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City · 16,818 residents · Raleigh County, West Virginia

Beckley , West Virginia

In Beckley, a typical home is worth $158,000 and typical rent is $869 a month. Compared with all of Raleigh County, typical household income is 12% lower and the share of households that own their home is 20 points lower.

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  • Typical home value

    $158,000

    5% above the county

    3% below West Virginia

    • Beckley
    • Raleigh
    • West Virginia

  • Typical rent

    $869a month

    4% below the county

    About the same as West Virginia

    • Beckley
    • Raleigh
    • West Virginia

  • Typical household income

    $45,826a year

    12% below the county

    23% below West Virginia

    • Beckley
    • Raleigh
    • West Virginia

  • Households that own their home

    55%

    20 points below the county

    19 points below West Virginia

    • Beckley
    • Raleigh
    • West Virginia

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$149,614
2.9% more than 12 months ago
Typical rent
$1,052 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Beckley is in Raleigh County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Raleigh County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Beckley apart

What this place has that others do not, from public data, most unusual first.

  1. 55% of households in Beckley own their home, against 75% in Raleigh County.

  2. Nearby, in Bluefield, the typical home value is $105,400: 33% less than in Beckley ($158,000).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Beckley

What homes there are in Beckley, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Beckley, 7 in 10 homes are single-family detached houses, about the same as in Raleigh County.

Year built

In Beckley, half of the homes were built before 1960; in Raleigh County, before 1977.

Homes in Beckley are smaller: 59% have 3 bedrooms or more; in Raleigh County, 68%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

At least 94% of owner-occupied homes in Beckley are worth less than $500,000, below the FHA loan limit for Raleigh County ($541,287).

Monthly rent with utilities

About 62% of rented homes in Beckley cost less than HUD's 2-bedroom fair market rent for Raleigh County ($972); the rest cost more.

With a mortgage

$1,224 a month

Raleigh County: $1,209 a month

Without a mortgage

$432 a month

Raleigh County: $410 a month

Owners with a mortgage

49%

Raleigh County: 45%

Owning costs about the same in Beckley as in Raleigh County: with a mortgage, $1,224 a month; without one, $432.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Beckley rose 44%; in Raleigh County, it rose 39%.

Rents in Beckley rose more slowly than in Raleigh County: 27% since 2015–2019, against 30%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBeckleyRaleigh CountyWest VirginiaUnited States
Rental vacancy Unreliable estimate6.3%6.7%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.2%0.9%
More than one person per room Unreliable estimate1.5%1.3%3.4%
People per household 2.282.412.372.53
Drive alone 80%82%78%69%
Carpool 5%7%9%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 7%8%9%15%
Other means Unreliable estimate2%1%2%
Typical commute 10 to 19 minutesUnreliable estimate20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.28 on average, against 2.41 in Raleigh County.

To get to work, 80% of workers in Beckley drive alone; in Raleigh County, 82%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Beckley?

A typical home is tight for the typical income

We start with a typical home in Beckley, worth $158,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Beckley, which is $45,826 a year. For that payment to be 28% of income, a household would need to earn about $53,623 a year.

The calculator's FHA and conventional loan limits are those of all of Raleigh County.

Your numbers

Local data
$

Starts at the typical home value in Beckley. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $5,530 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,251

at 7.18% · 30 years

Loan amount
$155,138
Total interest
$223,208
Paid off in
November 2056

Includes $2,668 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,069 a month

  • Tight

    $1,069 to $1,375 a month

    Your payment · 33%

  • Hard

    more than $1,375 a month

Compared with the typical household income in Beckley ($45,826 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,251
Principal & interest$1,051
Property tax$65
Home insurance$66
FHA mortgage insurance (MIP)$70

You need at least $5,530 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Beckley and Raleigh County

Beckley is in Raleigh County, West Virginia. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Beckley's own numbers

Typical home value
$158,000
Typical monthly rent
$869
Typical yearly household income
$45,826
Households that own their home
55%
Effective property tax rate
0.49%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Raleigh County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$972
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
5.3%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Raleigh County.

Everything about Raleigh County

Buying

Buying a home in Beckley

A typical home in Beckley is worth $158,000: 5% above the county and 3% below West Virginia. With the typical household income in Beckley ($45,826 a year), a typical home costs 3.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Beckley 3.4 years
  • Raleigh 2.9 years
  • West Virginia 2.7 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Raleigh County

According to FHFA’s house price index, home prices in Raleigh County rose 50% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Raleigh County.

Period County West Virginia U.S.
Last year (2025) +9.2% +4.1% +2.9%
5 years (2020–2025) +46% +40% +47%
10 years (2015–2025) +50% +54% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Beckley next to Raleigh County, West Virginia and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Beckley $158,000
  • Raleigh $150,900
  • West Virginia $162,600
  • United States $332,700
Typical monthly rent
  • Beckley $869
  • Raleigh $902
  • West Virginia $872
  • United States $1,413
Typical yearly household income
  • Beckley $45,826
  • Raleigh $52,150
  • West Virginia $59,608
  • United States $80,734
See the full table
Beckley next to Raleigh County and West Virginia
Measure Beckley Raleigh County West Virginia U.S.
Typical home value $158,000 $150,900 $162,600 $332,700
Typical monthly rent $869 $902 $872 $1,413
Typical yearly household income $45,826 $52,150 $59,608 $80,734
Households that own their home 55% 75% 75% 65%
Typical yearly property tax $777 $754 $865 $3,119
Effective property tax rate 0.49% 0.5% 0.53% 0.94%
Renters with high rent for their income 56% 54% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Raleigh County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Beckley

For a typical $158,000 home in Beckley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Beckley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,251a month

    Least cash to close
    Down payment
    $5,530
    Cash to close
    $10,270
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $70

  • Conventional, 5% down $1,222a month

    Down payment
    $7,900
    Cash to close
    $12,640
    Rate
    7.18%
    Mortgage insurance
    PMI · $75

  • Conventional, 20% down, no PMI $987a month

    Down payment
    $31,600
    Cash to close
    $36,340
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,133a month

    Down payment
    $23,700
    Cash to close
    $28,440
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Beckley and for Raleigh County.

Property tax

Effective rate in Beckley

0.49%of the home’s value each year

$777 a year for the typical owner in Beckley.

  • Beckley 0.49%
  • Raleigh 0.5%
  • West Virginia 0.53%

What West Virginia publishes $20,000 homestead exemption for owners 65 or older or disabled (West Virginia Legislature (West Virginia Code))

Exemptions and deadlines in West Virginia

Flood risk in Raleigh County

FEMA does not publish these numbers by city: they are for all of Raleigh County.

Homes in the high-risk zone
5.3%
1,624
Of those, with NFIP insurance
5.4%
County West Virginia U.S.
Homes in the high-risk zone 5.3% 8.1% 3.5%
Of those, with NFIP insurance 5.4% 10% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Beckley

Typical rent in Beckley is $869 a month: 4% below the county. In Beckley, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Raleigh County, by unit size. To pay the 2-bedroom one ($972 a month) without spending more than 30% of your income, you would need to earn $18.69 an hour working full time.

HUD fair market rent for all of Raleigh County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $755 $14.52 $30,200
1 bedroom $760 $14.62 $30,400
2 bedrooms $972 $18.69 $38,880
3 bedrooms $1,346 $25.88 $53,840
4 bedrooms $1,408 $27.08 $56,320

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Beckley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Beckley is in ZIP code 25801.

For 2 bedrooms it is $970: $2 less than the fair market rent for Raleigh County ($972).

  • 25801 $970$1,340

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Beckley when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Beckley

HUD lists 13 buildings with rents for lower incomes in Beckley. These are the largest.

  • Beckley Housing Authority Beckley 25801 209 homes, 207 low-income · Run by Housing Authority of the City of Beckley · Average payment: $444 a month · Average wait: 23 months (304) 256-1772
  • Wildwood House 150 Autumn Ln, Beckley 25801 163 homes, 162 low-income · For older adults (304) 253-3258
  • Beckley West Apts 100 Mountain View Rd, Beckley 25801 160 homes, 159 low-income · For families (304) 253-7020
  • Manor House 624 Johnstown Rd, Beckley 25801 103 homes, 102 low-income · For older adults (304) 255-0194
  • Willbrian Apartments 510 Ewart Ave, Beckley 25801 100 low-income homes · For families (304) 255-2652

See all 24 buildings in Raleigh County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Beckley

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Raleigh County. The nearest ones are below; many serve by phone or online.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Beckley

No down payment, repair or rent-help program on our list is for Beckley or Raleigh County. The ones below are statewide in West Virginia: they work in Beckley the same as in the rest of the state.

Which programs do I qualify for? All programs in West Virginia

  • Low Down Home Loan

    Statewide in West Virginia

    West Virginia state fund loan of up to $12,000 for the down payment and closing costs, over 15 years at 2% interest, only with the Homeownership Program mortgage. Offered by West Virginia Housing Development Fund (WVHDF).

    Repayable

    See the program Official page

Housing counselors near Beckley

The HUD-approved agencies closest to the center of Beckley, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Southern Appalachian Labor School Foundation, Inc.

    140 School Street, Oak Hill · 14 miles away · Spanish

    • Budget and financial counseling
    • Home improvement and repairs
    • and 3 more
    (304) 250-7627

  • Religious Coalition for Community Renewal

    1117 Quarrier St, Charleston · 47 miles away

    • Pre-purchase counseling
    • Homebuyer education workshops
    (304) 346-6398

  • Housing Authority of Mingo County

    5026 Helena Avenue, Delbarton · 57 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (304) 475-4663

All counseling agencies in West Virginia

Help in Spanish near Beckley

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Beckley

HUD’s record names them for Beckley or Raleigh County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Beckley Public housing and Section 8 vouchers (304) 256-1772
  • Housing Authority of Raleigh County Public housing and Section 8 vouchers (304) 255-5164

One other authority has an office in Raleigh County: see the list Source: HUD

Cities

Nearby cities

The cities closest to Beckley, with the typical home value.

Everything about Raleigh County Housing in West Virginia

Neighboring counties

If Raleigh County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Beckley.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Beckley

Short answers with the numbers for Beckley and all of Raleigh County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Beckley?

The typical home value in Beckley is $158,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Raleigh County it is $150,900.

How much does it cost to rent in Beckley?

Typical rent in Beckley is $869 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Raleigh County is $972.

What is the FHA loan limit in Beckley?

Beckley uses the FHA limit for all of Raleigh County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Beckley?

The typical homeowner in Beckley pays $777 a year, according to the U.S. Census Bureau. That is 0.49% of the home’s value; in Raleigh County, the rate is 0.5%.

Where can I find free help to buy or rent in Beckley?

We found no HUD-approved counseling agencies with an office in Raleigh County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).