Beckley, WV

Very Low · 55

West Virginia · Population 16,977 · Updated March 2026

$867
Median Rent / Month
$39,939
Median Income
$148,800
Median Home Value
$779
Owner Costs / Month

Affordability

How far your income goes in Beckley

26.0%
Rent-to-Income Ratio
Moderate
Rent takes 25-35% of median income — moderate affordability.

Tax Burden in West Virginia

State-level tax rates that affect your costs

5.12%
Income Tax (Top Rate)
6.0%
Sales Tax
0.58%
Property Tax Rate

Estimated Annual Costs

$10,404
Annual Rent
$2,045
State Income Tax
$863
Property Tax (est.)

Cost of Living Overview

Beckley is significantly cheaper than the national average, making it an attractive option for budget-conscious individuals and families. With a cost index of 55 (where 100 equals the national median), Beckley residents can expect to pay median rent of $867/month while earning a median household income of $39,939/year.

The median home value in Beckley, WV is $148,800, with typical monthly owner costs around $779 including mortgage, insurance, and taxes. With a rent-to-income ratio of 26.0%, Beckley falls within the generally affordable range, though it's approaching the 30% burden threshold.

West Virginia has a moderate income tax rate of 5.12%. Combined with a 6.0% sales tax rate and 0.58% effective property tax rate, the overall tax environment is a factor in the total cost of living in Beckley.

Frequently Asked Questions

Common questions about living costs in Beckley

What is the cost of living in Beckley, WV?
The cost of living index in Beckley, WV is 55 (US average = 100). Median monthly rent is $867, median household income is $39,939/year, and the median home value is $148,800.
Is Beckley, WV affordable?
Yes, Beckley is more affordable than the national average with a cost index of 55. The rent-to-income ratio is 26.0%—below the 30%% threshold considered affordable by HUD.
What is the average rent in Beckley, WV?
The median gross rent in Beckley, WV is $867 per month according to the US Census Bureau ACS 2023 data. Annual rent costs approximately $10,404.
What is the median household income in Beckley?
The median household income in Beckley, WV is $39,939 per year. This compares to the national median of approximately $80,000.
What are the taxes like in West Virginia?
West Virginia has a top income tax rate of 5.12%, a sales tax of 6.0%, and an effective property tax rate of 0.58%.