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Botetourt County, Virginia

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Median Sale Price
$377,500
+7.9% YoY
Active Inventory
95
Days on Market
18 days
Price Drops
29.5%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$380,000
+0.7% YoY
Condo / Co-op Median
$210,000
-30.0% YoY
SFR vs. Condo YoY Gap
+30.7%
SFR outperforming condos
DOM: SFR vs. Condo
18d / 3d
SFR / Condo

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
2.8 mo
Seller market

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio
99.0%
At asking

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List
32%
Mixed

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in Botetourt County, Virginia?

$189/sqft median (Redfin)
+$0 adj
+$0 adj
optional
Estimated price
$377,851
Near median (+0% vs median)
Region median
$377,500
all homes
Price-tier reverse lookup — what sqft does each price band buy?
$600,000
≈ 3,176 sqft
$1,200,000
≈ 6,352 sqft
$2,000,000
≈ 10,586 sqft
$5,000,000
≈ 26,465 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $87K = 20% down + 3% closing on a $378K home
BUY + OWN
Median ending wealth $331K $202K real
Net gain on $87K upfront: $245K
Range: $331K → $331K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $378K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $814K $542K real
Net gain on $283K contributed: $530K
Range: $380K → $2.12M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $283K total.
Median wealth delta: $482K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$331K$245K$1.20M$916K$868K rent
2010–2024$331K$245K$1.22M$942K$893K rent
2009–2023$331K$245K$1.17M$892K$843K rent
2008–2022$331K$245K$817K$533K$485K rent
2007–2021$331K$245K$1.06M$774K$726K rent
2006–2020$331K$245K$905K$622K$573K rent
2005–2019$331K$245K$812K$529K$481K rent
2004–2018$331K$245K$670K$387K$338K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
+46.9%
surplus — buyer leverage
DOM vs. 24-Mo Avg
-31.6%
currently 18 days
Long-Term Avg Inventory
65
Long-Term Avg DOM
26 days

Mortgage & Price Stress

State HPI + national delinquency
State HPI YoY
+3.8%
positive — appreciating
State HPI vs. Peak
0.0%
at or near peak peak 2026-04-01
National Mortgage Delinquency
1.86%
benchmark — 2026-04-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Getting a Mortgage Here

CFPB HMDA 2025
Applications Denied
18.4%
2.7 pts easier than Virginia
Loans Actually Made
896
202 turned down
Average Loan Made
$296,618
what lenders here actually wrote
National Denial Rate
23.4%
benchmark — all 51 states

Every lender above a size threshold has to report each application and what they did with it. The denial rate here counts only applications a lender actually ruled on — approved or denied. Files the applicant withdrew, and files closed as incomplete, are left out of both halves, so this runs higher than tables that bury them in the denominator. Compare every state and county →

Value Ratios

Median home price ÷ county median income
Value / Income
4.7×
stretched
Median Household Income
$80,467
Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
33,875
total residents
Total Housing Units
15,010
all units, occupied + vacant
Vacancy Rate
12.7%
elevated
Homeownership Rate
85.8%
of occupied units owner-occupied
Boomer Owners (65+)
33.7%
of homeowner households
Millennial / Gen-X Owners (35-54)
6.6%
of homeowner households
Pre-1949 Housing Stock
12.6%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
+150
gaining people (2022–2023)
Inbound Returns
594
1,123 people moved in
Outbound Returns
552
973 people moved out
Net Returns
+42
household-filer basis

Top 5 Origins (where movers came from)

  1. Roanoke, Virginia — 252 returns
  2. Roanoke city, Virginia — 159 returns
  3. Bedford, Virginia — 67 returns
  4. Alleghany, Virginia — 33 returns
  5. Salem city, Virginia — 32 returns

Top 5 Destinations (where movers went)

  1. Roanoke, Virginia — 222 returns
  2. Roanoke city, Virginia — 153 returns
  3. Bedford, Virginia — 74 returns
  4. Franklin, Virginia — 33 returns
  5. Montgomery, Virginia — 25 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
1,573
4.69% of pop. — moved here from outside the county
From Other States
483
1.44% of pop. — interstate inbound
From Abroad
90
moved into the county from outside the U.S.
Same House 1 Year Ago
93%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See Virginia statewide stats →

Verify any number on this page: data sources, formulas, and cross-references →