We want to be your #1 Beckley WV Real Estate Resource!

Betty J Moore, Beckley WV RealtorThis section is a mixture of our newest listings, select Beckley Real Estate Data and some of the testimonials and accolades that our agents have received from happy clients. If you see a home that looks interesting, call or contact us!


~ Betty

Jan. 28, 2023

How Much Do You Need To Make To Afford A Million Dollar Beckley Home?

22 Flat Top Lake, Ghent, WV 25843Beckley, West Virginia, located in the southern part of West Virginia, is known for its beautiful natural surroundings, outdoor recreational opportunities, and rich history and cultural heritage. While Beckley is primarily known for its small-town charm and affordable housing options, the area also boasts a selection of luxurious, high-end houses for sale in Beckley WV that are worth $750,000 to over a million dollars.

How much money do you need to make to afford a million dollar house in Beckley West Virginia?

Betty J. Moore and Associates estimates the payment on a million dollar home in Beckley WV area would be around $6,256 a month.  This is based upon a 20% down payment, a 30 year conventional mortgage at today’s national average interest rate of 6.45%, a property tax rate of 1.25%, and an average monthly insurance payment of $200.  In order to qualify for a mortgage with these terms you would need to have a gross income of at least $195,000 a year or $16,300 a month, dependent on your other debt to income ratio.  Check with your bank and mortgage lender to discuss your needs and get pre-qualified.

While that may seem to be a lot of money to some, in a two wage earner family with each person making at least $100,000 a year, you could easily qualify for this loan and afford a million dollar Beckley home.  But even if this is more than you want to spend for a house for sale in Beckley there are homes available in every price range such as houses for sale in Beckley under $250,000, houses for sale in Beckley between $250,000 and $500,000, and houses for sale in Beckley between $500,000 to $750,000.  No matter what price range of Beckley Homes For Sale you desire, REALTORS at Betty j. Moore and Associates can help you find the Beckley home of you dreams.

While Beckley may not be known for its high-end real estate market, these luxury homes are a testament to the fact that the area has much to offer for those looking for a high-end living experience. With their stunning design and top-of-the-line amenities, these $750,000 to over a million-dollar homes offer a level of luxury and comfort that is unmatched in the Beckley WV Real estate Market.

In conclusion, Beckley, West Virginia is known for its small-town charm and affordable housing options. However, the city also boasts a selection of luxurious, high-end homes that are worth millions of dollars. These homes are perfect for those looking for a high-end living experience in the Beckley WV Real estate market that offers a unique blend of natural beauty, outdoor adventure, and cultural heritage.

Contact us today or call us now at 681.254.5200.

April 5, 2022

Finding Your Perfect Beckley Home In Today's Market


Balancing Your Wants and Needs as a Homebuyer Today | MyKCM

Since the number of homes for sale in the Beckley WV Real Estate Market is low today, it can feel challenging to find a Beckley WV home for sale that checks all your boxes. But if you know which features are absolutely essential in your next home and which ones are just nice bonuses, you can land a home that fits your needs.

Danielle Hale, Chief Economist for realtor.com, explains it like this:

“Focus on the goal you set out for yourself, like your list of must-haves and nice-to-haves and your budget, . . . Stick to that. Be persistent.”

So how do you go about creating your list of desired features? The first step is to get pre-approved for your mortgage. Pre-approval helps you better understand your budget, and that plays an important role in how you’ll craft your list. After all, you don’t want to fall in love with a home that’s too far out of reach.

Once you have a good grasp of your budget, you can begin to list all the features of a home you would like. Here’s a great way to think about them before you begin:

  • Must-Haves – If a house doesn’t have these features, it won’t work for you and your lifestyle (examples: distance from work or loved ones, number of bedrooms/bathrooms, etc.).
  • Nice-To-Haves – These are features that you’d love to have but can live without. Nice-To-Haves aren’t dealbreakers, but if you find a home that hits all the must-haves and some of the these, it’s a contender (examples: a second home office, garage, etc.).
  • Dream State– This is where you can really think big. Again, these aren’t features you’ll need, but if you find a home in your budget that has all the must-haves, most of the nice-to-haves, and any of these, it’s a clear winner (examples: farmhouse sink, multiple walk-in closets, etc.).

Finally, once you’ve created your list and categorized it in a way that works for you, head over to our advanced search to select your criteria of must haves and save the search.  Our system will automatically email you or alert you to any property that hits the market as soon as it is available.  You can also contact us and we will be able to help you refine the list further, coach you through the best way to stick to it, and find a home in your area that meets your needs.

Bottom Line

Crafting your home search checklist may seem like a small task, but it can save you time and money. It’s also one of the keys to being successful in today’s competitive Beckley Real Estate market. Let’s connect so we can work together to find a home that fits your wants and needs.

Dec. 6, 2021

How to make $12,000 Power Washing a Single Beckley Home

Improving the curb appeal of your Beckley WV home prior to listing it for sale could get you $12,000 more

Would you power wash a single Beckley area house for $12,000?  Absolutely, who wouldn't, right!  Let me breakout my power washer and tell me where to go, I can be ready in 5 minutes! Hold on just a minute and let me explain. Yes, the real estate market is HOT and homes are selling FASTER than generators at Lowe's during an ice storm.  But that does not mean you shouldn't do the basic minimums in preparing your Beckley WV home to go on the market.  

Things like trimming the shrubs, power washing the house, side walks, and driveway still should be done to maximize your Beckley Home for Sale value and ultimately the selling price.  The goal is after all to get the most money for your home, right?  So, how do I make $12,000 power washing a house?

Well a recent study of homes, by the University of Alabama and the University of Texas at Arlington, proved that homes with high curb appeal tend to sell for an average of 7% more than similar houses with an uninviting exterior. Furthermore, that premium can rise to as high as 14% in slower real estate markets with large housing inventory, according to a study, published in the Journal of Real Estate Finance and Economics.

The average selling price of Beckley WV area homes sold last month was $172,286 that equals $12,060 at 7% in home value you can realize by sprucing up the outside of your home.  If you think about it, curb appeal plays a big part in the selling of your Beckley area home.  It is first apparent in the pictures people see online, the better your home looks, the more people it will attract to look at your listing.  It also sets the tone when people come look at your home.  If your home looks fresh, clean, the bushes are trimmed and the yard is well kept buyers will be eager to see more and the showing starts off positive.  But if the outside is neglected, then the showing starts off negative and may get worse from there.  Potential buyers will start to wonder, if the outside is neglected, what else has been neglected that they cannot see.  This all adds up to a lower selling price and longer time to sell if your curb appeal is not as good as it could be.

So I ask the question, would you power wash your own house and trim the bushes for $12,000 or more?  I think most Beckley area home owners would say yes.  We are definitely not talking about a lot of cost for such a great return on investment.  Do you want a professional opinion on your curb appeal and what you should do to maximize your Beckley home's value?  Give us a call today at 681-254-5200.  Want to know what your Beckley home would sell for today?  Get a FREE Instant Beckley WV Home valuation now by clicking here. 


Nov. 16, 2021

Beckley Home Sellers: You’ll Likely Get Multiple Strong Offers This Season


Sellers: You’ll Likely Get Multiple Strong Offers This Season | MyKCM

Are you thinking about selling your house right now, but you’re not sure you’ll have the time to do so as the holidays draw near? If so, consider this: even as the holiday season approaches, there are plenty of buyers out there, and they really want your house. Here’s why selling this winter is a win for you.

Today’s buyers are still dealing with a limited number of homes for sale. Thanks to continued low inventory, those buyers are competing with one another for their dream home. And when that happens, if your house is one of the few on the market, it will rise to the top of the pool – and it will be worth it.

According to the latest data from the National Association of Realtors (NAR), the average seller received 3.7 offers on their house in September. For a view into what’s happening at the state level, take a look at the map below:Sellers: You’ll Likely Get Multiple Strong Offers This Season | MyKCMNationwide, the average seller today is getting nearly four offers. Homes for sale in Beckley WV are averaging three offers, some even above asking price.  That number is significant because it means you’ll likely have multiple offers to pick from if you sell your house this season. To put things into perspective, no matter where your state falls, remember that you really only need one good offer to close the deal.

Any offer you receive will likely be from a highly motivated buyer who’s doing everything they can to beat the competition. The stakes for buyers are high. They’ve been looking for a house and they want to lock in their dream home before prices and mortgage rates rise further next year. Chances are, they’ll get creative with the terms of their offer, which could include waiving contingencies and offering over the asking price – both of which are great news for you.

If you’re on the fence about when to sell, remember your house is a hot commodity this season. As other sellers take a break for the holidays with plans to re-list their homes in the new year, you can put your house in front of motivated buyers by making your move today. That means your house will be the center of attention, and likely the center of a bidding war too.

Bottom Line

Selling your Beckley WV Home now gives you even more opportunity to win big as buyers compete for your house in today’s hot Beckley Real Estate Market.

Nov. 11, 2021

VA Loans: Helping Beckley Area Veterans Achieve Their Homeownership Dreams


VA Loans: Helping Veterans Achieve Their Homeownership Dreams | MyKCM

The purpose of Veterans Affairs (VA) home loans is to provide a pathway to homeownership for those who have sacrificed so much by serving our nation. As the Veterans Administration says of the program:

“The objective of the VA Home Loan Guaranty program is to help eligible Veterans, active-duty personnel, surviving spouses, and members of the Reserves and National Guard purchase, retain, and adapt homes in recognition of their service. . . .”

For over 75 years, VA home loans have provided millions of veterans and their families the opportunity to purchase their own homes.

2020 Data on VA Home Loans

  • 1,246,817 home loans are guaranteed by the Veterans Administration
  • The average VA loan amount totals $301,044
  • 178,171 of those using a VA Loan are first-time homebuyers

Top Benefits of the VA Home Loan Program

As we reflect on their sacrifice and honor our nation’s veterans, it’s important to ensure all veterans know the full extent of benefits VA home loans offer. As Jeff London, Director of the VA Home Loan Programsays:

“VA loans offer an extraordinary opportunity for veterans because of lower interest rates, lower monthly payments, no or low-down payments, and no private mortgage insurance.”

Those who qualify for a VA home loan are eligible for the following:

  • Borrowers can often purchase a home with no down payment. In 2020, 350,094 individuals using a VA Loan were able to purchase their homes without putting money down.
  • Many other loans with down payments under 20% require Private Mortgage Insurance (PMI). VA Loans do not require PMI, which means veterans can save on their monthly housing costs.
  • Finally, VA-Backed Loans often offer the most competitive terms and interest rates.

Bottom Line

One way we can honor and thank our veterans this year is to ensure they have the best information about the benefits of VA home loans and assist veteran's to use their benefits to purchase a home in Beckley WV and surrounding areas. Homeownership is the American Dream. Our veterans sacrifice so much in service to our nation and deserve to achieve their homeownership goals. Thank you for your service.  If you are a veteran in the Beckley area and are interested in purchasing a loan give us a call at 681.254.5200 and we can assist you in utilizing your VA Loan to purchase a home.

Nov. 8, 2021

Two Graphs That Show Why It Is Still A Great Time To Buy A Home In Beckley

243 West Locust Drive, Beckley, WV 25801There are still plenty of great Beckley homes available like this home at 243 West Locust Drive, Beckley, WV 25801 and with mortgage rates still near historic lows, it is still a great time to buy a home in Beckley WV.


With the average 30-year fixed mortgage rate from Freddie Mac climbing above 3%, rising rates are one of the topics dominating the discussion in the Beckley housing market today. And since experts project rates will rise further in the coming months, that conversation isn’t going away any time soon.

But as a Beckley homebuyer, what do rates above 3% really mean?

Today’s Average Mortgage Rate Still Presents Beckley Home Buyers with a Great Opportunity

Home Buyers in Beckley WV don’t want mortgage rates to rise, as any upward movement increases your monthly mortgage payment. But it’s important to put today’s average mortgage rate into perspective. The graph below shows today’s rate in comparison to average rates over the last five years:Two Graphs That Show Why You Shouldn’t Be Upset About 3% Mortgage Rates | MyKCMAs the graph shows, even though today’s rate is above 3%, it’s still incredibly competitive.

But today’s rate isn’t just low when compared to the most recent years. To truly put today into perspective, let’s look at the last 50 years (see graph below):Two Graphs That Show Why You Shouldn’t Be Upset About 3% Mortgage Rates | MyKCMWhen we look back even further, we can see that today’s rate is truly outstanding by comparison.

What Does That Mean for You?

Being upset that you missed out on sub-3% mortgage rates is understandable. But it’s important to realize, buying a home in Beckley now still makes sense as experts project rates will continue to rise. And as rates rise, it will cost more to purchase a home.

As Mark Fleming, Chief Economist at First Americanexplains:

“Rising mortgage rates, all else equal, will diminish house-buying power, meaning it will cost more per month for a borrower to buy ‘their same home.’”

In other words, the longer you wait, the more it will cost you.

Bottom Line

While it’s true today’s average mortgage rate is higher than just a few months ago, 3% mortgage rates shouldn’t deter you from your Beckley home buying goals. Historically, today’s rate is still low. And since rates are expected to continue rising, buying now could save you money in the long run. Let’s connect so you can lock in a great rate now.  Call us now at 681.254.5200.

Nov. 1, 2021

Beckley Renters Missed Out on $51,500 This Past Year

Beckley Renters Missed Out On As Much As $51,500 This Past Year

Renters Missed Out on $51,500 This Past Year | MyKCM

Beckley WV rents have increased significantly this year. The latest National Rent Report from Apartmentlist.com shows rents are rising at a rate much higher than the three years leading up to the pandemic:

“Since January of this year, the national median rent has increased by a staggering 16.4 percent. To put that in context, rent growth from January to September averaged just 3.4 percent in the pre-pandemic years from 2017-2019.”

Looking back, we can see rents rising isn’t new. The median rental price has increased consistently over the past 33 years (see graph below):Renters Missed Out on $51,500 This Past Year | MyKCMIf you’re thinking of renting for another year, consider that rents will likely be even higher next year. But that alone doesn’t paint the picture of the true cost of renting.

The Money Renters Stand To Lose This Year

A homeowner’s monthly mortgage payment pays for their shelter, but it also acts as an investment. That investment grows in the form of equity as a homeowner makes their mortgage payment each month to pay down what they owe on their home loan. Their equity gets an additional boost from home price appreciation, which is at near-record levels this year.

The latest Homeowner Equity Insights report from CoreLogic found homeowners gained significant wealth through their home equity this past year. The research shows:

“. . . the average homeowner gained approximately $51,500 in equity during the past year.”

As a renter in Beckley WV, you don’t get the same benefit. Your rent payment only covers the cost of shelter and any included amenities. None of your monthly rent payments come back to you as an investment. That means, by renting this year, you likely paid more in rent than you did in the previous year, and you also missed out on the potential wealth gain of $51,500 you could have had by owning your own home.

Bottom Line 

When deciding whether you should rent or buy in the future, keep in mind how much renting can cost you. Another year of renting is another year you’ll pay rising rents and miss out on building your wealth through home equity. Let’s connect today to talk more about the benefits of buying over renting.

We have programs available in WV to help you realize the dream of owning your own home.  You can get up to $10,000 in assistance if you qualify to help you buy a home in WV. Beckley WV remains one of the most affordable areas in which to own a home in the country.  Check out our Beckley Starter homes page to find incredibly affordable starter homes in the Beckley WV area then give us a call or send us a message.  Let's get started on your future today.

Aug. 22, 2021

Evaluating Beckley Real Estate Investing Using The 1% Rule

The 1% Rule: A Real Estate Investing Tool

Most experienced real estate investors have probably heard of the 1% rule. The 1% rule is a tool investors use to help you determine whether the monthly income you earn from a rental property will provide sufficient revenue to cover expenses and return a reasonable rate of return on your investment.

How Does The 1% Rule work?

The 1% rule states that when evaluating properties, investors should calculate monthly rent to be at least 1% of the total purchase price including repairs that are required to make the property ready to rent.  The idea is that if you can meet or exceed the 1% rule, you should be able to meet your monthly expenses and generate a positive cash flow on the property. 

So how does the 1% rule work in real life? Well, let’s say you’re looking at investing in a rental property in Beckley WV that costs $100,000 that requires $25,000 in repairs prior to renting it. Using the 1% rule, you should be able to charge $1,250 in monthly rent. If you are securing a mortgage to finance the purchase you would want to make sure that your payment + expenses are less than your expected rent of $1,250.  The difference between your mortgage + costs = your profit.  Simple right?  But does the 1% Rule always work?

When It Works

The 1% rule can be helpful in quickly prescreening rental properties. If you’re evaluating different properties, then using the 1% rule can help you quickly narrow down which properties may be a good investment. From there, you can do additional research on those properties.

When It Doesn't Work

The 1% rule shouldn’t be used as the determining factors as to whether or not you’ll invest in a property. Before buying a rental property, you should always consider the neighborhood, the condition of the property, and current market trends. And the 1% tool is best used when you’re looking at smaller single-family homes. If you’re looking at high-priced markets or multifamily units, then 1% rule may be too small.

Applying The 1% Rule To Beckley Real Estate

According to BestPlaces.net Beckley West Virginia Homes For Rent the median rent for Beckley area homes is as follows:

Median means that 50% of the available units of a given size rent for less and 50% of the available units of a given size rent for more each month. 

  • 1 Bedroom Home or Apartment $585 Monthly*
  • 2 Bedroom Home or Apartment $693 Monthly*
  • 3 Bedroom Home or Apartment $984 Monthly*
  • 4 Bedroom Home or Apartment $1,181 Monthly* 

 *Rent for any given house, condo, or apartment will vary based on area, condition of the property, market conditions, and market demand. 


See Current Beckley Homes And Condos For Rent 

A current Beckley WV Home for Rent is listed at $1,250 a month which is above the median rent listed above, which is fine as long as the market supports it.  This home has 3 Bedrooms, 1 Bath and 1,900 SqFT and is close to the Beckley WVU campus.  Applying the 1% rule to this property means that the investor should have no more than $125,000 invested in this house via purchase and repairs. Ideally, the investor in this home would be making a good return on investment at this level taking into account his expenses and mortgage.  In general expenses less the mortgage should not exceed 50% of rent, this is referred to as the 50% rule. This does not include any mortgage payment (if applicable) but includes property taxes, insurance, vacancy losses, repairs, maintenance expenses, and owner-paid utilities.

So a hypothetical analysis of this property is as follows:

  • Purchase Price $125,000
  • 1% Rule Expected Rent $1,250 per a month
  • 50% Rule Expected costs $625
  • Gross Profit $625
  • Mortgage Costs at 80% Financing for 30 Years at 3.92% $461.
  • Net Profit = 625-461 = $164 a month

Your actual costs and profit may vary.  For instance if the purchase price of this house was $100,000 and mortgage was based on $80,000 the monthly mortgage payment would drop to $378 a month, increasing the net profit to $247 a month.  So as you can see the 1% is a minimum rent, you definitely would want more rent if the market supports it and your negotiations around purchasing the property should take into account the maximizing of your profit.


See Beckley WV Homes For Sale Less Than $125,000


The 1% rule isn’t foolproof, but it can be a good initial tool to quickly evaluate whether a rental property is a good investment. As a general rule of thumb, it should be used as an initial prescreening tool to help you narrow down your list of options followed up by detailed rental and market evaluation.

The investing information provided on this page is for educational purposes only. Betty J. Moore and Associates Realtors does not offer Real Estate Investment advice nor does it recommend or advise investors to buy or sell any Real Estate for any particular purpose nor guarantee any return on investment.  Use of this information is at your own risk.



April 4, 2021

Beckley Real Estate Market March 2021 Compared To Prior Year


The Beckley Real Estate Market continues to be on fire.  Inventory available continues at historic lows with only 2.6 months worth of homes available compared to 5.5 months one year ago, even though new listings increased 54 homes to 129 compared to 75 one year ago.

Median and Average Home prices were up 22% and 19% year over year. Average Days on the Market (DOM) fell a modest 5 days from 150 to 145.  Deeper analysis of DOM data shows homes in certain price ranges are selling much faster, especially in the $300,000 to $399,000 range, down from 170 days to 47 days.

We see these trends continuing due to several factors such as low interest rates, low rates of new home construction due to increasing material prices, increase in demand from millennials  buying there first homes and others upgrading there homes as they work more from home and are willing to move farther from work.

Homes going under contract on the first day for full price are becoming more common while bidding wars not seen since the early 2000's are starting to erupt more.  If you are ready to list your Beckley Real Estate For Sale, get Beckley's #1 Realtor Betty J. Moore & Associates to list it for you.  Call us now at 681-254-5200 to talk to a Real Estate Direct Marketing Specialist now!


  Mar-20 Mar-21 +/- %
UNITS SOLD                      76  95               19.00  125%
UNITS AVAILABLE FOR SALE                    417  248                 (169) 59%
MONTHS INVENTORY AVAILABLE                     5.5                        2.6                 (2.88) 48%
+ HOMES MADE AVAILABLE FOR SALE                      75                       129               54.00  172%
MEDIAN  $         104,182   $           127,000         22,818.00  122%
AVERAGE  $         131,182   $           156,061         24,879.00  119%
DOM                    150                       145                (5.00) 97%
DOLLAR VOLUME RESIDENTIAL  $      9,969,850   $      14,825,750    4,855,900.00  149%
Key DOM Data        
Price Ranges        
140,000 - 159,999 125 69              (56.00) 55%
160,000 - 179,999 108 115                 7.00  106%
180,000 - 199,999 203 133              (70.00) 66%
200,000 - 249,999 114 137               23.00  120%
250,000 - 299,999 183 146              (37.00) 80%
300-000 - 399,999 170 47            (123.00) 28%
500,000 - 749,999 283 71            (212.00) 25%
Posted in Market Updates
March 23, 2021

Beckley's Best Realtors Gives You The App You Need

Betty J. Moore and Associates has an App for that!


Looking for your new home?  Want to be updated the minute a listing in your desired area hits the market?  We have an app for that!  Along with Betty J. Moore's new website comes our companion App, MoveTo.


Download the MoveTo app and find the home of your dreams! MoveTo taps into our Website to provide you with the most up-to-date, accurate listings for all Beckley Real Estate Listings.


To get started first register for an account on our website at BettyJMoore.com.  Then go to the Apple App Store or Google App store depending on the phone you have an download the MoveTo App to your phone.  Login to it with your email address and cell phone number that you used to register on our web site and you are ready to start your search for the home of your dreams.


Our MoveTo’s most popular features:


• Quick and Flexible Searching: Search for properties in your desired neighborhood in a list or map view, and even search based on your current location.

• Saved Searches: Create custom saved searches that will automatically update you when new homes that fit your search hit the market via real-time push notification.

• Favorite Properties: Keep track of your favorite properties by saving them to your account.

• Tour Scheduling: Schedule tours with your favorite real estate agent with the click of a button.

• Property Sharing: Share your favorite properties with your friends and family via email or by posting to your social media accounts.


Perform Map Searches, Compare Properties, Schedule Showings, Setup Notifications for Searches so you know when new properties hit the market you are interested in!

Perform Real Time Searches With Beckley Real Estate App From Betty J. Moore and Associates Realtors


Get Realtime Updates on New Listings The Minute They Hit The Market!

Perform Real Time Searches With Beckley Real Estate App From Betty J. Moore and Associates Realtors


Posted in Market Updates