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City

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Roanoke, Virginia

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $68K, +2.6% YoY (ZIP); renters hold 38.6% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +3.2% YoY. inventory, +5.0% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $324,382 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

38 ZIPs in this city:24001 24002 24003 24004 24005 24006 24007 24008 24009 24010 24011 24012 24013 24014 24015 24016 24017 24018 24019 24020 24022 24023 24024 24025 24026 24027 24028 24029 24030 24031 24032 24033 24034 24035 24036 24037 24038 24155

Median Listing Price

$324K

Population

170,297

73,098

Median Days on Market

Active Listings

562

New Listings

240

Housing Market

The median listing price is up 3.2% YoY while the median home got up 2.0% bigger, so value per square foot is up 2.9%.

Pricing

Median Listing Price

$324K+3.2% YoY

Average Listing Price

$367K+2.8% YoY

Price per Sq Ft

$178.874+2.9% YoY

Median Sq Ft

1,902+2.0% YoY

Inventory

Active Listings

562+15.2% YoY

New Listings

240-4.0% YoY

Total Listings

819+5.0% YoY

Buyer Competition

Pending Listings

260-11.9% YoY

Pending Ratio

0.46-23.9% YoY

Median Days on Market

61+6.7% YoY

Price Reduced

31.4%+14.4% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 49,106

49Kunits

Occupied43,57588.7%

Vacant5,53111.3%

2024 Tenure ⓘ

U.S. Census ACS · n = 43,575

44Koccupied

Owner22,85252.4%

Renter20,72347.6%

Renter Share

47.6%-1.5% YoY

Total Housing Units

49,106+0.4% YoY

FY2026 Fair Market Rent

CountyRoanoke city · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,004

/month

1 BR

$1,053

/month

2 BR

$1,254

/month

3 BR

$1,743

/month

4 BR

$2,104

/month

FMR trends · Roanoke city

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 38.6% of this ZIP's 73,098 occupied households, on a median household income of $68K.

Population & Age

Total Population

170,297-0.3% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 170,297

170Kresidents

Under 1835,95921.1%

Adults 18–64101,09059.4%

65 & Over33,24819.5%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

41.40+0.7% YoY

Population Under 18

35,959-1.2% YoY

Population 65 & Over

33,248+1.4% YoY

Households & Mobility

Total Households

73,098+0.6% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.29-0.9% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house89.2%

Moved (within US)10.6%

Other0.2%

Veterans

7.7%-1.0% YoY

Income & Poverty

Median Household Income

$68K+2.6% YoY

Per-Capita Income

$41K+3.9% YoY

Mean Household Income

$93K+3.2% YoY

Below Poverty Level

13.3%-5.7% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone75.2%

Public transit1.5%

Worked from home13.7%

Other9.6%

Worked From Home

13.7%+9.6% YoY

Mean Commute

19.65-3.8% YoY

Units & Tenure

Total Housing Units

80,589+0.3% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 80,589

81Kunits

Occupied73,09890.7%

Vacant7,4919.3%

2024 Tenure ⓘ

U.S. Census ACS · n = 73,098

73Khouseholds

Owner44,89361.4%

Renter28,20538.6%

Avg Household Size — Owner

2.40-1.3% YoY

Avg Household Size — Renter

2.130.0% YoY

County Demographics

County population is down 0.3% to 98,355: residents under 18 are down 0.3% and those 65 and over are up 1.4%.

Median Age

38.32024

Population

Roanoke city Population

97,912+0.4% YoY

Households

Total Households

43,575+0.3% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.22-0.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 98,355

98Kresidents

Under 1822,25422.6%

Adults 18–6458,63559.6%

65 & Over17,46617.8%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

22,254-0.3% YoY

Population 65 & Over

17,466+1.4% YoY

Median Age

38.30+0.8% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house88.3%

Moved (within US)11.5%

Other0.2%

Veterans

7.3%-2.7% YoY

County Economy

County median household income is $55K, 18.3% of residents are below the poverty level, 11.8% work from home.

Income

Median Household Income

$55K+5.1% YoY

Per-Capita Income

$37K+5.1% YoY

Mean Household Income

$81K+5.0% YoY

Poverty

Below Poverty Level

18.3%-7.1% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone74.9%

Public transit2.4%

Worked from home11.8%

Other10.9%

Worked From Home

11.8%+10.3% YoY

Mean Commute

19.00-4.5% YoY

Done with Roanoke? Put it next to another market.

State

City

Compare with

City

State

City

ZIP codes

Roanoke, Virginia

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $68K, +2.6% YoY (ZIP); renters hold 38.6% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +3.2% YoY. inventory, +5.0% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Median Listing Price

$324K

Population

170,297

73,098

Median Days on Market

Active Listings

562

New Listings

240

Housing Market

The median listing price is up 3.2% YoY while the median home got up 2.0% bigger, so value per square foot is up 2.9%.

Pricing

Median Listing Price

$324K+3.2% YoY

Average Listing Price

$367K+2.8% YoY

Price per Sq Ft

$178.874+2.9% YoY

Median Sq Ft

1,902+2.0% YoY

Inventory

Active Listings

562+15.2% YoY

New Listings

240-4.0% YoY

Total Listings

819+5.0% YoY

Buyer Competition

Pending Listings

260-11.9% YoY

Pending Ratio

0.46-23.9% YoY

Median Days on Market

61+6.7% YoY

Price Reduced

31.4%+14.4% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 49,106

49Kunits

Occupied43,57588.7%

Vacant5,53111.3%

2024 Tenure ⓘ

U.S. Census ACS · n = 43,575

44Koccupied

Owner22,85252.4%

Renter20,72347.6%

Renter Share

47.6%-1.5% YoY

Total Housing Units

49,106+0.4% YoY

FY2026 Fair Market Rent

CountyRoanoke city · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,004

/month

1 BR

$1,053

/month

2 BR

$1,254

/month

3 BR

$1,743

/month

4 BR

$2,104

/month

FMR trends · Roanoke city

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 38.6% of this ZIP's 73,098 occupied households, on a median household income of $68K.

Population & Age

Total Population

170,297-0.3% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 170,297

170Kresidents

Under 1835,95921.1%

Adults 18–64101,09059.4%

65 & Over33,24819.5%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

41.40+0.7% YoY

Population Under 18

35,959-1.2% YoY

Population 65 & Over

33,248+1.4% YoY

Households & Mobility

Total Households

73,098+0.6% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.29-0.9% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house89.2%

Moved (within US)10.6%

Other0.2%

Veterans

7.7%-1.0% YoY

Income & Poverty

Median Household Income

$68K+2.6% YoY

Per-Capita Income

$41K+3.9% YoY

Mean Household Income

$93K+3.2% YoY

Below Poverty Level

13.3%-5.7% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone75.2%

Public transit1.5%

Worked from home13.7%

Other9.6%

Worked From Home

13.7%+9.6% YoY

Mean Commute

19.65-3.8% YoY

Units & Tenure

Total Housing Units

80,589+0.3% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 80,589

81Kunits

Occupied73,09890.7%

Vacant7,4919.3%

2024 Tenure ⓘ

U.S. Census ACS · n = 73,098

73Khouseholds

Owner44,89361.4%

Renter28,20538.6%

Avg Household Size — Owner

2.40-1.3% YoY

Avg Household Size — Renter

2.130.0% YoY

County Demographics

County population is down 0.3% to 98,355: residents under 18 are down 0.3% and those 65 and over are up 1.4%.

Median Age

38.32024

Population

Roanoke city Population

97,912+0.4% YoY

Households

Total Households

43,575+0.3% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.22-0.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 98,355

98Kresidents

Under 1822,25422.6%

Adults 18–6458,63559.6%

65 & Over17,46617.8%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

22,254-0.3% YoY

Population 65 & Over

17,466+1.4% YoY

Median Age

38.30+0.8% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house88.3%

Moved (within US)11.5%

Other0.2%

Veterans

7.3%-2.7% YoY

County Economy

County median household income is $55K, 18.3% of residents are below the poverty level, 11.8% work from home.

Income

Median Household Income

$55K+5.1% YoY

Per-Capita Income

$37K+5.1% YoY

Mean Household Income

$81K+5.0% YoY

Poverty

Below Poverty Level

18.3%-7.1% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone74.9%

Public transit2.4%

Worked from home11.8%

Other10.9%

Worked From Home

11.8%+10.3% YoY

Mean Commute

19.00-4.5% YoY

Done with Roanoke? Put it next to another market.