Sep 2026
$171K
-6.2% year-over-year
How it’s calculated
Rolling 3-month median sale price vs. same 3 months one year prior.
Beckley, WV housing market
Beckley, WV metro median sale price $171K in Sep 2026, down 6.2% year over year. Also days on market, price cuts, affordability and ZIP-code figures.
The median sale price in the Beckley, WV metro is $171K as of Sep 2026, down 6.2% from a year earlier. That is the 6th-steepest year-over-year decline of the 383 U.S. metros Pecan Street ranks on this measure. FHFA's repeat-sales index for the metro points the other way: up 10.0% through Q2 2026.
On median sale price, Beckley ($171K) ranks 6th of the seven West Virginia metros Pecan Street tracks, between Wheeling ($177K) and Weirton ($163K). On median days on market, Beckley (60 days) ranks 3rd of the seven West Virginia metros, between Morgantown (61 days) and Wheeling (58 days). On share of listings with a price cut, Beckley (32%) ranks 6th of the seven West Virginia metros, between Parkersburg (35%) and Charleston (28%).
Listings spent a median 60 days on market in Sep 2026. 32% of active listings carry a price cut, 3.8 points fewer than a year earlier. That share is lower than in most of the 385 metros. Median asking prices sit about 12% above the median sale price.
At the 7.29% 30-year fixed rate with 20% down, principal and interest on a median-priced home come to $938 a month; at 28% of gross income, that takes about $40K a year. The median sale price equals about 11 years of HUD Fair Market Rent, a ratio down 10.9% from a year earlier. That ratio is the 16th-lowest of the 373 metros. Active listings ask a median $123 per square foot, up 5.2% from a year earlier.
In three of the four ZIP codes in the table below, median list prices are lower than a year earlier; one is higher.
Headline
Oct 15, 2026
7.29%
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
$938/mo
$40K/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 Beckley compares to other U.S. metros
| Home-price growth | ↓378th of 383 |
|---|---|
| Price-to-rent | ↓358th of 373 |
| Asking-vs-sale gap | ↑30th of 292 (top 11%) |
| Price cuts | ↓279th of 385 |
| Days on market | 169th of 385 (top 44%) |
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 | ≈ 11 -10.9% YoY ↓358th of 373 |
|---|---|
| Asking price / sq ft | $123 +5.2% 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 | ≈ 32% -3.8 pts YoY ↓279th of 385 |
|---|
The median asking price $192K runs about 12% above the median sale price $171K.
Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Sep 2026. Asking is the median list price of active listings (Realtor.com, this month); sale is the headline median of recent closings (Redfin, a rolling 3-month median) — distinct sources and windows, so the gap is a directional read, not a like-for-like difference. 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 | 4 shown of 60 |
|---|---|
| MLS board of record | — |
| Price methodology | Redfin vs FHFA HPI |
| Data as of | Sep 2026 |
Recent signals
No signals flagged for this market right now.
Recent notable readings
- The FHFA house price index for the metro has risen 81% since Q1 2011: the 34th-smallest rebound of the 382 metros whose prices fell. Q2 2026 is its highest reading on record.
Readings from the latest data that sit at one end of the U.S. metros Pecan Street tracks, from the nightly cross-metro comparison. They are not signal alerts.
Price reconciliation
red · 16.2ppRedfin (metro) -6.2% | FHFA HPI · Q2 2026 +10.0% |
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.
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Start free trialZIP-level data
| ZIP | Median list price | Active listings | New listings | Price reductions | Days on market | Home value |
|---|---|---|---|---|---|---|
| 25801 | $176K↑ | 106↑ | 32↑ | 40↑ | 65↑ | $146K↑ |
| 25832 | $300K↓ | 38↑ | 10↓ | 8↓ | 69↑ | $283K↑ |
| 25840 | $310K↓ | 33↑ | 12↓ | 6↑ | 51↓ | $199K↑ |
| 25918 | $221K↓ | 28↑ | 2↓ | 6↑ | 127↑ | $208K↑ |
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.