salaryRent here is among the lowest 10% of all U.S. cities. A typical house costs about 3.2 years of household income. Commutes are short, about 16.5 minutes.
How much money do I need?
To rent here comfortably, you should earn about $26,520 a year. That is $13 an hour at a full-time job.
Is rent cheaper than other West Virginia cities?
Yes. Rent here is cheaper than in most of West Virginia. It is number 1 of 31 cities from cheapest to most expensive.
How much do households earn in Beckley?
Share of households by yearly income. 16.8% of households earn $100,000 or more.
Rent by apartment size in Beckley
| Size | Beckley | U.S. average |
|---|---|---|
| Studio | $464 | $1,338 |
| 1 bedroom | $502 | $1,324 |
| 2 bedrooms | $883 | $1,509 |
| 3 bedrooms | $1,257 | $1,698 |
| 4 bedrooms | $1,197 | $2,098 |
Median monthly rent plus utilities for all renters, by number of bedrooms.
How expensive is Beckley overall?
Everyday prices in the Beckley metro area are 12% below the U.S. average (index 88.4, U.S. = 100).
Source: U.S. Bureau of Economic Analysis, Regional Price Parities 2024.
Taxes and bills in Beckley
Life in Beckley
What jobs pay in Beckley
| Job | Median pay | Rent / pay |
|---|---|---|
| Pharmacist | $133,250 | 6.0% |
| Physician Assistant | $131,750 | 6.0% |
| Nurse Practitioner | $124,790 | 6.4% |
| Software Developer | $100,840 | 7.9% |
| Lawyer | $87,930 | 9.0% |
| Civil Engineer | $87,520 | 9.1% |
| Operations Manager | $79,770 | 10.0% |
| Registered Nurse | $78,680 | 10.1% |
| Accountant | $72,120 | 11.0% |
| Dental Hygienist | $64,730 | 12.3% |
| Electrician | $63,060 | 12.6% |
| Police Officer | $57,980 | 13.7% |
| Licensed Practical Nurse | $54,510 | 14.6% |
| Elementary School Teacher | $51,910 | 15.3% |
| Truck Driver | $51,340 | 15.5% |
| Plumber | $50,140 | 15.9% |
| Market Research Analyst | $48,060 | 16.6% |
| Carpenter | $48,000 | 16.6% |
| HVAC Technician | $44,600 | 17.8% |
| Firefighter | $41,770 | 19.0% |
| Medical Assistant | $36,190 | 22.0% |
| Warehouse Worker | $36,080 | 22.1% |
| Nursing Assistant | $35,810 | 22.2% |
| Customer Service Representative | $34,610 | 23.0% |
| Server (Waiter/Waitress) | $33,650 | 23.6% |
| Restaurant Cook | $28,770 | 27.7% |
| Retail Salesperson | $27,630 | 28.8% |
| Cashier | $24,650 | 32.3% |
Is it cheaper to rent or buy in Beckley?
Renting is cheaper right now: about $433 a month less.
Owning assumes a typical $158,000 home, 10% down, a 30-year loan at 6.5% and about 1.5% a year for taxes and insurance. You would also need $15,800 for the down payment.
Frequently asked questions
What is the average rent in Beckley, WV?
Renting in Beckley costs a median of about $663 a month in 2026, including utilities. The West Virginia median is $1,007.
How much do I need to make to live in Beckley?
To keep rent under 30% of income, you need about $26,520 a year, or $13 an hour at a full-time job.
Is Beckley cheap or expensive?
Beckley is rated Cheap: rent takes 16.1% of the typical household income of $49,423. It ranks 1st cheapest of 31 West Virginia cities we track.
How much are property taxes in Beckley?
The median homeowner in Beckley pays $777 a year in property taxes, about 0.49% of the median home value.
Is Beckley more expensive than the national average?
Overall prices in the metro area are 12% below the U.S. average, according to the U.S. Bureau of Economic Analysis.
How much does a house cost in Beckley?
The median home value in Beckley is $158,000, about 3.2 times the typical yearly household income.
16,818 people live in Beckley. Numbers are typical (middle) values.