Georgia · GEOID 13019

Berrien County

2024 ACS 5-year estimates · population 18,352 · 8,099 housing units

Median household income

$52,876

State $79,556

Median home value

$131,600

State $310,585

Median gross rent

$782

State $1,398

Homeownership rate

71.0%

State 65.7%

Renter cost-burden rate

43.7%

≥30% of income

Owner cost-burden rate

17.6%

≥30% of income

Homeowner vacancy

0.0%

Of owner-occupied + for-sale units

Rental vacancy

7.4%

Of renter-occupied + for-rent units

Overall vacancy

13.0%

All housing units

Price-to-income ratio

2.49

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Berrien County	Georgia
Population	18,352	10,940,407
Population density (per sq. mi.)	40.48	—
Median household income	$52,876	$79,556
HUD Area Median Income (4-person, 100%)	$72,000	—
Households	7,045	—
Average household size	2.58 people	—
Owner-occupied	71.0%	65.7%
Renter-occupied	29.0%	34.3%
Race	81.7% White · 11.2% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Berrien County compared with Georgia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

15.7% hold a bachelor's degree or higher (state: 34.9%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	19.6%	$22,381	$560	$52,290
1 earner	35.5%	$54,680	$1,367	$172,518
2 earners	33.5%	$98,027	$2,451	$333,870
3+ earners	11.3%	$101,514	$2,538	$346,850

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

7,045

Average size: 2.58 people

Households with children

1,907

27.1% of households

Per-capita income

$28,442

Poverty rate: 19.3%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

71.0% owner-occupied vs. state average 65.7%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 62.2% · Missing middle (2–19 units) 4.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

34.9% built before 1980 · Median structure age 1,989.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $131,600.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $782.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 1,054 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 0.0% · For rent 15.7% · Seasonal 14.9% · Other 56.4%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

28.7% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 71.3% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.9%

157 units of 8,099 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

7.3%

594 units of 8,099 total

⚑ Above the 5% threshold — possible indicator of disinvestment, abandonment, or condemned stock.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$42,301

100% MHI$52,876

120% MHI$63,451

County-wide median from ACS 5-year estimates. A household at 100% MHI in Berrien County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$43,150	$49,300	$61,600
100% AMI	$50,400	$57,600	$72,000
120% AMI	$60,500	$69,100	$86,400

HUD FMR Area: Berrien County, GA. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

43.7% of renter households spend ≥30% of income on rent (19.2% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

17.6% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Berrien County.

Covered employment

3,354

Across 15 sectors

Establishments

287

QCEW 2024

Avg annual pay (workforce)

$41,362

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 31-33 Manufacturing NAICS 31-33	1,090	$49,308	$152,522	+$20,922	$1,233
NAICS 61 Educational services NAICS 61	471	$40,124	$118,336	−$13,264	$1,003
NAICS 44-45 Retail trade NAICS 44-45	427	$30,818	$83,696	−$47,904	$770
NAICS 92 Public administration NAICS 92	350	$38,344	$111,710	−$19,890	$959
NAICS 72 Accommodation and food services NAICS 72	289	$16,569	$30,656	−$100,944	$414
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	139	$48,246	$148,568	+$16,968	$1,206
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	133	$34,685	$98,090	−$33,510	$867
NAICS 42 Wholesale trade NAICS 42	91	$46,100	$140,580	+$8,980	$1,153
NAICS 23 Construction NAICS 23	83	$43,707	$131,673	+$73	$1,093
NAICS 62 Health care and social assistance NAICS 62	80	$69,285	$226,883	+$95,283	$1,732
NAICS 52 Finance and insurance NAICS 52	76	$70,549	$231,588	+$99,988	$1,764
NAICS 81 Other services (except public administration) NAICS 81	42	$35,488	$101,079	−$30,521	$887
NAICS 48-49 Transportation and warehousing NAICS 48-49	33	$57,321	$182,349	+$50,749	$1,433
NAICS 71 Arts, entertainment, and recreation NAICS 71	32	$21,461	$48,866	−$82,734	$537
NAICS 53 Real estate and rental and leasing NAICS 53	18	$33,427	$93,407	−$38,193	$836

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 336 Transportation equipment manufacturing NAICS 336	904	$49,082	$151,680	+$20,080	$1,227
NAICS 611 Educational services NAICS 611	471	$40,124	$118,336	−$13,264	$1,003
NAICS 921 Executive, legislative, and other general government support NAICS 921	277	$33,425	$93,400	−$38,200	$836
NAICS 623 Nursing and residential care facilities NAICS 623	152	$42,195	$126,045	−$5,555	$1,055
NAICS 111 Crop production NAICS 111	90	$29,104	$77,315	−$54,285	$728
NAICS 445 Food and beverage retailers NAICS 445	82	$26,896	$69,097	−$62,503	$672
NAICS 622 Hospitals NAICS 622	74	$70,446	$231,204	+$99,604	$1,761
NAICS 441 Motor vehicle and parts dealers NAICS 441	67	$39,945	$117,669	−$13,931	$999
NAICS 484 Truck transportation NAICS 484	61	$56,290	$178,511	+$46,911	$1,407
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	59	$48,897	$150,992	+$19,392	$1,222
NAICS 332 Fabricated metal product manufacturing NAICS 332	52	$54,033	$170,110	+$38,510	$1,351
NAICS 456 Health and personal care retailers NAICS 456	46	$42,249	$126,246	−$5,354	$1,056
NAICS 457 Gasoline stations and fuel dealers NAICS 457	44	$20,860	$46,629	−$84,971	$522
NAICS 524 Insurance carriers and related activities NAICS 524	40	$89,803	$303,258	+$171,658	$2,245
NAICS 922 Justice, public order, and safety activities NAICS 922	38	$61,462	$197,763	+$66,163	$1,537
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	37	$29,735	$79,664	−$51,936	$743
NAICS 522 Credit intermediation and related activities NAICS 522	37	$47,828	$147,013	+$15,413	$1,196
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	32	$21,461	$48,866	−$82,734	$537
NAICS 491 Postal service NAICS 491	28	$60,051	$192,511	+$60,911	$1,501
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	27	$31,800	$87,351	−$44,249	$795
NAICS 531 Real estate NAICS 531	18	$33,427	$93,407	−$38,193	$836
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	17	$18,691	$38,555	−$93,045	$467
NAICS 924 Administration of environmental quality programs NAICS 924	15	$54,969	$173,594	+$41,994	$1,374
NAICS 812 Personal and laundry services NAICS 812	13	$49,654	$153,810	+$22,210	$1,241
NAICS 923 Administration of human resource programs NAICS 923	10	$39,138	$114,665	−$16,935	$978
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	10	$61,027	$196,144	+$64,544	$1,526
NAICS 621 Ambulatory health care services NAICS 621	6	$54,961	$173,564	+$41,964	$1,374
NAICS 488 Support activities for transportation NAICS 488	5	$42,032	$125,438	−$6,162	$1,051

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Waiters and Waitresses SOC 35-3031	2,400	70	3%	$11.91	$24,780	$61,220	$620
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	7,040	2,160	44%	$11.99	$24,940	$61,816	$624
Childcare Workers SOC 39-9011	690	120	21%	$12.46	$25,920	$65,464	$648
Cashiers SOC 41-2011	5,820	(1,340)	(19%)	$12.70	$26,410	$67,287	$660
Retail Salespersons SOC 41-2031	6,320	1,390	28%	$15.05	$31,300	$85,490	$783
Janitors and Cleaners SOC 37-2011	2,420	340	16%	$15.18	$31,570	$86,495	$789
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	2,550	(540)	(17%)	$16.65	$34,630	$97,885	$866
Firefighters SOC 33-2011	870	110	14%	$17.60	$36,620	$105,293	$916
Tellers SOC 43-3071	640	(500)	(44%)	$17.74	$36,890	$106,298	$922
Office Clerks, General SOC 43-9061	3,720	(400)	(10%)	$18.11	$37,670	$109,201	$942
Construction Laborers SOC 47-2061	1,790	360	25%	$18.47	$38,420	$111,993	$961
Maintenance and Repair Workers, General SOC 49-9071	2,420	160	7%	$22.36	$46,520	$142,144	$1,163
Police and Sheriff's Patrol Officers SOC 33-3051	1,390	(280)	(17%)	$22.40	$46,590	$142,404	$1,165
Paramedics SOC 29-2043 · prior-year code differs	290	(430)	(60%)	$22.88	$47,580	$146,089	$1,190
Carpenters SOC 47-2031	330	(440)	(57%)	$23.96	$49,840	$154,502	$1,246
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	3,900	290	8%	$26.10	$54,300	$171,104	$1,358
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	420	100	31%	$27.33	$56,850	$180,595	$1,421
Electricians SOC 47-2111	950	260	38%	$30.25	$62,920	$203,190	$1,573
Elementary School Teachers, Except Special Education SOC 25-2021	2,190	(600)	(22%)	—	$66,880	$217,931	$1,672
Registered Nurses SOC 29-1141	4,350	1,090	33%	$38.98	$81,080	$270,788	$2,027

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 13019 · pulled from Full Housing Data Table.xlsx.