The story of this market
The typical home in Botetourt County, Virginia sells for about $314,000, or $182 per square foot.
Prices are down 12.2% from a year ago, which gives buyers more room to negotiate. Homes take about 44 days to sell. Over the long run, values in this county have grown 128% since 2000. Last year 7 of 9 neighborhoods saw prices rise, so the story isn't the same street to street. HUD's fair market rent for a two-bedroom is $1,464 a month.
HUD sets the fair market rent for a 2-bedroom at $1,464 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
+2.4%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+16.6%). Worst: 2011 (-5.1%). Hover to read a year.
Monthly price momentum
Home values since 2015
+2.6%
VA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$2,022
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+2.4%
2025 change
FHFA repeat-sales index, median of 9 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
25
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $8,973,640.
Mortgage activity
Home lending in this county
80.3%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 1637 | 906 | 80.3% | 4.7% | $220,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Botetourt County, Virginia
The Botetourt County housing market displays steady fundamentals supported by solid owner-occupancy rates and tight available inventory. While median sale prices experienced slight softening over recent quarters due to rate headwinds, long-term property values remain firm and average days on market maintain steady seasonal transaction velocity.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 8 cities · 10 ZIP reports
Median prices moved up 0.3% year over year.
Homes spend a median of 22 days on market with 0.8 months of supply — a fast-moving market.
3% of listings have cut prices · homes sell at 78.13% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.9% · poverty 6.8% — a stable, low-distress profile.
ACS 2024 5-year estimates. Aggregate published statistics for this county — never individual records, and never an attribute of any individual property or resident.
Deterministic aggregate of 10 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Botetourt County, Virginia — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 16
researched Sep 16
researched Sep 16
researched Sep 16
researched Sep 16
researched Sep 17
researched Sep 20
researched Sep 20
researched Sep 20
researched Sep 16
| 24059 | Bent Mountain | $615,000 | $234 | +0.7% | 16 | — | — | — | — | $1,464 | researched Sep 16 |
| 24064 | Blue Ridge | $246,300 | $137 | -0.5% | 18 | 98.2% | — | 3.7 | 385 | $1,179 | researched Sep 16 |
| 24066 | Buchanan | — | $44 | -60.5% | 226 | 95% | — | — | 1 | $993 | researched Sep 16 |
| 24077 | Cloverdale | $249,625 | $137 | -0.5% | 18 | — | — | — | 385 | $1,300 | researched Sep 16 |
| 24079 | Copper Hill | $249,625 | $137 | -0.5% | 18 | 96.3% | — | 3 | 6 | $1,199 | researched Sep 16 |
| 24083 | Daleville | $370,500 | $148 | +0.7% | 16 | 98.6% | — | 3.4 | 147 | $1,810 | researched Sep 17 |
| 24085 | Eagle Rock | $249,625 | $137 | -0.5% | 18 | 99% | — | — | 3 | $845 | researched Sep 20 |
| 24090 | Fincastle | $249,625 | $137 | -0.5% | 18 | 98.2% | — | — | 622 | $961 | researched Sep 20 |
| 24130 | Oriskany | $319,950 | $195 | 0% | 54 | 98.5% | 25% | 2.7 | 1,053 | $1,200 | researched Sep 20 |
| 24175 | Troutville | $392,425 | $174 | +9.5% | 49 | 98.2% | 25% | 2.8 | 1,091 | $1,075 | researched Sep 16 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Botetourt County experiences crime rates significantly below both Virginia statewide averages and national medians, registering as one of the safest jurisdictions in the Roanoke region. Violent offenses remain exceptionally infrequent, with property crime predominantly consisting of minor non-violent larceny.
Public education is administered by Botetourt County Public Schools, which consistently achieves high graduation rates and on-time diploma completion exceeding regional averages. Notable secondary institutions such as Lord Botetourt High School and James River High School serve as community cornerstones with solid state accreditation standings.
Flooding along the James River, Craig Creek, and low-lying tributaries presents the primary natural hazard, requiring standard FEMA flood insurance in specific valley zones. Wildfire risk exists near border tracts abutting the George Washington and Jefferson National Forests, though overall insurance rates remain stable compared to coastal areas.
Economic development centers on advanced manufacturing and logistics clusters along the Interstate 81 corridor and the Botetourt Center at Greenfield. Public-private infrastructure investments, including broadband buildouts and expanded industrial park capacity, continue to draw corporate investment from regional distribution and fabrication entities.
Real estate taxes are assessed by Botetourt County at a nominal base rate of approximately $0.79 per $100 of assessed fair market value. The county conducts general reassessments every four years (most recently implemented in 2024), offering tax relief exemptions for elderly and permanently disabled residents.
The rental inventory in Botetourt County is tightly constrained, dominated primarily by scattered single-family detached homes and a small footprint of garden-style multi-family complexes. Investor activity is limited compared to neighboring urban centers, maintaining low rental vacancy rates.
Botetourt County's economy relies on advanced manufacturing, transportation logistics, healthcare services, and agriculture. Major business employers are anchored around the Daleville and Greenfield corridors, heavily leveraging immediate access to Interstate 81.
Interstate 81 acts as the principal arterial spine connecting the county north and south, supported by U.S. Routes 220 and 11 for north-south freight and commuter flows. Public fixed-route transit is minimal, making single-occupancy vehicular travel the universal commute mode.
County comprehensive planning emphasizes designated development areas near southern corridors to preserve rural and agricultural acreage to the north. Commercial zoning is focused along Route 220 and designated industrial clusters to support commercial tax base growth.
Real property assessments are conducted by the Botetourt County Real Estate Assessment Office on a quadrennial cycle, appraising parcels at 100% fair market value as mandated by the Commonwealth of Virginia. The latest county-wide general reassessment cycle took effect for the 2024 tax roll.
The county falls within the Blue Ridge Community College and Virginia Western Community College service boundaries, with public water and sewer services governed across service areas by the Western Virginia Water Authority.
Botetourt County maintains a stable residential property insurance marketplace characterized by standard inland premiums and minimal catastrophe load. Elevated insurance underwriting scrutiny is generally isolated to mapped flood plains near the James River and designated steep-slope woodland zones.
- Splash Valley4.420.1 mi
- Launching Pad Trampoline Park & Family Fun Center4.325 mi
- Sky Zone Trampoline Park4.120.5 mi
- Green Ridge Recreation Center4.420.1 mi
- Chuck E. Cheese4.226.7 mi
- Salem Civic Center4.224.6 mi
- Berglund Center422.2 mi
- Virginia Horse Center4.725.4 mi
- Golden Corral Buffet & Grill4.420.4 mi
- Taubman Museum of Art4.722.7 mi
- Natural Bridge State Park4.813.7 mi
- Virginia Safari Park4.716.4 mi
- Layman Family Farms - Virginia's #1 Tulip & Pumpkin Farm4.314.1 mi
- Apple Orchard Falls Trailhead4.715.1 mi
- Dinosaur Kingdom II4.614.6 mi
- Natural Bridge State Park4.813.7 mi
- National D-Day Memorial4.921.8 mi
- Virginia Museum of Transportation4.722.8 mi
- Black Dog Salvage - Main Showroom4.723.6 mi
- Taubman Museum of Art4.722.7 mi
- Natural Bridge State Park4.813.7 mi
- Virginia Safari Park4.716.4 mi
- George Washington & Jefferson National Forest4.819 mi
- Sharp Top Trail4.913.3 mi
- Apple Orchard Falls Trailhead4.715.1 mi
- Blue Hills Golf Club4.219.3 mi
- Ashley Plantation Country Club4.411.4 mi
- Botetourt Golf Club4.210.5 mi
- Brookside Par 3 Golf Course4.419.2 mi
- Ikenberry Orchards4.612.8 mi
- Mountain Fruit & Produce4.718.8 mi
- Market Square North4.218.6 mi
- Roanoke-Blacksburg Airport4.220.5 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A massive protected watershed offering more than 60 miles of trails for mountain biking, hiking, and equestrian use alongside reservoir boating and fishing.
Features preserved historic structures, scenic walking trails, disc golf, and athletic fields embedded within a master-planned regional park.
Provides 45 miles of designated river access for paddling, canoeing, kayaking, and freshwater fishing across picturesque mountain landscapes.
Traverses the county ridgelines, offering world-class trekking and panoramic scenic overlooks that attract regional outdoor recreation enthusiasts.
Data tabulated from U.S. Census Bureau 5-year County Profile tables (DP02-DP05, B25077, B19013).