Aug 2026
$248K
-1.0% year-over-year
How it’s calculated
Rolling 3-month median sale price vs. same 3 months one year prior.
Roanoke, VA housing market
Roanoke, VA median sale price $248K in Aug 2026, down 1.0% year over year. Also days on market, price cuts, affordability and ZIP-code figures.
The median sale price in Roanoke, VA is $248K as of Aug 2026, down 1.0% from a year earlier. The decline is steeper than in most of the 195 U.S. metros Pecan Street ranks on this measure. FHFA's repeat-sales index for the metro points the other way: up 3.3% through Q2 2026.
Roanoke has the lowest median sale price of the five Virginia metros Pecan Street tracks ($248K); Lynchburg ($278K) is next. Roanoke has the most median days on market of the five Virginia metros (64 days), ahead of Charlottesville (60 days). Roanoke has the highest share of listings with a price cut of the five Virginia metros (51%), ahead of Richmond (41%).
Listings spent a median 64 days on market in Sep 2026, more than in most of the 195 metros. 51% of active listings carry a price cut, 2.3 points fewer than a year earlier. That share is the 11th-highest of the 195 metros. Building permits authorized 213 new housing units in Aug 2026.
At the 7.45% 30-year fixed rate with 20% down, principal and interest on a median-priced home come to $1,379 a month; at 28% of gross income, that takes about $59K a year. The median sale price equals about 10 years of HUD Fair Market Rent, a ratio down 14.7% from a year earlier. That ratio is lower than in most of the 195 metros. Active listings ask a median $193 per square foot, up 1.9% from a year earlier.
In seven of the 12 ZIP codes in the table below, median list prices are higher than a year earlier; five are lower.
Headline
Oct 6, 2026
7.45%
30-year fixed
Where it comes from
National benchmark: Optimal Blue OBMMI 30-year conforming, via FRED. An average of rates borrowers have actually locked, updated daily.
The same rate appears on every market page.
Principal & interest
$1,379/mo
$59K/yr income needed
How it’s calculated
Payment — this market’s median sale price with 20% down, on a 30-year fixed loan at the rate shown. Principal and interest only — no property tax, insurance, PMI or HOA.
Income needed — that payment at 28% of gross income. A rule of thumb, not a lending decision.
How Roanoke compares to other U.S. metros
| Price cuts | ↑11th of 195 (top 6%) |
|---|---|
| Price-to-rent | ↓172nd of 195 |
| Home-price growth | ↓152nd of 195 |
| Days on market | ↑64th of 195 (top 33%) |
Rank across the U.S. metros Pecan Street tracks, on market data alone — a higher rank means more of that measure (more price cuts, faster price growth, a wider asking-vs-sale gap, a higher price-to-rent ratio, or more days on market). The bar shows where this metro sits within that metric’s own cohort (left is more, right is less); ↑ and ↓ mark the positions furthest from the middle, and rows are ordered the same way. Metrics without data for this metro are omitted.
Affordability
| Price-to-rent ratio | ≈ 10 -14.7% YoY ↓172nd of 195 |
|---|---|
| Asking price / sq ft | $193 +1.9% YoY |
Price-to-rent divides the median sale price by the annual HUD Fair Market Rent (a 3-bedroom, 40th-percentile benchmark), so it is a directional rent-vs-buy read, not a cap rate; its year-over-year change is directional in the same way. Asking price per square foot is the median across active for-sale listings (Realtor.com), as of Sep 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market pressure
| Listings with a price cut | ≈ 51% -2.3 pts YoY ↑11th of 195 (top 6%) |
|---|---|
| New housing units permitted | 213 |
Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Sep 2026. New housing units authorized by residential building permits in the metro that month — new supply in the pipeline, which counts of existing listings don't capture (US Census Bureau, Building Permits Survey), as of Aug 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market facts
| ZIPs with listing data | 12 shown of 30 |
|---|---|
| MLS board of record | — |
| Price methodology | Redfin vs FHFA HPI |
| Data as of | Aug 2026 |
Recent signals
No signals flagged for this market right now.
Price reconciliation
red · 4.3ppRedfin (city) -1.0% | FHFA HPI · Q2 2026 +3.3% |
Year-over-year home-price change from two independent methods — Redfin (monthly sold price) and FHFA (quarterly repeat-sales index). When they diverge, the market is mid-shift; cite the figure with that in mind.
More markets in VA
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Try it freeZIP-level data
| ZIP | Median list price | Active listings | New listings | Price reductions | Days on market | Home value |
|---|---|---|---|---|---|---|
| 24012 | $278K↑ | 74↑ | 40 | 32↓ | 67↑ | $231K↑ |
| 24013 | $182K↑ | 35↓ | 20↑ | 16↓ | 39↑ | $150K↓ |
| 24014 | $366K↓ | 69↑ | 26↑ | 46↑ | 63↑ | $297K↑ |
| 24015 | $345K↑ | 53↑ | 18↓ | 20 | 64↑ | $305K↑ |
| 24016 | $230K↑ | 31↑ | 6↓ | 20↑ | 87 | $169K↑ |
| 24017 | $213K↑ | 66↑ | 22↓ | 36↑ | 56↓ | $188K↑ |
| 24018 | $399K↓ | 155↑ | 74↓ | 102↑ | 57↑ | $378K↑ |
| 24019 | $340K↑ | 76↑ | 34↓ | 46↑ | 57↑ | $311K↑ |
| 24101 | $510K↓ | 50↑ | 16 | 22↑ | 85↑ | $401K↑ |
| 24151 | $345K↓ | 53↑ | 10↓ | 34↑ | 63 | $276K↑ |
| 24153 | $367K↓ | 137↑ | 80↓ | 70↑ | 52↑ | $312K↑ |
| 24175 | $442K↑ | 36↑ | 10↑ | 20↑ | 72↑ | $339K↑ |
ZIP figures from Realtor.com listing data; home value from Zillow ZHVI. ZIP codes shown have the most complete listing-data history and active for-sale inventory in this metro; the latest available month is shown per ZIP. Arrows show the direction of each figure against the same three months a year earlier; no arrow means the change rounds to zero or the comparison isn't available.