Moving to Roanoke, VA: What to Know Before You Move

Roanoke is a city of roughly 100,000 people at the center of a metro area of more than 300,000, set between the Blue Ridge and Appalachian mountains in southwest Virginia. People move here for the mountains, a lower cost of living than most of the places they're leaving, and a real downtown with a hospital system, colleges, and an airport close by.

I've lived in the Roanoke Valley for more than 30 years. Here's what I tell clients who are deciding whether this is the right move.

What does it cost to live in Roanoke?

The Roanoke region's cost-of-living index was 92.5 in 2025 (100 is the national average), lower than Charlottesville at 99.1 and Richmond at 94.8. RentCafe's March 2026 estimate puts housing about 22% below the U.S. average, though utilities run about 13% higher.

What are homes selling for?

Across the Roanoke Valley MLS area (Roanoke City and County, Salem, Bedford, Botetourt, Franklin and Craig counties), 5,239 homes sold in 2025 at an average price of $380,775. Through July 2026 the average was $376,312. In September 2026, 430 homes sold and inventory stood at 1,642 homes, up 33% from a year earlier, which gives buyers more choice than they had a year ago.

These are averages across the whole valley. Prices vary a lot by area and home type, so I'm glad to pull the numbers for the neighborhoods you're considering.

What are property taxes like?

Real estate tax rates differ by locality. Per $100 of assessed value, Roanoke City is $1.22 and Roanoke County is $1.04. Nearby Bedford County is $0.41, and Franklin County raised its rate by four cents in May 2026, from $0.43. Rates change, so check the locality's current rate before you make an offer.

Where can I live in the Roanoke Valley?

The valley includes Roanoke City, Roanoke County, Salem, Vinton, Botetourt County (Daleville and Troutville), and Bedford County to the east. Three nearby counties are also worth knowing about as you search: Craig, Floyd and Montgomery. Beyond property taxes, utility costs and home prices, each community in Southwest Virginia offers a different way of life, from country roads and mountain views to downtown restaurants, greenway access, walkable neighborhoods, and lake living, which I cover in my Smith Mountain Lake guide. There's a place for just about every lifestyle. The key is finding the right balance between the setting you love and a drive time that works for your daily routine.

How do I get around, and what's nearby?

• Airport and rail: Roanoke-Blacksburg Regional Airport is about 4 miles from downtown, roughly a 10-minute drive, and Amtrak serves the city. Washington, D.C. is about four hours by car or train.
• Colleges and medical care: Virginia Tech is about 40 miles west (45 to 50 minutes), Roanoke College and Hollins University are in the valley, and Carilion Clinic and the Virginia Tech Carilion School of Medicine anchor the region's healthcare.
• Outdoors: The Blue Ridge Parkway runs through the area, with Virginia's Triple Crown hikes close by (McAfee Knob, Tinker Cliffs and Dragon's Tooth, three well-known stretches of the Appalachian Trail), plus the Roanoke Valley greenways and Carvins Cove for biking and trail running.
• City landmarks: The Mill Mountain Star, built in 1949, overlooks downtown, and the city is nicknamed the Star City of the South.

Frequently asked questions

Is Roanoke affordable compared with Northern Virginia or the Northeast? Usually, yes. The region's cost-of-living index is below the national average, and housing is the biggest reason. How much you save depends on where you're moving from and what kind of home you want.

How long does it take to buy a home in Roanoke? The search can move quickly, and many clients find their home within 2 to 4 weeks. Once you've found a home, closing takes about four weeks, and then you can move in.

Do I need to visit before I buy? I recommend at least one in-person visit, ideally with a day set aside to drive the areas you're considering. If you can't, I can walk through homes and neighborhoods with you by video.

What should I know before I tour homes with an agent? In Virginia, I ask buyers to sign a buyer representation agreement before I show property. It spells out what I do for you and how I'm paid, so there are no surprises later.

Can you help if I'm moving from out of state? Yes. Relocation is a big part of what I do. Tell me your timeline and what you're looking for, and I'll build a plan around it. It's more than a move.

Ready to talk about your move? Call Leslie Epperly at 540-314-3706.

Sources and dates

Figures are current as of November 2026. Cost-of-living index: Roanoke Regional Partnership (roanoke.org), C2ER 2025 annual average. Housing and utilities: RentCafe, March 2026. Sales and prices: Roanoke Valley Association of REALTORS MLS home sales and market data (rvar.com). Tax rates: WDBJ7 (April 2026), WSLS (May 2026) and Bedford County (bedfordcountyva.gov). City, airport, outdoors and colleges: Carilion Clinic and Signature Flight Support.