428, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $50,980, per the Bureau of Labor Statistics. That puts the gap at $147,448, well below the $299,734 national gap.

#1: West Virginia

The typical home in West Virginia costs $182,704, according to the Zillow Home Value Index. The median annual salary for a high school teacher there is $56,610, per the Bureau of Labor Statistics. That puts the gap at $126,094, well below the $299,734 national gap.

Are You Ready to Make the Move?

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Certification requirements vary by state. Moving to another state generally requires applying for that state's educator credential, and depending on the state and the credential you already hold, additional coursework, assessments, experience, or other requirements may apply. Some states may require additional assessments or other requirements before issuing the applicable credential. If you're earlier in the process, a bachelor's degree is typically required for public-school teaching, along with the applicable state-issued license or certification. Preparation and subject-area requirements vary by state. Learn more about how to become a teacher in the state you're targeting before you commit to a move.

Frequently Asked Questions

Which state offers teachers the best value for buying a home?

West Virginia has the smallest gap between typical home value and median high school teacher salary, at $126,094. Mississippi, Louisiana, Arkansas, and Ohio round out the top five.

Which state has the widest gap between teacher pay and home prices?

Hawaii, by a wide margin. The gap there is $762,431, more than six times the national figure of $299,734.

Does this ranking account for overall cost of living, not just housing?

No. This comparison isolates home-buying affordability specifically: typical home value against median teacher salary. General cost of living, including groceries, healthcare, and transportation, isn't factored in. A state with a favorable gap here can still have a high cost of living in other categories.

Is this salary figure the same for every grade level?

No. These figures are specific to high school teachers. Elementary, middle school, and special education teachers have their own median salaries, which can vary depending on the state.

How often does this data change?

Home values shift monthly, as measured by the Zillow Home Value Index. Teacher salary data updates annually when the Bureau of Labor Statistics releases new Occupational Employment and Wage Statistics figures, typically each spring for the prior May.

West Virginia has the smallest pay-to-home-price gap - $126,094, the most attainable homeownership math on this list.
Hawaii has the largest gap - $762,431, over six times the national figure.
The gap measures home-buying power, not general cost of living - groceries, healthcare, and other expenses aren't part of this comparison.
Salary figures are BLS wage estimates - they don't include employer-paid benefits. See what teacher benefits can add on top.
Check licensure requirements before you plan a move around this data - if you're moving to a new state to teach in a public school, confirm that state's educator licensure requirements and any applicable reciprocity provisions.

2025 US Bureau of Labor Statistics salary figures for Kindergarten and Elementary School Teachers, Middle School Teachers, and High School Teachers. Figures reflect state and national data, not school-specific information. Conditions in your area may vary. Data accessed September 2026.

Home value figures are from the Zillow Home Value Index (ZHVI), a weighted average of the middle third of homes (approximately the 33rd to 67th percentile) for each state. ZHVI values shown are for June 2026. Zillow data is a separate, non-BLS source and is not affiliated with the Bureau of Labor Statistics. Data accessed September 2026.

Certification requirements are only part of a move like this. The sponsored programs listed here include options in several of the more affordable states above, for teachers who already know a change of address might be next.