Salem, VA — Momentum Score, Home Values & Best-For

All states·Virginia·Salem

Salem city · Roanoke · population 25,908

Image: Wikipedia · Salem, Virginia

Overview Cost of living Moving guide

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Rising

Momentum score · 0–100

Where Salem stands

At or near all-time high.

Median home $306,910

1-year +3.9%

5-yr CAGR +6.4%

vs 5-yr peak +0.0%

Population +0.5%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly

Lifestyle scores

🚶

Walkability

32/100

Very car-dependent

Estimated from population density. Higher = denser, more amenities within walking distance.

🚉

Public transit

15/100

Transit limited

Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.

💻

Remote work fit

81/100

Excellent for remote work

Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)

Rent vs buy

Price-to-rent ratio: 16.9

Lean buy

At a 16.9 price-to-rent ratio, Salem is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →

Home YoY

70 · w22%

Home 5-yr CAGR

72 · w22%

Distance from peak

90 · w18%

Population growth

56 · w16%

Rent YoY

77 · w12%

Home 10-yr CAGR

69 · w10%

Long thesis

Salem has held up across the cycle: home values at $306,910 with +6.4% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Salem's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Salem

Salem is a city in Salem city, Virginia, with an estimated population of 25,908. It anchors the Roanoke metro area. The population grew 0.5% annually from 2020 to 2024, a moderate gain. The median home value in Salem is $306,910 as of 2026-04, up 3.9% over the last 12 months. Over the last five years, home values have averaged +6.4% annual growth, with prices at or near the 5-year peak. Rents in Salem average $1,513 per month, up 4.8% year-over-year. The composite momentum score is 72 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Healthy 5-year run: +6.4% annualized over 5 years, outpacing US inflation.

●Quiet strength: +3.9% over the trailing year — not a melt-up, but the market is bid.

●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Salem (Wikipedia)

Salem is an independent city in the Commonwealth of Virginia. As of the 2020 census, the population was 25,346. It is the county seat of Roanoke County, although the two are separate jurisdictions. The Bureau of Economic Analysis combines the city of Salem with Roanoke County, which surrounds both Salem and the neighboring City of Roanoke, for statistical purposes. Salem has its own courthouse and sheriff's office, but shares a jail with Roanoke County, which is located in the Roanoke County Courthouse complex in Salem. The Roanoke County Sheriff's Office and Roanoke County Department of Social Services are also located within Salem, though the county administrative offices are located in unincorporated Cave Spring.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Salem city right now.

NWS active alerts (VA)Virginia Emergency Management How to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Salem city routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Salem

Staunton, VA73 · Rising Vinton, VA71 · Rising Culpeper, VA75 · Rising Ashland, VA72 · Rising

Run the numbers for Salem

ToolCan I afford Salem?Income → city shortlist ToolROI on a Salem rentalCap rate, cash-on-cash, DSCR ToolCompare Salem to anywhereSide-by-side up to 3 cities ToolSalem cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)

47° / 27°

avg high / low

Summer (Jul)

87° / 65°

avg high / low

Sunny days/yr

205

~56% of year

Annual precip

44″ rain

14″ snow

Disaster risk (1=very low, 5=very high)

Hurricane

Moderate

Tornado

Low

Wildfire

Low

Earthquake

Low

Flood

Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Salem listings on the major real-estate sites.

For rent

Zillow rentals → Apartments.com → Trulia rentals →

For sale

Zillow for sale → Realtor.com →

Links open the live search on the destination site — results are always current.

Local news & community

Latest news

Salem Celebrates National Farmers Market Week
City of Salem, VA (.gov) · 5d ago
Albert Christopher "Chris" Spraker
Legacy · 3h ago
Interstate 81 widening, Exit 137 to 141 – Roanoke County and City of Salem
Virginia Department of Transportation (.gov) · 2w ago
Virginia's Ben James wins Winston-Salem Regional as Hoos advance to NCAA finals
The Daily Progress · 8h ago
2026 NCAA DIII softball championship: Bracket, schedule, scores
NCAA.com · 2d ago
Salem VA Health Care System receives funding for continued infrastructure improvements
Smith Mountain Eagle · 2d ago

Local sports teams

Major professional teams the Roanoke area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

NFLWashington Commanders →

NBAWashington Wizards →

MLBWashington Nationals →

NHLWashington Capitals →

Local economy & environment

Humidity

70%

Humid climate

Median household income

$87,200

Virginia state median

Top industries (state-level)

Government/DefenseTech (NoVa)Shipbuilding

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.