States · West Virginia · Raleigh County

Beckley, West Virginia.

Typical home $149,614 (+2.9% in a year), asking rent $1,052 . Beckley, WV metro.

What it costs per month · Beckley $785/mo

to buy the typical home at today's mortgage rate — +$462 (+143%) since Jan 2020.

What the home itself did
1 year
Up $4,234 +3%
$145,381$149,614 since Sep 2025
5 years
Up $44,093 +42%
$105,521$149,614 since Sep 2021

Monthly payment to buy the typical home

Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.

$500 $1,000 $1,500 $2,000 2002 2006 2010 2014 2018 2022 2026 Beckley $785 West Virginia $927 United States $1,922
$500 $1,000 $1,500 $2,000 2002 2010 2018 2026
  • Beckley$785
  • West Virginia$927
  • United States$1,922

At the last five years' pace, a typical home here doubles in price every 10 years.

Typical home values in Beckley, WV rose 2.9% over the past year — faster than the nation's +1.2%.

Living in Beckley, Raleigh County, West Virginia

Beckley is a city of 17,286 people in Raleigh County. Half its households earn more than $45,826 a year and half less, against $52,150 across Raleigh County; 29% of its people live below the poverty line. 55% of its homes are lived in by their owners and 45% are rented. Unemployment in Raleigh County was 4.2% in August 2026, and the county had 0.5% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then shops.

People 17,286 in the 2020 census; median age 42.3
Household income $45,826 the median, give or take $8,661 · Raleigh County: $52,150
Unemployment 4.2% Raleigh County, August 2026; 4.6% a year before
Homes 55% lived in by their owners; 45% rented

Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.

What it’s like

The place. Beckley is a city in Raleigh County, in the hills of southern West Virginia. Its residents are older than in many American towns, and household incomes run below the county's, with a larger share of people living in poverty than is typical. Most homes are lived in by their owners, and a home costs less to buy or rent than in much of the country. Winters are cold and snowy, with highs near freezing in January, and summers are mild and warm, with a good deal of rain through the year.

Work. Most residents work in schools, hospitals and social care, followed by shops, then restaurants, hotels and entertainment. Among the largest workplaces in Beckley are Raleigh County Schools, Raleigh General Hospital and the Veterans Health Administration. The county has lost a few jobs over the past year, and unemployment there is a little lower than a year ago. Commutes are short, and few people work from home.

Things to do. Within town, the Phillips-Sprague Mine is a museum about the area's coal-mining past, and Whitestick Creek runs in or beside town. A short drive away is Little Beaver State Park, a protected area for walking and time outdoors. A longer drive brings you to New River Gorge National Park and Preserve, the best known of the region's protected lands.

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  • 7,050households
  • 29%of adults have a degree
  • 29%below the poverty line
  • 16 mintypical commute
  • 7%work from home

What residents work in

  • Schools, hospitals and social care37%
  • Shops (retail)15%
  • Restaurants, hotels and entertainment12%
  • Other services6%
  • Professional and business services5%
  • Transport, warehouses and utilities5%

Employed residents by industry, from the Census survey. Raleigh County had 32,153 jobs in 2025, 0.5% fewer than the year before (Bureau of Labor Statistics).

Weather through the year

Average daily high and low for each month: coldest in January, 40° and 19°; warmest in July, 79° and 58° 20° 40° 60° 80° J 40° 19° F M A M J J 79° 58° A S O N D
Average daily high and low for each month: coldest in January, 40° and 19°; warmest in July, 79° and 58° 20° 40° 60° 80° J 40° 19° F M A M J J 79° 58° A S O N D

Coldest in January, with highs near 40° and lows near 19°; warmest in July, with highs near 79° and lows near 58°. About 38 inches of snow and 43 inches of rain and melted snow a year.

Average daily high and low, 1991–2020, at the Beckley Va Hospital weather station, 2 miles away (NOAA).

Largest workplaces in Beckley

  1. Raleigh County SchoolsSchool district1,537FTE
  2. Raleigh General HospitalGeneral hospital887FTE
  3. Veterans Health AdministrationFederal government · Department of Veterans Affairs814
  4. Beckley ARHGeneral hospital556FTE
  5. WalmartWarehouse clubs and supercenters355
  6. West Virginia University Institute of TechnologyUniversity or college238
  7. Internal Revenue ServiceFederal government · Department of the Treasury182
  8. Lowe's Companies, INCHomecenter165

Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 20 workplaces with 20 or more staff, 3,182 people in all. School districts come from the Common Core of Data (NCES, 2023–24), hospitals from their Medicare cost reports (CMS, 2023), federal offices from OPM's federal workforce data (2026) and colleges from IPEDS (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.

Natural hazards

  1. Winter weatherRelatively high
  2. LightningRelatively high
  3. Strong windRelatively moderate
  4. Ice stormsRelatively moderate
  5. Cold wavesRelatively moderate
  6. Inland floodingRelatively moderate

FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Beckley’s census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.

From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Raleigh County and the Beckley, WV metro.

Beckley home values

Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.

$100,000 $200,000 $300,000 2018 2020 2022 2024 2026 Beckley $149,614 West Virginia $176,576 United States $366,157
$100,000 $200,000 $300,000 2018 2022 2026
  • Beckley$149,614
  • West Virginia$176,576
  • United States$366,157

Sellers are cutting prices on about 1 in 4 Beckley listings, and the typical home goes pending in 26 days — the market is roughly in balance.

When this market ran hot

Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.

JFMAMJJASOND
2026
2025
2024
2023
2022
2021
2020
2019
2018
falling flat warming hot overheating runaway

Market heat, inside the city limits

Share of listings with a price cut

The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.

10% 15% 20% 25% 2018 2019 2020 2021 2022 2023 2024 2025 2026 Beckley 23.98% United States 26.90%
10% 15% 20% 25% 2018 2022 2026
  • Beckley23.98%
  • United States26.90%

Days to pending

How long the typical listing takes to go under contract.

20 30 40 50 2026 Beckley 26 United States 27
20 30 40 50 2026
  • Beckley26
  • United States27

Homes for sale

Active for-sale inventory. More supply hands power to buyers.

50 100 150 200 2018 2019 2020 2021 2022 2023 2024 2025 2026 Beckley 122
50 100 150 200 2018 2022 2026
  • Beckley122

New listings per month

Sellers arriving at the market.

20 30 40 2018 2019 2020 2021 2022 2023 2024 2025 2026 Beckley 31
20 30 40 2018 2022 2026
  • Beckley31

Median sale price

What buyers actually paid — closed sales, not asking prices.

$150,000 $200,000 $250,000 $300,000 $350,000 2026 Beckley $163,762 United States $371,407
$150,000 $200,000 $250,000 $300,000 $350,000 2026
  • Beckley$163,762
  • United States$371,407

Sale-to-list ratio

Above 100%, homes sell over asking; below, buyers negotiate wins.

96.8% 97.0% 97.2% 2026 Beckley 97.01%
96.8% 97.0% 97.2% 2026
  • Beckley97.01%

Zip codes with a Beckley address

A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Beckley — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.

Zip codes in Beckley