Beckley, WV—25801
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Beckley, WV
As of Oct '25, the median home price in Beckley, WV is $138,000, with a year-over-year change of -2.9%. This indicates that home prices in Beckley, WV are decreasing. According to Zillow, the 1-year price projection is 0.0%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $138,000 | -2.9% |
| Single Family | $138,000 | -4.2% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $60,000 | -10.4% |
2 Bed | $86,000 | -7.5% |
3 Bed | $157,000 | -1.9% |
4 Bed | $231,000 | 0.4% |
| 5 Bed | $296,000 | -0.7% |
% of Housing Stock
Rental Trends — Beckley, WV
As of July '25, Rentcast reports the average rent in Beckley, WV is $1,080, with a year-over-year rent change of -14.3%. Per bedroom, the median rent as of July '25 in Beckley, WV is studios: $1,050, 1-bedrooms: $809, 2-bedrooms: $1,070, 3-bedrooms: $1,230, 4-bedrooms: $1,500. The most common rental property sizes in Beckley, WV are 3-bedroom and 2-bedroom, accounting for 31.4% and 30.7% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,000 | $1,080 |
| Studio Rent | $900 | $1,050 |
| 1 Bed Rent | $695 | $809 |
| 2 Bed Rent | $950 | $1,070 |
| 3 Bed Rent | $1,100 | $1,230 |
| 4 Bed Rent | $1,500 | $1,500 |
% of Rental Stock
Property Listings — Beckley, WV
As of Oct '25, Realtor.com reports that the median days on market for a home in Beckley, WV is 51. This is a increase of 15.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 18.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $150,000 | -16.0% |
Listing Count | 136 | 11.0% |
| Listings as % of Homes | 0.5% | 11.0% |
Days on Market | 51 | 15.0% |
Demographics — Beckley, WV
As of the latest ACS Survey released in 2023, Beckley, WV has a population of 30,900, which has decreased by -4.5% over the past 5 years. Beckley, WV is a moderately popular place for families, as children make up 22.5% of the population. The area has a poorly educated workforce, with 23.0% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 6.4% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 30,900 | -4.5% |
% Under 18 | 22.5% | 10.3% |
% Seniors | 22.7% | 10.7% |
% WFH | 6.4% | 100.0% |
% w/ College Degree | 23.0% | 13.9% |
As of the latest ACS Survey released in 2023, Beckley, WV is a predominantly white area, with 80.5% of the population identifying as white. The white population has remained stable in the last 5 years. The second most common race or ethnicity in Beckley, WV is black, making up 10.1% of the population. Foreign-born residents account for 2.0% of the population in Beckley, WV, and this percentage has remained stable as of the ACS Survey 5 years prior, suggesting immigration has remained steady.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 80.5% | 0.0% |
% Black | 10.1% | -25.2% |
% Hispanic | 2.2% | 46.7% |
% Asian | 1.6% | 0.0% |
% Foreign Born | 2.0% | 0.0% |
Mortgage and Risk — Beckley, WV
According to HUD data as of 2023, there were 476 mortgage originations in Beckley, WV, of which 63.0% of loans were conventional mortgages. The average loan-to-value was 72.0%, with 37.0% above 90% LTV (very high). This implies large mortgage risk in Beckley, WV. Investor activity is low, as 3.0% of loans were by investors. 10.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 476 |
% Conventional Loans | 63.0% |
% Government Loans | 37.0% |
% Investor Loans | 3.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 10.0% |
Loan Activity
Rentals and Section 8 — Beckley, WV
As of 2024, the percent of homes in Beckley, WV under the Section 8 program is 29.9%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 2-bedroom and 3-bedroom units appear to be good home sizes to consider for Section 8 housing in Beckley, WV, because HUD payments exceed market rent, while 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 1,565 |
Total Units Section 8 | 1,310 |
% Rentals under Section 8 | 29.9% |
% Occupied Section 8 | 88.3% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $35 | $695 | $730 |
| 2 Bedroom | $10 | $950 | $960 |
| 3 Bedroom | $220 | $1,100 | $1,320 |
| 4 Bedroom | -$70 | $1,500 | $1,430 |
Affordability — Beckley, WV
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 2.5 |
| Median Home Price | $138,000 |
| Median Household Income | $49,400 |