Living in Blacksburg, Virginia: homes, schools and costs

The book's checklist

Lower cost of livingEveryday prices run 7.3% below the U.S. average in the Blacksburg-Christiansburg-Radford metro area.
More house for the moneyA typical home costs 8.9 years of the typical household's income here. Across the U.S. it's 4.1.
A safer neighborhood34 violent crimes were reported in 2025, about 0.7 per 1,000 people (U.S.: 3.3). Property crime: 5.5 per 1,000 (U.S.: 15.3).
Schools in town7 public schools: 5 elementary, 1 middle and 1 high school.
A hospital close byLewisgale Hospital Montgomery in Blacksburg, about 3 miles away, has the nearest emergency room.
Within reach of a big cityRaleigh is about 138 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Blacksburg meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

What kind of town

College town. About 56% of residents are college students, with Virginia Polytechnic Institute and State University and Edward Via College of Osteopathic Medicine in town. Concerts, sports and good food all year, and a big employer that rarely closes. Expect higher home prices close to campus.

The book sorts small towns into six types. These labels come only from the numbers; take the quiz to see which type fits your family.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024: $446,300U.S.: $332,700
Home prices since then: Up 18%Montgomery County, 2022 to 2025
Typical rent, with utilities: $1,359 a monthU.S.: $1,413
Typical household income: $50,182U.S.: $80,734
Homes owned by the people living in them: 36%U.S.: 65%
Typical property tax bill: $3,460 a yearVirginia: $2,790
Homes built before 1940: 3%U.S.: 12%
Homes built since 2010: 15%U.S.: 11%
Vacation and seasonal homes: 1%U.S.: 3%
Everyday prices: 92.7U.S. average = 100 (the Blacksburg-Christiansburg-Radford metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 18% since 2022. Everyday prices are the government's average for the Blacksburg-Christiansburg-Radford metro area, not Blacksburg alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate: 45,1042020: 44,766
Median age: 21.9 yearsU.S.: 38.9
Age 65 and older: 8%U.S.: 17%
Under 18: 10%U.S.: 22%
Adults with a bachelor's degree or more: 69%U.S.: 36%
Moved here from another county or state in the past year: 23%U.S.: 6%
College students: 56%share of all residents

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work: Schools, health care and social services (42%); arts, recreation, lodging and restaurants (18%); professional and business services (12%)
Unemployment rate: 3%U.S.: 5%
Average commute: 15 minutesU.S.: 26 minutes
Work from home: 18%U.S.: 15%
Below the poverty line: 43%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Lewisgale Hospital Montgomery, Blacksburg, VA, about 3 miles away. It's a general hospital. Medicare gives it 3 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

7 public schools in Blacksburg, run by Montgomery County Public Schools.

Colleges in or next to town: Virginia Polytechnic Institute and State University (20,000 or more students); Edward Via College of Osteopathic Medicine (1,000 to 4,999 students).

See each school on the federal school search, then check test scores and graduation rates on Virginia's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet: 86%U.S.: 76%
Homes with any internet subscription: 94%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low: 22°F
July average high: 82°F
Days 90°F or hotter: 5 a year
Nights at or below freezing: 125 a year
Rain and melted snow: 42.6 inches a year
Snow: 25 inches a year
Elevation: 2,057 feet

Weather station: Blacksburg Nwso (2 miles away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Lewisgale Hospital MontgomeryEmergency room3

Roanoke, VACity of 99,00026

Raleigh, NCMetro of 1.6 million138

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Lewisgale Hospital Montgomery, Roanoke, Raleigh.

Montgomery County is in a metro area of fewer than 250,000 people (USDA rural-urban code 3, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

19 places on the National Register of Historic Places, including the Blacksburg Historic District, the Kentland Farm Historic and Archeological District, Kentland Farm Historic and Archeological District (Boundary Increase) and the Miller-Southside Residential Historic District.

National Park Service sites within about an hour:

Appalachian National Scenic Trail8 miles
Blue Ridge Parkway18 miles
Bluestone National Scenic River37 miles
Booker T. Washington National Monument39 miles
New River Gorge National Park and Preserve40 miles

Campus life. Check Virginia Polytechnic Institute and State University's events calendar for games, concerts and plays open to the public.

Read about Blacksburg's history on Wikipedia.

Know Blacksburg?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Merrimac, VA2,700 people, 3 miles
Christiansburg, VA22,000 people, 6 miles
Radford, VA17,200 people, 11 miles
Pembroke, VA1,100 people, 13 miles
Dublin, VA2,700 people, 17 miles
Pearisburg, VA2,900 people, 18 miles

Smaller places

Prices Fork, VA (unincorporated)900 people, 4 miles
Belview, VA (unincorporated)990 people, 6 miles
Plum Creek, VA (unincorporated)1,068 people, 8 miles
Fairlawn, VA (unincorporated)2,488 people, 9 miles
Shawsville, VA (unincorporated)1,411 people, 10 miles
Belspring, VA (unincorporated)152 people, 11 miles
New River, VA (unincorporated)268 people, 11 miles
Parrott, VA (unincorporated)401 people, 11 miles

Sources

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.