Illinois · GEOID 17001

Adams County

2024 ACS 5-year estimates · population 64,754 · 30,302 housing units

Median household income

$66,220

State $84,845

Median home value

$162,600

State $269,776

Median gross rent

$828

State $1,303

Homeownership rate

72.1%

State 67.1%

Renter cost-burden rate

40.7%

≥30% of income

Owner cost-burden rate

14.8%

≥30% of income

Homeowner vacancy

0.2%

Of owner-occupied + for-sale units

Rental vacancy

4.3%

Of renter-occupied + for-rent units

Overall vacancy

7.9%

All housing units

Price-to-income ratio

2.46

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Adams County	Illinois
Population	64,754	12,694,798
Population density (per sq. mi.)	75.72	—
Median household income	$66,220	$84,845
HUD Area Median Income (4-person, 100%)	$91,100	—
Households	27,915	—
Average household size	2.25 people	—
Owner-occupied	72.1%	67.1%
Renter-occupied	27.9%	32.9%
Race	90.6% White · 2.8% 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

Adams County compared with Illinois.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

27.5% hold a bachelor's degree or higher (state: 37.8%).

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	14.0%	$53,639	$1,341	$168,643
1 earner	28.4%	$58,133	$1,453	$185,371
2 earners	44.5%	$104,449	$2,611	$357,775
3+ earners	13.1%	$128,278	$3,207	$446,475

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

27,915

Average size: 2.25 people

Households with children

6,696

24.0% of households

Per-capita income

$37,595

Poverty rate: 12.0%

Section 2

Residential Market Analysis

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

Tenure

72.1% owner-occupied vs. state average 67.1%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 79.9% · Missing middle (2–19 units) 12.4%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

70.9% built before 1980 · Median structure age 1,965.00 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: $162,600.

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: $828.

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 2,387 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 1.6% · For rent 14.8% · Seasonal 8.6% · Other 70.5%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

20.8% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 79.2% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.7%

206 units of 30,302 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

5.6%

1,684 units of 30,302 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$52,976

100% MHI$66,220

120% MHI$79,464

County-wide median from ACS 5-year estimates. A household at 100% MHI in Adams 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	$51,050	$58,350	$72,900
100% AMI	$63,770	$72,880	$91,100
120% AMI	$76,500	$87,450	$109,300

HUD FMR Area: Adams County, IL. 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

40.7% of renter households spend ≥30% of income on rent (21.3% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

14.8% 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 Adams County.

Covered employment

30,704

Across 19 sectors

Establishments

1,743

QCEW 2024

Avg annual pay (workforce)

$54,568

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 62 Health care and social assistance NAICS 62	6,747	$71,965	$236,859	+$74,259	$1,799
NAICS 31-33 Manufacturing NAICS 31-33	4,466	$69,554	$227,884	+$65,284	$1,739
NAICS 44-45 Retail trade NAICS 44-45	4,040	$35,225	$100,100	−$62,500	$881
NAICS 72 Accommodation and food services NAICS 72	2,636	$21,595	$49,364	−$113,236	$540
NAICS 61 Educational services NAICS 61	2,203	$37,891	$110,024	−$52,576	$947
NAICS 42 Wholesale trade NAICS 42	1,869	$61,755	$198,854	+$36,254	$1,544
NAICS 52 Finance and insurance NAICS 52	1,511	$67,831	$221,470	+$58,870	$1,696
NAICS 92 Public administration NAICS 92	1,263	$49,936	$154,859	−$7,741	$1,248
NAICS 23 Construction NAICS 23	1,256	$62,794	$202,721	+$40,121	$1,570
NAICS 48-49 Transportation and warehousing NAICS 48-49	1,159	$58,120	$185,323	+$22,723	$1,453
NAICS 81 Other services (except public administration) NAICS 81	1,150	$40,013	$117,922	−$44,678	$1,000
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	757	$54,527	$171,948	+$9,348	$1,363
NAICS 71 Arts, entertainment, and recreation NAICS 71	512	$20,023	$43,513	−$119,087	$501
NAICS 53 Real estate and rental and leasing NAICS 53	390	$52,394	$164,009	+$1,409	$1,310
NAICS 51 Information NAICS 51	256	$55,597	$175,931	+$13,331	$1,390
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	219	$82,383	$275,638	+$113,038	$2,060
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	147	$39,897	$117,491	−$45,109	$997
NAICS 22 Utilities NAICS 22	107	$111,720	$384,840	+$222,240	$2,793
NAICS 54 Professional, scientific, and technical services NAICS 54	16	$79,906	$266,418	+$103,818	$1,998

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	2,459	$21,211	$47,935	−$114,665	$530
NAICS 611 Educational services NAICS 611	2,203	$37,891	$110,024	−$52,576	$947
NAICS 621 Ambulatory health care services NAICS 621	1,822	$91,503	$309,586	+$146,986	$2,288
NAICS 333 Machinery manufacturing NAICS 333	1,285	$74,126	$244,903	+$82,303	$1,853
NAICS 623 Nursing and residential care facilities NAICS 623	1,257	$40,369	$119,248	−$43,352	$1,009
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	1,153	$57,680	$183,685	+$21,085	$1,442
NAICS 455 General merchandise retailers NAICS 455	1,070	$32,033	$88,218	−$74,382	$801
NAICS 445 Food and beverage retailers NAICS 445	964	$34,554	$97,602	−$64,998	$864
NAICS 921 Executive, legislative, and other general government support NAICS 921	829	$56,501	$179,296	+$16,696	$1,413
NAICS 238 Specialty trade contractors NAICS 238	782	$63,740	$206,242	+$43,642	$1,594
NAICS 524 Insurance carriers and related activities NAICS 524	769	$61,141	$196,568	+$33,968	$1,529
NAICS 441 Motor vehicle and parts dealers NAICS 441	674	$51,805	$161,816	−$784	$1,295
NAICS 423 Merchant wholesalers, durable goods NAICS 423	664	$67,289	$219,453	+$56,853	$1,682
NAICS 561 Administrative and support services NAICS 561	661	$44,119	$133,206	−$29,394	$1,103
NAICS 484 Truck transportation NAICS 484	646	$64,074	$207,486	+$44,886	$1,602
NAICS 332 Fabricated metal product manufacturing NAICS 332	587	$59,138	$189,112	+$26,512	$1,478
NAICS 522 Credit intermediation and related activities NAICS 522	586	$60,698	$194,919	+$32,319	$1,517
NAICS 311 Food manufacturing NAICS 311	543	$65,749	$213,721	+$51,121	$1,644
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	487	$31,898	$87,716	−$74,884	$797
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	440	$20,438	$45,058	−$117,542	$511
NAICS 811 Repair and maintenance NAICS 811	437	$53,290	$167,344	+$4,744	$1,332
NAICS 812 Personal and laundry services NAICS 812	385	$41,123	$122,054	−$40,546	$1,028
NAICS 236 Construction of buildings NAICS 236	318	$52,031	$162,658	+$58	$1,301
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	308	$20,521	$45,367	−$117,233	$513
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	298	$26,413	$67,299	−$95,301	$660
NAICS 532 Rental and leasing services NAICS 532	277	$59,730	$191,316	+$28,716	$1,493
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	237	$54,711	$172,633	+$10,033	$1,368
NAICS 492 Couriers and messengers NAICS 492	233	$44,763	$135,604	−$26,996	$1,119
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	178	$25,508	$63,930	−$98,670	$638
NAICS 721 Accommodation NAICS 721	177	$26,931	$69,227	−$93,373	$673
NAICS 334 Computer and electronic product manufacturing NAICS 334	161	$71,710	$235,909	+$73,309	$1,793
NAICS 237 Heavy and civil engineering construction NAICS 237	157	$79,487	$264,858	+$102,258	$1,987
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	155	$128,430	$447,041	+$284,441	$3,211
NAICS 457 Gasoline stations and fuel dealers NAICS 457	150	$21,716	$49,815	−$112,785	$543
NAICS 517 Telecommunications NAICS 517	144	$65,976	$214,566	+$51,966	$1,649
NAICS 325 Chemical manufacturing NAICS 325	128	$73,702	$243,324	+$80,724	$1,843
NAICS 456 Health and personal care retailers NAICS 456	122	$35,706	$101,890	−$60,710	$893
NAICS 491 Postal service NAICS 491	116	$72,590	$239,185	+$76,585	$1,815
NAICS 531 Real estate NAICS 531	113	$34,409	$97,062	−$65,538	$860
NAICS 221 Utilities NAICS 221	107	$111,720	$384,840	+$222,240	$2,793
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	99	$42,899	$128,665	−$33,935	$1,072
NAICS 562 Waste management and remediation services NAICS 562	96	$126,196	$438,725	+$276,125	$3,155
NAICS 488 Support activities for transportation NAICS 488	94	$40,349	$119,173	−$43,427	$1,009
NAICS 111 Crop production NAICS 111	82	$36,187	$103,681	−$58,919	$905
NAICS 516 Broadcasting and content providers NAICS 516	66	$53,212	$167,054	+$4,454	$1,330
NAICS 425 Wholesale trade agents and brokers NAICS 425	52	$81,435	$272,109	+$109,509	$2,036
NAICS 112 Animal production and aquaculture NAICS 112	36	$38,730	$113,147	−$49,453	$968
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	35	$64,691	$209,782	+$47,182	$1,617
NAICS 339 Miscellaneous manufacturing NAICS 339	30	$46,218	$141,020	−$21,580	$1,155
NAICS 115 Support activities for agriculture and forestry NAICS 115	28	$53,689	$168,829	+$6,229	$1,342
NAICS 323 Printing and related support activities NAICS 323	26	$47,252	$144,868	−$17,732	$1,181
NAICS 321 Wood product manufacturing NAICS 321	22	$58,709	$187,515	+$24,915	$1,468
NAICS 926 Administration of economic programs NAICS 926	21	$61,706	$198,671	+$36,071	$1,543
NAICS 814 Private households NAICS 814	21	$27,376	$70,883	−$91,717	$684
NAICS 541 Professional, scientific, and technical services NAICS 541	16	$79,906	$266,418	+$103,818	$1,998
NAICS 924 Administration of environmental quality programs NAICS 924	14	$48,791	$150,597	−$12,003	$1,220
NAICS 923 Administration of human resource programs NAICS 923	10	$95,195	$323,329	+$160,729	$2,380
NAICS 337 Furniture and related product manufacturing NAICS 337	9	$72,155	$237,566	+$74,966	$1,804
NAICS 928 National security and international affairs NAICS 928	3	$92,934	$314,912	+$152,312	$2,323

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
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	4,140	(250)	(6%)	$15.63	$32,520	$90,031	$813
Cashiers SOC 41-2011	5,530	490	10%	$15.79	$32,830	$91,185	$821
Childcare Workers SOC 39-9011	630	200	47%	$16.26	$33,810	$94,833	$845
Waiters and Waitresses SOC 35-3031	2,070	(400)	(16%)	$17.49	$36,380	$104,399	$910
Retail Salespersons SOC 41-2031	3,530	(1,950)	(36%)	$17.83	$37,080	$107,005	$927
Tellers SOC 43-3071	1,110	(180)	(14%)	$18.10	$37,640	$109,089	$941
Janitors and Cleaners SOC 37-2011	2,350	(100)	(4%)	$18.40	$38,270	$111,434	$957
Office Clerks, General SOC 43-9061	3,080	(890)	(22%)	$20.59	$42,820	$128,371	$1,071
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	3,350	(600)	(15%)	$20.74	$43,140	$129,562	$1,079
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	4,480	660	17%	$25.11	$52,230	$163,398	$1,306
Maintenance and Repair Workers, General SOC 49-9071	2,520	190	8%	$25.67	$53,390	$167,716	$1,335
Paramedics SOC 29-2043 · prior-year code differs	300	(410)	(58%)	$25.91	$53,880	$169,540	$1,347
Construction Laborers SOC 47-2061	900	(320)	(26%)	$27.40	$56,990	$181,117	$1,425
Carpenters SOC 47-2031	550	(340)	(38%)	$27.51	$57,210	$181,936	$1,430
Elementary School Teachers, Except Special Education SOC 25-2021	2,450	(80)	(3%)	—	$58,380	$186,291	$1,460
Firefighters SOC 33-2011	490	(310)	(39%)	$29.61	$61,580	$198,202	$1,540
Police and Sheriff's Patrol Officers SOC 33-3051	1,010	(90)	(8%)	$29.81	$62,010	$199,803	$1,550
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	470	20	4%	$37.40	$77,790	$258,541	$1,945
Electricians SOC 47-2111	630	40	7%	$37.63	$78,260	$260,291	$1,957
Registered Nurses SOC 29-1141	3,880	(140)	(3%)	$40.20	$83,620	$280,243	$2,091

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: 17001 · pulled from Full Housing Data Table.xlsx.