Roanoke: The Data Profile (2026)

Roanoke represents a distinct statistical outlier in the post-2026 relocation landscape. With a population of 97,171, it functions as a mid-sized anchor city rather than a major metro. The primary economic friction point for incoming remote workers is the income-to-cost ratio. The median household income sits at $51,038, which is 31.6% lower than the national median of $74,580. Despite this, the city maintains a highly educated workforce, with 29.9% of residents holding a bachelor's degree or higher, trailing the US average of 33.1% by a manageable margin.

The statistical target demographic for Roanoke in 2026 is the "Geo-Arbitrage Specialist." This profile fits individuals earning $75,000+ annually (remote) who can leverage national-level wages against a sub-national cost structure. It is less viable for local wage earners, where the disparity between income and living costs creates a tighter budgetary constraint.

Cost of Living Analysis

The overall Cost of Living Index (COLI) for Roanoke is anchored at 98.0, effectively 2.0% below the national baseline. However, the composition of this index favors specific spending categories. Utilities, specifically electricity, offer significant relief at $0.1441 per kWh compared to the US average of $0.160.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis:
For a single remote worker earning the US median of $74,580 ($6,215 gross monthly), the take-home pay is approximately $4,650. Subtracting the total monthly budget of $2,004 (Rent + Excl. Rent) leaves a surplus of $2,646. This represents a 56.9% savings rate, significantly higher than the national average of ~35%, validating Roanoke as a high-value relocation target.

Housing Market Deep Dive

The housing market in Roanoke is characterized by high affordability relative to ownership costs, though rental inventory is tightening. The median home price sits at $275,000, which is 16.7% cheaper than the US median of $330,000. However, the price per square foot is $185, indicating that while entry-level homes are cheaper, the quality of construction or lot sizes may be smaller than rural counterparts.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Verdict:
The price-to-rent ratio favors buying. On a $275,000 home with a 20% down payment ($55,000) and a 6.5% mortgage rate, the monthly P&I is roughly $1,400. Comparing this to a $1,513 rent for a similar 3BR unit, buying builds equity while costing less monthly. For remote workers planning a stay of 3+ years, purchasing is the mathematically superior financial decision.

Economic & Job Market Outlook

Roanoke's economy is resilient but bifurcated. The local unemployment rate is 3.5%, better than the national average of 4.0%, signaling a tight labor market for local services. However, the Return-to-Office (RTO) mandates of 2025/2026 have had a negligible negative impact on the local service economy because Roanoke was never a heavy commuter hub.

Commute Analysis:

• Average Commute Time: 22.4 minutes (vs US avg 26.8 minutes).
• Traffic Congestion: Low (1.2x peak multiplier).
• Remote Work Penetration: 18.5% of workforce (slightly above national average).

The stability of the region relies heavily on the Carilion Clinic healthcare system and Virginia Tech's satellite campus. These institutions provide a "recession-resistant" floor for local employment, insulating the region from volatility seen in tech-heavy metros.

Quality of Life Audit

While the economic data is strong, the health metrics present a significant warning. Roanoke records a Health Score of 76.2/100, which is "Good" on the surface, but masks underlying risk factors. The obesity rate is 41.9%, a staggering 10 percentage points higher than the US average of 31.9%. Similarly, the diabetes rate is 14.9% compared to 10.9% nationally.

Table 3: Quality of Life Metrics

Safety & Environment:

• Violent Crime: 456 per 100k (US Avg: 380). This is 20% higher than the national average, placing safety as a "C" grade.
• Property Crime: 2,567 per 100k (US Avg: 2,000). This is 28% higher than average.
• Air Quality: The AQI of 39 is excellent, driven by the mountain topography which disperses pollutants. PM2.5 levels are 7.0 µg/m³, well below the EPA standard of 12.0 µg/m³.

Schools & Weather:
Standardized test scores place Roanoke City Public Schools at roughly 5% below the state average. Weather-wise, the current reading of 50.0°F with rain is indicative of the humid subtropical climate—expect 45 inches of rain annually and 18 inches of snow.

The Verdict

Pros:

• High Disposable Income: Remote workers can save $2,500+ monthly due to low rent ($894 for 1BR).
• Housing Affordability: Home prices are 16.7% below the national median.
• Air Quality: Top-tier environmental metrics (AQI 39).
• Low Unemployment: Job security is high (3.5%).

Cons:

• Health Risks: Extremely high obesity (41.9%) and diabetes (14.9%) rates suggest a challenging environment for health-conscious living.
• Crime: Violent crime is 20% above the national average.
• Income Ceiling: Local wages are 31.6% lower; leaving a remote job carries high risk.

Recommendation:
Relocate with caution, but high financial reward. Roanoke is a prime destination for remote workers earning $75k+ who can insulate themselves from local wage stagnation and crime zones. It is not recommended for local job seekers or families prioritizing top-tier public health metrics.

FAQs

1. What salary is needed to live comfortably in Roanoke in 2026?
To match the national average savings rate, a single person needs approximately $60,000 annually. However, to achieve "wealth building" status (saving $2,000+/month), a salary of $75,000 is sufficient.

2. How does the value proposition compare to larger metros?
Compared to NYC or SF, Roanoke offers a ~65% reduction in total living costs. Specifically, rent is ~70% cheaper. The trade-off is a ~20% increase in violent crime risk and a ~10% increase in health risk factors.

3. Is the crime rate actually dangerous?
Statistically, yes. With violent crime at 456 per 100k, you are 1.2x more likely to be a victim here than in the average US city. Property crime is even more prevalent at 2,567 per 100k. Researching specific zip codes is critical.

4. When is the best time to move?
The rental market peaks in late summer (August/September) due to the academic calendar. To secure the best rates on the $894 1BR average, move between November and February.