Beckley, West Virginia.
Typical home $149,614 (+2.9% in a year), asking rent $1,052 . Beckley, WV metro.
to buy the typical home at today's mortgage rate — +$462 (+143%) since Jan 2020.
- 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.
- 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.
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 It can be wrong or out of date.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
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
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
- Raleigh County SchoolsSchool district1,537FTE
- Raleigh General HospitalGeneral hospital887FTE
- Veterans Health AdministrationFederal government · Department of Veterans Affairs814
- Beckley ARHGeneral hospital556FTE
- WalmartWarehouse clubs and supercenters355
- West Virginia University Institute of TechnologyUniversity or college238
- Internal Revenue ServiceFederal government · Department of the Treasury182
- 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
- Winter weatherRelatively high
- LightningRelatively high
- Strong windRelatively moderate
- Ice stormsRelatively moderate
- Cold wavesRelatively moderate
- 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.
- 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.
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.
- Beckley23.98%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Beckley26
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Beckley122
New listings per month
Sellers arriving at the market.
- Beckley31
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Beckley$163,762
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- 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.