Where to Live in
Roanoke

Roanoke's 2026 Neighborhood Shortlist

The map of Roanoke is being redrawn. If you blinked, you missed the transformation of South Jefferson from a street you lock your car doors on to the new epicenter of the city's dining scene. We're seeing a hard dividing line forming: the west side of Williamson Road is rapidly gentrifying, while the east side remains the city's last bastion of true affordability. The downtown revival is real, but the real money is quietly moving into the historic districts just outside the city core, betting on the continuation of the greenway expansion and the slow death of the car-centric commute.

The Shortlist (2026)

[South Jefferson]

• The Vibe: Gentrifying Historic
• Rent Check: 1BR apartments now push $1,100-$1,300. You're paying a premium for the zip code and walkability to The Spot on the Alley.
• The Good: This is the city's culinary and social engine. You can walk from your porch on Dayton Ave SW to Little Star for natural wine, grab a coffee at Sweet Donkey, or catch a show at The Jefferson without moving your car. The Roanoke River Greenway access at Island Park is a game-changer for runners and cyclists. The neighborhood association is one of the most active in the city, keeping the streets clean and safe.
• The Bad: Parking is a nightmare on event nights at the Berglund Center. The historic charm comes with drafty windows and quirky plumbing. You will pay a premium for everything, from the mortgage to the corner store. It's becoming homogeneous; the grit is being polished away rapidly.
• Best For: Young professionals who want a built-in social life and are willing to pay for it.
• Insider Tip: Drive down Windsor Ave SW at sunset. The view of Mill Mountain is unparalleled. Also, the best tacos in the city aren't in a restaurant; they're from the Taqueria La Tejana truck parked on Jamison Ave SW.

[Old Southwest]

• The Vibe: Stately & Established
• Rent Check: Mostly single-family rentals, but a 1BR apartment in an old converted mansion might run you $950-$1,050.
• The Good: This is Roanoke's architectural crown jewel. Think massive porches, mature trees, and streets like Madison Ave SW and Campbell Ave SW that are a walker's dream. It's anchored by the Virginia Tech Carilion School of Medicine, bringing stability and money to the area. You're a 10-minute walk from the Roanoke City Market and the heart of downtown. The sense of community is palpable; people actually know their neighbors here.
• The Bad: The price of entry for buying is steep; you're looking at $350k+ for a fixer-upper. Some pockets, especially closer to Harrison Ave, still see opportunistic crime. Street parking is tight, and you'll get a lecture if you block a neighbor's driveway.
• Best For: Families who want urban living with a yard, or doctors and faculty from the nearby medical school.
• Insider Tip: The best spot for people-watching and a quiet read is the porch at the Harrison Museum of Art. For a cheap, strong drink, the dive bar The Park on Campbell Ave SW is a local institution.

[Grandin Village]

• The Vibe: Walkable & Artsy
• Rent Check: A solid value at around $850-$950 for a 1BR. You get a lot of character for the price.
• The Good: This is the most genuinely walkable neighborhood on the list, centered around the Grandin Theatre and a small commercial strip. You can grab a coffee at Crystal Spring Grocery, a beer at The Barrel Chest, and a meal at The Blue Apron, all within four blocks. The Greenway runs right through, connecting you to the rest of the city. The houses are charming bungalows with big porches and it has a distinctly non-corporate feel.
• The Bad: It's self-contained. If you want to go anywhere else in Roanoke, you're driving down Peter's Creek Rd SW, which is a congested nightmare. The grocery options are limited unless you drive 10 minutes to the Tanglewood Mall area. A lot of the rentals are owned by a few key landlords, so inventory can be tight.
• Best For: Artists, couples, and anyone who wants a small-town feel inside a city.
• Insider Tip: The secret to Grandin is the alley system. Properties with alley access (like off Lakewood Dr SW) have off-street parking, which is a golden ticket.

[Hollins]

• The Vibe: Suburban Value
• Rent Check: The steal of the city. 1BR apartments can be found for $700-$800.
• The Good: You get space. We're talking big apartments, big parking lots, and easy access to I-81 for a commute to Salem or Roanoke County. The Hollins Library is a fantastic resource, and you're right next to the Tanglewood Mall and Valley View Mall for practical shopping. If you work at the airport or in the logistics corridor along US-220, this is the most sensible choice. The crime rate is low, mostly property crime.
• The Bad: It is the definition of car-dependent sprawl. There is no "downtown" Hollins; it's a collection of strip malls and apartment complexes. The vibe is sterile. You will spend your life in traffic on Electric Road or Hershberger Road. It lacks any sense of place or history.
• Best For: Commuters who work outside the city, first-time renters on a tight budget, or anyone who prioritizes square footage over neighborhood character.
• Insider Tip: The best cheap eats in the city are the Vietnamese and Thai places tucked into the strip malls off Hershberger Road. Also, the Hollins University campus is gorgeous for a walk, even if you don't go to school there.

Strategic Recommendations

• For Families: Old Southwest is the winner, hands down. The Roanoke City Public Schools lottery is competitive, but the neighborhood schools in this zone (like Fishburn Park Elementary) are solid and have strong parent involvement. The walkability to parks like Lakewood and the market is a luxury you can't replicate elsewhere. You get a yard and a community that looks out for kids.
• For Wall St / Tech: If your office is downtown, South Jefferson is a 5-minute commute with zero parking fees. If you're commuting to the Blacksburg tech corridor, Hollins is your only logical choice to avoid the I-81 bottleneck. The commute from anywhere else during rush hour is soul-crushing.
• The Value Play: Buy in Hollins or Bonsack now. The explosion of the South Jefferson market is pushing prices eastward. The area around Hershberger Road is primed for a commercial and residential overhaul. You can still get a house with a half-acre lot for under $250k. In 5 years, that will be a memory.