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State

City

ZIP codes

Harrisonburg, VA · 22803

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 $62K, +4.2% YoY (county); renters hold 60.5% of county households. See the people evidence ↓

What would change this read: the median listing price is +59.0% YoY. inventory, +0.0% 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 $437,000 (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.

Median Listing Price

$437K

Population

17,360

Median Days on Market

Active Listings

New Listings

Neighborhood Map

Loading the map

Housing Market

The median listing price is up 59.0% YoY while the median home got up 140.6% bigger, so value per square foot is down 33.9%.

Pricing

Median Listing Price

$437K+59.0% YoY

Average Listing Price

$437K+59.0% YoY

Price per Sq Ft

$165-33.9% YoY

Median Sq Ft

2,656+140.6% YoY

Inventory

Active Listings

10.0% YoY

New Listings

0-- YoY

Total Listings

10.0% YoY

Buyer Competition

Pending Listings

---- YoY

Pending Ratio

---- YoY

Median Days on Market

11-72.8% YoY

Price Reduced

0.0%0.0% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 18,667

19Kunits

Occupied17,36093.0%

Vacant1,3077.0%

2024 Tenure ⓘ

U.S. Census ACS · n = 17,360

17Koccupied

Owner6,85539.5%

Renter10,50560.5%

Renter Share

60.5%+0.8% YoY

Total Housing Units

18,667+0.1% YoY

FY2026 Fair Market Rent

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

Studio

$1,050

/month

1 BR

$1,057

/month

2 BR

$1,322

/month

3 BR

$1,801

/month

4 BR

$2,125

/month

FMR trends · Harrisonburg city

HUD Fair Market Rents · FY1983–FY2026

County Demographics

County population is down 0.2% to 51,392: residents under 18 are up 1.0% and those 65 and over are up 4.3%.

Median Age

25.02024

Population

Harrisonburg city Population

51,164-0.4% YoY

Households

Total Households

17,360+0.2% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.54-0.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 51,392

51Kresidents

Under 188,88917.3%

Adults 18–6437,09272.2%

65 & Over5,41110.5%

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

8,889+1.0% YoY

Population 65 & Over

5,411+4.3% YoY

Median Age

25.00-1.6% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house75.0%

Moved (within US)23.7%

Other1.3%

Veterans

3.5%+29.6% YoY

County Economy

County median household income is $62K, 25.7% of residents are below the poverty level, 9.1% work from home.

Income

Median Household Income

$62K+4.2% YoY

Per-Capita Income

$29K+3.2% YoY

Mean Household Income

$82K+2.2% YoY

Poverty

Below Poverty Level

25.7%+0.4% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone67.9%

Public transit1.8%

Worked from home9.1%

Other21.2%

Worked From Home

9.1%+5.8% YoY

Mean Commute

17.100.0% YoY

Done with 22803? Put it next to another market.

State

City

Compare with

City

State

City

ZIP codes

Harrisonburg, VA · 22803

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 $62K, +4.2% YoY (county); renters hold 60.5% of county households. See the people evidence ↓

What would change this read: the median listing price is +59.0% YoY. inventory, +0.0% 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

$437K

Population

17,360

Median Days on Market

Active Listings

New Listings

Neighborhood Map

Loading the map

Housing Market

The median listing price is up 59.0% YoY while the median home got up 140.6% bigger, so value per square foot is down 33.9%.

Pricing

Median Listing Price

$437K+59.0% YoY

Average Listing Price

$437K+59.0% YoY

Price per Sq Ft

$165-33.9% YoY

Median Sq Ft

2,656+140.6% YoY

Inventory

Active Listings

10.0% YoY

New Listings

0-- YoY

Total Listings

10.0% YoY

Buyer Competition

Pending Listings

---- YoY

Pending Ratio

---- YoY

Median Days on Market

11-72.8% YoY

Price Reduced

0.0%0.0% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 18,667

19Kunits

Occupied17,36093.0%

Vacant1,3077.0%

2024 Tenure ⓘ

U.S. Census ACS · n = 17,360

17Koccupied

Owner6,85539.5%

Renter10,50560.5%

Renter Share

60.5%+0.8% YoY

Total Housing Units

18,667+0.1% YoY

FY2026 Fair Market Rent

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

Studio

$1,050

/month

1 BR

$1,057

/month

2 BR

$1,322

/month

3 BR

$1,801

/month

4 BR

$2,125

/month

FMR trends · Harrisonburg city

HUD Fair Market Rents · FY1983–FY2026

County Demographics

County population is down 0.2% to 51,392: residents under 18 are up 1.0% and those 65 and over are up 4.3%.

Median Age

25.02024

Population

Harrisonburg city Population

51,164-0.4% YoY

Households

Total Households

17,360+0.2% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.54-0.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 51,392

51Kresidents

Under 188,88917.3%

Adults 18–6437,09272.2%

65 & Over5,41110.5%

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

8,889+1.0% YoY

Population 65 & Over

5,411+4.3% YoY

Median Age

25.00-1.6% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house75.0%

Moved (within US)23.7%

Other1.3%

Veterans

3.5%+29.6% YoY

County Economy

County median household income is $62K, 25.7% of residents are below the poverty level, 9.1% work from home.

Income

Median Household Income

$62K+4.2% YoY

Per-Capita Income

$29K+3.2% YoY

Mean Household Income

$82K+2.2% YoY

Poverty

Below Poverty Level

25.7%+0.4% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone67.9%

Public transit1.8%

Worked from home9.1%

Other21.2%

Worked From Home

9.1%+5.8% YoY

Mean Commute

17.100.0% YoY

Done with 22803? Put it next to another market.