Roanoke Market Update: How January 2026 Set the Tone for the Year
January by the Numbers
The Roanoke Valley kicked off 2026 with solid momentum. Here's what happened:
| Metric | January 2026 |
|---|---|
| Homes Sold (Closed) | 231 |
| Went Under Contract | 297 |
| New Listings | 381 |
| Median Sale Price | $293,000 |
| Avg Days on Market | 59 |
| List-to-Sale Ratio | 96.4% |
The takeaway? Buyers are active, inventory is building, and homes priced right are moving—but not overnight.
What These Numbers Mean for Sellers
297 homes went under contract in January. That's nearly 10 per day—a healthy pace that shows buyers are ready to act when they find the right home.
But here's the reality check: with 381 new listings hitting the market, competition is real. Your home isn't the only option anymore.
The 96.4% list-to-sale ratio tells us buyers are negotiating. They're not paying over asking. They're not waiving inspections. If you're thinking of testing the market with an ambitious price, expect pushback—or expect to sit.
59 days on market is the average for homes that closed in January. That's two months from listing to keys. If you're planning a spring move, the math says you should be listing soon.
What These Numbers Mean for Buyers
More inventory means more options. 381 new listings in January alone gives you room to be selective. You don't have to jump on the first thing that pops up.
But the best homes still move quickly. 297 contracts in one month means well-priced, well-maintained homes aren't lasting. If you see something you love, waiting too long is still a risk.
The median price of $293,000 remains accessible compared to national averages. Roanoke continues to offer strong value for buyers relocating from higher-cost markets.
Looking Ahead: What to Expect in Spring
Historically, spring brings more buyers and more listings. Based on January's pace, I expect:
- Inventory will continue to grow through March and April
- Well-priced homes will sell in 30-45 days; overpriced homes will linger
- Interest rates remain the wildcard—any movement will shift buyer urgency
If you're selling, the window to capture early-spring buyers is now. Homes that hit the market in late February and March will have the most eyeballs.
If you're buying, you'll have more choices than you did last year—but so will other buyers. Get pre-approved and be ready to move.
Dive Deeper Into the Data
Want to explore the market yourself? I've built tools to help you understand exactly what's happening in your ZIP code:
Explore the Market Analytics Dashboard →
See median prices, days on market, and trends by neighborhood—updated regularly with the latest MLS data.
Thinking About Selling?
If you're curious what your home might be worth in this market, I built a valuation tool that goes beyond the generic online estimates. It factors in local comparables, current competition, and real market conditions.
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Let's Talk Strategy
Whether you're buying, selling, or just trying to understand your options, I'm happy to walk through what these numbers mean for your situation.
Data source: RVAR MLS, January 2026. Statistics represent residential sales in the Roanoke Valley region.
Robert Krause
Licensed REALTOR®
With years of experience in the Roanoke Valley real estate market, Robert helps families find their perfect homes and guides sellers to successful closings.
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January 11, 2026