Beckley 25801
Raleigh County, WV · 11,328 properties · updated 7/5/2026
Should you buy here?buyer-timing lens
70affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
18.1%
affordable
Days on market
85
daily
Price cuts
18.6%
of active
69
/100
stable
stable · balanced · prices easing year-over-year.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / sellerbuyer-timing lens
Seller's Market
DOM: 113d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)25
Supply & Demand (20%)100
Buy vs Rent (15%)0
Cancellation Rate (10%)50
Days on Market (5%)100
Seller-favored market in 25801. Expect to pay at or near list price. Payment burden: 18.1% of median income. Median days on market: 113.
Buyer Caution
Seller's market. Be prepared to pay near list price.
Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLEBALANCED
Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers.
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Market snapshoteach number, once
Median price
$147,599
▾ 0.7% YoY
Days on market
85
daily · zip_data
Median rent
$1,080
ZORI
Investor score
81/100
cash-flow lens
Active listings
105
90-day
Valuation3 lenses, different anchors
vs assessor
—
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$0
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+51.4%
County-wide market — the widest, slowest signal.
Raleigh+51.4%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$102
Price-to-income3.0×
How 25801 ranks in WV
percentile vs all WV ZIPs
Comparative ranking not available for this ZIP.
Affordability, supply & momentum
25SUPPLY
BalancedSupply Tightness
Supply and demand are roughly even — standard negotiation dynamics.
Months of Supply15.1 mo
Days on Market85d
Inv vs History-9.2%
Listing Density8.3/1k
Market dynamics
Price cut %18.6%
Momentumstable
LeverageBALANCED
Months of supply15.1
Sales (90d)0
Investment analysis
Median rent$1,080
Price-to-rent11.4
Est. cap rate5.7%
Buy vs rentfavors buying
Livability
Walk score7
Transit score—
Bike score—
Historical trends
Raleigh County contextmacro · jobs · debt · migration
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.