Missouri · GEOID 29205

Shelby County

2024 ACS 5-year estimates · population 5,986 · 2,950 housing units

Median household income

$51,594

State $72,143

Median home value

$99,900

State $232,120

Median gross rent

$625

State $1,040

Homeownership rate

77.5%

State 68.1%

Renter cost-burden rate

29.4%

≥30% of income

Owner cost-burden rate

17.8%

≥30% of income

Homeowner vacancy

1.7%

Of owner-occupied + for-sale units

Rental vacancy

8.7%

Of renter-occupied + for-rent units

Overall vacancy

18.9%

All housing units

Price-to-income ratio

1.94

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Shelby County	Missouri
Population	5,986	6,191,814
Population density (per sq. mi.)	11.95	—
Median household income	$51,594	$72,143
HUD Area Median Income (4-person, 100%)	$68,600	—
Households	2,391	—
Average household size	2.41 people	—
Owner-occupied	77.5%	68.1%
Renter-occupied	22.5%	31.9%
Race	94.0% White · 1.6% 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 Missouri.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

18.5% hold a bachelor's degree or higher (state: 32.4%).

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	21.9%	$37,031	$926	$106,822
1 earner	34.3%	$44,436	$1,111	$134,386
2 earners	37.7%	$84,097	$2,102	$282,018
3+ earners	6.0%	$165,750	$4,144	$585,958

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

2,391

Average size: 2.41 people

Households with children

652

27.3% of households

Per-capita income

$29,637

Poverty rate: 13.9%

Section 2

Residential Market Analysis

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

Tenure

77.5% owner-occupied vs. state average 68.1%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 78.3% · Missing middle (2–19 units) 6.2%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

63.2% built before 1980 · Median structure age 1,971.00 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: $99,900.

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: $625.

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 559 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 5.9% · For rent 9.1% · Seasonal 22.7% · Other 62.3%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

15.0% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 85.0% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

4.3%

127 units of 2,950 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

11.8%

348 units of 2,950 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$41,275

100% MHI$51,594

120% MHI$61,913

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	$43,400	$49,600	$62,000
100% AMI	$48,020	$54,880	$68,600
120% AMI	$57,600	$65,850	$82,300

HUD FMR Area: Shelby County, MO. 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

29.4% of renter households spend ≥30% of income on rent (8.0% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

17.8% 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 Shelby County.

Covered employment

1,389

Across 11 sectors

Establishments

142

QCEW 2024

Avg annual pay (workforce)

$42,125

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	273	$37,164	$107,318	+$7,418	$929
NAICS 44-45 Retail trade NAICS 44-45	178	$27,854	$72,663	−$27,237	$696
NAICS 61 Educational services NAICS 61	177	$42,141	$125,844	+$25,944	$1,054
NAICS 31-33 Manufacturing NAICS 31-33	160	$63,005	$203,506	+$103,606	$1,575
NAICS 92 Public administration NAICS 92	147	$29,768	$79,787	−$20,113	$744
NAICS 81 Other services (except public administration) NAICS 81	143	$36,795	$105,944	+$6,044	$920
NAICS 23 Construction NAICS 23	121	$55,422	$175,280	+$75,380	$1,386
NAICS 48-49 Transportation and warehousing NAICS 48-49	74	$46,632	$142,561	+$42,661	$1,166
NAICS 42 Wholesale trade NAICS 42	63	$51,619	$161,124	+$61,224	$1,290
NAICS 54 Professional, scientific, and technical services NAICS 54	48	$53,375	$167,660	+$67,760	$1,334
NAICS 22 Utilities NAICS 22	5	$51,873	$162,069	+$62,169	$1,297

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	177	$42,141	$125,844	+$25,944	$1,054
NAICS 623 Nursing and residential care facilities NAICS 623	153	$35,223	$100,092	+$192	$881
NAICS 921 Executive, legislative, and other general government support NAICS 921	119	$25,824	$65,106	−$34,794	$646
NAICS 722 Food services and drinking places NAICS 722	77	$17,187	$32,956	−$66,944	$430
NAICS 457 Gasoline stations and fuel dealers NAICS 457	65	$23,694	$57,178	−$42,722	$592
NAICS 541 Professional, scientific, and technical services NAICS 541	48	$53,375	$167,660	+$67,760	$1,334
NAICS 624 Social assistance NAICS 624	42	$15,506	$26,699	−$73,201	$388
NAICS 811 Repair and maintenance NAICS 811	40	$40,970	$121,485	+$21,585	$1,024
NAICS 115 Support activities for agriculture and forestry NAICS 115	36	$53,959	$169,834	+$69,934	$1,349
NAICS 484 Truck transportation NAICS 484	35	$53,710	$168,907	+$69,007	$1,343
NAICS 491 Postal service NAICS 491	24	$51,363	$160,171	+$60,271	$1,284
NAICS 441 Motor vehicle and parts dealers NAICS 441	22	$35,989	$102,944	+$3,044	$900
NAICS 524 Insurance carriers and related activities NAICS 524	20	$42,290	$126,398	+$26,498	$1,057
NAICS 621 Ambulatory health care services NAICS 621	18	$54,560	$172,071	+$72,171	$1,364
NAICS 237 Heavy and civil engineering construction NAICS 237	15	$55,396	$175,183	+$75,283	$1,385
NAICS 924 Administration of environmental quality programs NAICS 924	9	$56,639	$179,810	+$79,910	$1,416
NAICS 923 Administration of human resource programs NAICS 923	9	$44,898	$136,106	+$36,206	$1,122
NAICS 926 Administration of economic programs NAICS 926	6	$34,724	$98,235	−$1,665	$868
NAICS 221 Utilities NAICS 221	5	$51,873	$162,069	+$62,169	$1,297
NAICS 922 Justice, public order, and safety activities NAICS 922	4	$45,150	$137,044	+$37,144	$1,129
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	1	$53,881	$169,544	+$69,644	$1,347

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	1,190	(1,580)	(57%)	$14.60	$30,360	$81,991	$759
Cashiers SOC 41-2011	3,950	(280)	(7%)	$14.68	$30,540	$82,661	$764
Childcare Workers SOC 39-9011	380	(70)	(16%)	$15.44	$32,120	$88,542	$803
Waiters and Waitresses SOC 35-3031	1,130	(390)	(26%)	$16.47	$34,260	$96,508	$857
Tellers SOC 43-3071	660	(70)	(10%)	$16.64	$34,620	$97,848	$866
Janitors and Cleaners SOC 37-2011	1,360	(300)	(18%)	$16.84	$35,020	$99,337	$876
Retail Salespersons SOC 41-2031	2,410	(810)	(25%)	$17.15	$35,670	$101,756	$892
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,720	(1,420)	(45%)	$17.24	$35,860	$102,464	$897
Firefighters SOC 33-2011	410	250	156%	$17.87	$37,170	$107,340	$929
Office Clerks, General SOC 43-9061	2,450	180	8%	$20.02	$41,650	$124,016	$1,041
Maintenance and Repair Workers, General SOC 49-9071	1,180	(380)	(24%)	$23.17	$48,190	$148,360	$1,205
Police and Sheriff's Patrol Officers SOC 33-3051	760	40	6%	$23.28	$48,430	$149,253	$1,211
Elementary School Teachers, Except Special Education SOC 25-2021	2,140	530	33%	—	$48,450	$149,328	$1,211
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,790	(10)	(1%)	$24.65	$51,280	$159,862	$1,282
Construction Laborers SOC 47-2061	620	(400)	(39%)	$25.42	$52,880	$165,818	$1,322
Paramedics SOC 29-2043 · prior-year code differs	110	(360)	(77%)	$25.93	$53,930	$169,726	$1,348
Carpenters SOC 47-2031	450	170	61%	$27.14	$56,460	$179,144	$1,412
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	230	50	28%	$30.47	$63,370	$204,865	$1,584
Electricians SOC 47-2111	210	10	5%	$31.07	$64,620	$209,518	$1,616
Registered Nurses SOC 29-1141	2,020	120	6%	$38.30	$79,670	$265,539	$1,992

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: 29205 · pulled from Full Housing Data Table.xlsx.