Louisiana · GEOID 22123

West Carroll Parish

2024 ACS 5-year estimates · population 9,464 · 4,715 housing units

Median household income

$49,134

State $61,581

Median home value

$94,400

State $215,207

Median gross rent

$740

State $1,064

Homeownership rate

76.1%

State 67.4%

Renter cost-burden rate

36.6%

≥30% of income

Owner cost-burden rate

17.5%

≥30% of income

Homeowner vacancy

0.6%

Of owner-occupied + for-sale units

Rental vacancy

7.4%

Of renter-occupied + for-rent units

Overall vacancy

18.3%

All housing units

Price-to-income ratio

1.92

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	West Carroll Parish	Louisiana
Population	9,464	4,611,961
Population density (per sq. mi.)	26.31	—
Median household income	$49,134	$61,581
HUD Area Median Income (4-person, 100%)	$71,800	—
Households	3,850	—
Average household size	2.41 people	—
Owner-occupied	76.1%	67.4%
Renter-occupied	23.9%	32.6%
Race	80.0% White · 14.7% 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

West Carroll Parish compared with Louisiana.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

15.2% hold a bachelor's degree or higher (state: 27.0%).

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	23.7%	$34,286	$857	$96,605
1 earner	34.1%	$57,898	$1,447	$184,496
2 earners	35.4%	$89,018	$2,225	$300,336
3+ earners	6.8%	—	—	—

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

3,850

Average size: 2.41 people

Households with children

846

22.0% of households

Per-capita income

$29,378

Poverty rate: 13.0%

Section 2

Residential Market Analysis

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

Tenure

76.1% owner-occupied vs. state average 67.4%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 65.3% · Missing middle (2–19 units) 1.5%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

54.8% built before 1980 · Median structure age 1,978.00 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: $94,400.

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: $740.

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 865 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 2.0% · For rent 8.4% · Seasonal 15.5% · Other 69.5%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

14.6% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 85.4% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

2.8%

134 units of 4,715 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

12.7%

601 units of 4,715 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$39,307

100% MHI$49,134

120% MHI$58,961

County-wide median from ACS 5-year estimates. A household at 100% MHI in West Carroll Parish 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	$40,250	$46,000	$57,450
100% AMI	$50,260	$57,440	$71,800
120% AMI	$60,300	$68,950	$86,150

HUD FMR Area: West Carroll Parish, LA. 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

36.6% of renter households spend ≥30% of income on rent (17.7% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

17.5% 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 West Carroll Parish.

Covered employment

825

Across 10 sectors

Establishments

149

QCEW 2024

Avg annual pay (workforce)

$41,785

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 44-45 Retail trade NAICS 44-45	397	$30,374	$82,043	−$12,357	$759
NAICS 31-33 Manufacturing NAICS 31-33	103	$52,035	$162,672	+$68,272	$1,301
NAICS 23 Construction NAICS 23	91	$54,826	$173,061	+$78,661	$1,371
NAICS 48-49 Transportation and warehousing NAICS 48-49	67	$56,682	$179,970	+$85,570	$1,417
NAICS 81 Other services (except public administration) NAICS 81	46	$37,750	$109,499	+$15,099	$944
NAICS 92 Public administration NAICS 92	29	$65,519	$212,864	+$118,464	$1,638
NAICS 22 Utilities NAICS 22	29	$55,704	$176,330	+$81,930	$1,393
NAICS 54 Professional, scientific, and technical services NAICS 54	28	$67,708	$221,013	+$126,613	$1,693
NAICS 51 Information NAICS 51	24	$13,938	$20,862	−$73,538	$348
NAICS 42 Wholesale trade NAICS 42	11	$71,362	$234,614	+$140,214	$1,784

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 455 General merchandise retailers NAICS 455	214	$30,370	$82,028	−$12,372	$759
NAICS 722 Food services and drinking places NAICS 722	132	$15,737	$27,559	−$66,841	$393
NAICS 111 Crop production NAICS 111	73	$34,579	$97,695	+$3,295	$864
NAICS 624 Social assistance NAICS 624	58	$17,118	$32,700	−$61,700	$428
NAICS 236 Construction of buildings NAICS 236	58	$36,686	$105,538	+$11,138	$917
NAICS 457 Gasoline stations and fuel dealers NAICS 457	53	$24,291	$59,400	−$35,000	$607
NAICS 441 Motor vehicle and parts dealers NAICS 441	42	$30,072	$80,919	−$13,481	$752
NAICS 522 Credit intermediation and related activities NAICS 522	41	$58,950	$188,412	+$94,012	$1,474
NAICS 922 Justice, public order, and safety activities NAICS 922	35	$37,512	$108,613	+$14,213	$938
NAICS 221 Utilities NAICS 221	29	$55,704	$176,330	+$81,930	$1,393
NAICS 541 Professional, scientific, and technical services NAICS 541	28	$67,708	$221,013	+$126,613	$1,693
NAICS 811 Repair and maintenance NAICS 811	25	$34,876	$98,801	+$4,401	$872
NAICS 491 Postal service NAICS 491	22	$49,743	$154,141	+$59,741	$1,244
NAICS 115 Support activities for agriculture and forestry NAICS 115	19	$43,658	$131,490	+$37,090	$1,091
NAICS 926 Administration of economic programs NAICS 926	9	$78,461	$261,039	+$166,639	$1,962
NAICS 924 Administration of environmental quality programs NAICS 924	3	$68,768	$224,958	+$130,558	$1,719

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	640	260	68%	$10.52	$21,880	$50,425	$547
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	1,930	840	77%	$10.86	$22,590	$53,068	$565
Childcare Workers SOC 39-9011	270	90	50%	$11.91	$24,760	$61,146	$619
Cashiers SOC 41-2011	1,970	(1,770)	(47%)	$12.22	$25,410	$63,565	$635
Janitors and Cleaners SOC 37-2011	920	(160)	(15%)	$13.41	$27,880	$72,759	$697
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,250	(560)	(31%)	$14.33	$29,800	$79,906	$745
Retail Salespersons SOC 41-2031	1,410	80	6%	$14.45	$30,050	$80,837	$751
Office Clerks, General SOC 43-9061	1,320	180	16%	$15.22	$31,660	$86,830	$792
Firefighters SOC 33-2011	220	(170)	(44%)	$15.48	$32,200	$88,840	$805
Tellers SOC 43-3071	250	(180)	(42%)	$16.20	$33,690	$94,386	$842
Construction Laborers SOC 47-2061	550	190	53%	$18.81	$39,120	$114,598	$978
Police and Sheriff's Patrol Officers SOC 33-3051	720	300	71%	$19.81	$41,200	$122,341	$1,030
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	890	150	20%	$21.76	$45,260	$137,454	$1,132
Maintenance and Repair Workers, General SOC 49-9071	870	(150)	(15%)	$21.98	$45,720	$139,166	$1,143
Carpenters SOC 47-2031	130	(110)	(46%)	$22.66	$47,120	$144,377	$1,178
Paramedics SOC 29-2043 · prior-year code differs	110	(90)	(45%)	$24.70	$51,380	$160,234	$1,285
Elementary School Teachers, Except Special Education SOC 25-2021	980	(370)	(27%)	—	$53,760	$169,093	$1,344
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	80	30	60%	$27.18	$56,540	$179,442	$1,414
Electricians SOC 47-2111	250	50	25%	$27.69	$57,590	$183,350	$1,440
Registered Nurses SOC 29-1141	1,310	80	7%	$37.30	$77,580	$257,760	$1,940

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: 22123 · pulled from Full Housing Data Table.xlsx.