Kentucky · GEOID 21211

Shelby County

2024 ACS 5-year estimates · population 49,096 · 19,531 housing units

Median household income

$82,604

State $64,919

Median home value

$304,800

State $206,017

Median gross rent

$1,033

State $980

Homeownership rate

73.9%

State 68.3%

Renter cost-burden rate

39.4%

≥30% of income

Owner cost-burden rate

20.4%

≥30% of income

Homeowner vacancy

0.7%

Of owner-occupied + for-sale units

Rental vacancy

3.4%

Of renter-occupied + for-rent units

Overall vacancy

5.4%

All housing units

Price-to-income ratio

3.69

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Shelby County	Kentucky
Population	49,096	4,534,824
Population density (per sq. mi.)	129.27	—
Median household income	$82,604	$64,919
HUD Area Median Income (4-person, 100%)	$104,900	—
Households	18,484	—
Average household size	2.58 people	—
Owner-occupied	73.9%	68.3%
Renter-occupied	26.1%	31.7%
Race	80.4% White · 3.9% 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

Shelby County compared with Kentucky.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

32.8% hold a bachelor's degree or higher (state: 27.6%).

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%	$52,700	$1,318	$165,148
1 earner	25.8%	$68,759	$1,719	$224,925
2 earners	46.5%	$118,970	$2,974	$411,827
3+ earners	13.7%	$136,555	$3,414	$477,285

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

18,484

Average size: 2.58 people

Households with children

5,695

30.8% of households

Per-capita income

$39,890

Poverty rate: 9.3%

Section 2

Residential Market Analysis

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

Tenure

73.9% owner-occupied vs. state average 68.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 82.9% · Missing middle (2–19 units) 12.7%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

36.4% built before 1980 · Median structure age 1,993.00 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: $304,800.

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: $1,033.

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 1,047 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 9.0% · For rent 16.4% · Seasonal 27.2% · Other 43.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

29.6% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 70.4% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.5%

285 units of 19,531 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

2.3%

452 units of 19,531 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

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$66,083

100% MHI$82,604

120% MHI$99,125

County-wide median from ACS 5-year estimates. A household at 100% MHI in Shelby 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	$58,750	$67,150	$83,900
100% AMI	$73,430	$83,920	$104,900
120% AMI	$88,100	$100,700	$125,900

HUD FMR Area: Shelby County, KY HUD Metro FMR Area. 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

39.4% of renter households spend ≥30% of income on rent (17.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

20.4% 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 Shelby County.

Covered employment

15,168

Across 20 sectors

Establishments

1,595

QCEW 2024

Avg annual pay (workforce)

$56,174

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	3,531	$66,857	$217,845	−$86,955	$1,671
NAICS 44-45 Retail trade NAICS 44-45	2,482	$34,108	$95,942	−$208,858	$853
NAICS 72 Accommodation and food services NAICS 72	1,488	$22,403	$52,372	−$252,428	$560
NAICS 62 Health care and social assistance NAICS 62	1,358	$59,347	$189,890	−$114,910	$1,484
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	1,119	$50,677	$157,617	−$147,183	$1,267
NAICS 92 Public administration NAICS 92	1,002	$50,678	$157,621	−$147,179	$1,267
NAICS 23 Construction NAICS 23	817	$63,974	$207,113	−$97,687	$1,599
NAICS 42 Wholesale trade NAICS 42	708	$87,593	$295,031	−$9,769	$2,190
NAICS 81 Other services (except public administration) NAICS 81	660	$48,537	$149,652	−$155,148	$1,213
NAICS 54 Professional, scientific, and technical services NAICS 54	481	$89,427	$301,858	−$2,942	$2,236
NAICS 52 Finance and insurance NAICS 52	365	$74,517	$246,358	−$58,442	$1,863
NAICS 48-49 Transportation and warehousing NAICS 48-49	274	$136,160	$475,814	+$171,014	$3,404
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	181	$43,235	$129,916	−$174,884	$1,081
NAICS 22 Utilities NAICS 22	174	$129,810	$452,177	+$147,377	$3,245
NAICS 71 Arts, entertainment, and recreation NAICS 71	168	$27,624	$71,806	−$232,994	$691
NAICS 61 Educational services NAICS 61	127	$34,444	$97,193	−$207,607	$861
NAICS 53 Real estate and rental and leasing NAICS 53	112	$57,083	$181,463	−$123,337	$1,427
NAICS 51 Information NAICS 51	94	$82,869	$277,447	−$27,353	$2,072
NAICS 55 Management of companies and enterprises NAICS 55	21	$93,732	$317,883	+$13,083	$2,343
NAICS 99 Unclassified NAICS 99	6	$80,806	$269,768	−$35,032	$2,020

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	1,431	$22,288	$51,944	−$252,856	$557
NAICS 336 Transportation equipment manufacturing NAICS 336	1,148	$64,871	$210,452	−$94,348	$1,622
NAICS 561 Administrative and support services NAICS 561	1,085	$50,038	$155,239	−$149,561	$1,251
NAICS 326 Plastics and rubber products manufacturing NAICS 326	698	$60,812	$195,343	−$109,457	$1,520
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	662	$21,961	$50,727	−$254,073	$549
NAICS 621 Ambulatory health care services NAICS 621	611	$66,712	$217,305	−$87,495	$1,668
NAICS 238 Specialty trade contractors NAICS 238	567	$57,171	$181,790	−$123,010	$1,429
NAICS 332 Fabricated metal product manufacturing NAICS 332	510	$74,214	$245,230	−$59,570	$1,855
NAICS 541 Professional, scientific, and technical services NAICS 541	481	$89,427	$301,858	−$2,942	$2,236
NAICS 423 Merchant wholesalers, durable goods NAICS 423	434	$97,547	$332,084	+$27,284	$2,439
NAICS 812 Personal and laundry services NAICS 812	409	$45,499	$138,343	−$166,457	$1,137
NAICS 455 General merchandise retailers NAICS 455	398	$34,217	$96,348	−$208,452	$855
NAICS 445 Food and beverage retailers NAICS 445	393	$28,874	$76,459	−$228,341	$722
NAICS 623 Nursing and residential care facilities NAICS 623	314	$36,560	$105,069	−$199,731	$914
NAICS 311 Food manufacturing NAICS 311	302	$55,669	$176,199	−$128,601	$1,392
NAICS 322 Paper manufacturing NAICS 322	288	$78,198	$260,060	−$44,740	$1,955
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	275	$38,516	$112,350	−$192,450	$963
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	252	$69,632	$228,174	−$76,626	$1,741
NAICS 457 Gasoline stations and fuel dealers NAICS 457	237	$39,005	$114,170	−$190,630	$975
NAICS 441 Motor vehicle and parts dealers NAICS 441	218	$63,510	$205,386	−$99,414	$1,588
NAICS 236 Construction of buildings NAICS 236	206	$78,208	$260,097	−$44,703	$1,955
NAICS 522 Credit intermediation and related activities NAICS 522	204	$69,033	$225,945	−$78,855	$1,726
NAICS 811 Repair and maintenance NAICS 811	200	$59,635	$190,962	−$113,838	$1,491
NAICS 221 Utilities NAICS 221	174	$129,810	$452,177	+$147,377	$3,245
NAICS 331 Primary metal manufacturing NAICS 331	155	$73,338	$241,969	−$62,831	$1,833
NAICS 484 Truck transportation NAICS 484	143	$75,086	$248,476	−$56,324	$1,877
NAICS 456 Health and personal care retailers NAICS 456	140	$35,325	$100,472	−$204,328	$883
NAICS 524 Insurance carriers and related activities NAICS 524	130	$67,555	$220,443	−$84,357	$1,689
NAICS 611 Educational services NAICS 611	127	$34,444	$97,193	−$207,607	$861
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	121	$19,653	$42,136	−$262,664	$491
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	115	$36,224	$103,819	−$200,981	$906
NAICS 531 Real estate NAICS 531	95	$56,479	$179,214	−$125,586	$1,412
NAICS 115 Support activities for agriculture and forestry NAICS 115	91	$47,581	$146,093	−$158,707	$1,190
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	82	$45,680	$139,017	−$165,783	$1,142
NAICS 922 Justice, public order, and safety activities NAICS 922	72	$58,982	$188,532	−$116,268	$1,475
NAICS 491 Postal service NAICS 491	62	$59,690	$191,167	−$113,633	$1,492
NAICS 111 Crop production NAICS 111	62	$34,612	$97,818	−$206,982	$865
NAICS 926 Administration of economic programs NAICS 926	56	$63,649	$205,904	−$98,896	$1,591
NAICS 721 Accommodation NAICS 721	56	$25,733	$64,767	−$240,033	$643
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	47	$48,144	$148,189	−$156,611	$1,204
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	45	$67,026	$218,474	−$86,326	$1,676
NAICS 517 Telecommunications NAICS 517	45	$82,054	$274,413	−$30,387	$2,051
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	44	$53,618	$168,565	−$136,235	$1,340
NAICS 237 Heavy and civil engineering construction NAICS 237	43	$86,975	$292,731	−$12,069	$2,174
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	43	$29,664	$79,400	−$225,400	$742
NAICS 562 Waste management and remediation services NAICS 562	34	$71,073	$233,538	−$71,262	$1,777
NAICS 488 Support activities for transportation NAICS 488	33	$632,238	$2,322,385	+$2,017,585	$15,806
NAICS 112 Animal production and aquaculture NAICS 112	28	$48,201	$148,401	−$156,399	$1,205
NAICS 923 Administration of human resource programs NAICS 923	24	$68,193	$222,818	−$81,982	$1,705
NAICS 513 Publishing industries NAICS 513	24	$111,612	$384,438	+$79,638	$2,790
NAICS 425 Wholesale trade agents and brokers NAICS 425	22	$96,979	$329,969	+$25,169	$2,424
NAICS 551 Management of companies and enterprises NAICS 551	21	$93,732	$317,883	+$13,083	$2,343
NAICS 532 Rental and leasing services NAICS 532	17	$60,458	$194,026	−$110,774	$1,511
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	16	$53,244	$167,173	−$137,627	$1,331
NAICS 924 Administration of environmental quality programs NAICS 924	11	$55,053	$173,906	−$130,894	$1,376
NAICS 814 Private households NAICS 814	8	$27,860	$72,685	−$232,115	$697
NAICS 323 Printing and related support activities NAICS 323	6	$70,810	$232,559	−$72,241	$1,770
NAICS 334 Computer and electronic product manufacturing NAICS 334	6	$170,440	$603,416	+$298,616	$4,261
NAICS 999 Unclassified NAICS 999	6	$80,806	$269,768	−$35,032	$2,020

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	15,540	(4,220)	(21%)	$13.82	$28,750	$75,998	$719
Cashiers SOC 41-2011	12,630	(970)	(7%)	$14.86	$30,920	$84,075	$773
Childcare Workers SOC 39-9011	1,720	(2,430)	(59%)	$16.00	$33,280	$92,860	$832
Retail Salespersons SOC 41-2031	17,540	(740)	(4%)	$16.28	$33,870	$95,056	$847
Janitors and Cleaners SOC 37-2011	9,220	570	7%	$17.41	$36,210	$103,766	$905
Waiters and Waitresses SOC 35-3031	10,220	(810)	(7%)	$17.48	$36,360	$104,325	$909
Tellers SOC 43-3071	1,390	(220)	(14%)	$19.05	$39,620	$116,460	$991
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	7,650	(1,020)	(12%)	$20.14	$41,900	$124,947	$1,048
Office Clerks, General SOC 43-9061	10,480	3,090	42%	$20.17	$41,960	$125,170	$1,049
Firefighters SOC 33-2011	1,640	860	110%	$22.85	$47,520	$145,866	$1,188
Construction Laborers SOC 47-2061	4,600	1,740	61%	$23.92	$49,750	$154,167	$1,244
Maintenance and Repair Workers, General SOC 49-9071	7,060	1,390	25%	$25.92	$53,910	$169,652	$1,348
Paramedics SOC 29-2043 · prior-year code differs	490	(510)	(51%)	$27.38	$56,950	$180,968	$1,424
Carpenters SOC 47-2031	2,990	780	35%	$27.63	$57,480	$182,941	$1,437
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	10,820	2,040	23%	$30.26	$62,930	$203,227	$1,573
Police and Sheriff's Patrol Officers SOC 33-3051	2,270	90	4%	$30.62	$63,690	$206,056	$1,592
Electricians SOC 47-2111	4,340	1,420	49%	$31.14	$64,780	$210,114	$1,620
Elementary School Teachers, Except Special Education SOC 25-2021	5,510	850	18%	—	$67,030	$218,489	$1,676
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	2,780	220	9%	$34.41	$71,560	$235,351	$1,789
Registered Nurses SOC 29-1141	18,180	3,360	23%	$43.36	$90,190	$304,698	$2,255

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: 21211 · pulled from Full Housing Data Table.xlsx.