Montana · GEOID 30009

Carbon County

2024 ACS 5-year estimates · population 11,116 · 6,455 housing units

Median household income

$80,261

State $73,049

Median home value

$420,800

State $394,440

Median gross rent

$844

State $1,108

Homeownership rate

78.0%

State 69.2%

Renter cost-burden rate

32.7%

≥30% of income

Owner cost-burden rate

19.4%

≥30% of income

Homeowner vacancy

0.4%

Of owner-occupied + for-sale units

Rental vacancy

8.1%

Of renter-occupied + for-rent units

Overall vacancy

27.7%

All housing units

Price-to-income ratio

5.24

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Carbon County	Montana
Population	11,116	1,116,875
Population density (per sq. mi.)	5.43	—
Median household income	$80,261	$73,049
HUD Area Median Income (4-person, 100%)	$113,000	—
Households	4,664	—
Average household size	2.36 people	—
Owner-occupied	78.0%	69.2%
Renter-occupied	22.0%	30.8%
Race	91.2% White · 0.3% 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

Carbon County compared with Montana.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

34.6% hold a bachelor's degree or higher (state: 35.2%).

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	26.2%	$63,872	$1,597	$206,734
1 earner	25.8%	$73,504	$1,838	$242,587
2 earners	42.4%	$109,331	$2,733	$375,948
3+ earners	5.6%	$142,321	$3,558	$498,748

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

4,664

Average size: 2.36 people

Households with children

814

17.5% of households

Per-capita income

$45,872

Poverty rate: 9.0%

Section 2

Residential Market Analysis

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

Tenure

78.0% owner-occupied vs. state average 69.2%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 82.9% · Missing middle (2–19 units) 8.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

53.3% built before 1980 · Median structure age 1,977.00 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: $420,800.

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: $844.

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 1,791 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 0.8% · For rent 5.1% · Seasonal 76.3% · Other 16.5%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

7.0% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 93.0% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

21.2%

1,367 units of 6,455 total

⚑ Above the 10% threshold — meaningful pressure on year-round residents from second-home / short-term-rental demand.

"Other vacant" share of all housing

4.6%

296 units of 6,455 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$64,209

100% MHI$80,261

120% MHI$96,313

County-wide median from ACS 5-year estimates. A household at 100% MHI in Carbon 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	$59,800	$68,400	$85,450
100% AMI	$79,100	$90,400	$113,000
120% AMI	$94,900	$108,500	$135,600

HUD FMR Area: Billings, MT 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

32.7% of renter households spend ≥30% of income on rent (19.3% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

19.4% 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 Carbon County.

Covered employment

2,989

Across 21 sectors

Establishments

644

QCEW 2024

Avg annual pay (workforce)

$46,739

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 72 Accommodation and food services NAICS 72	545	$25,487	$63,852	−$356,948	$637
NAICS 61 Educational services NAICS 61	352	$38,305	$111,565	−$309,235	$958
NAICS 44-45 Retail trade NAICS 44-45	292	$33,826	$94,892	−$325,908	$846
NAICS 62 Health care and social assistance NAICS 62	251	$50,710	$157,740	−$263,060	$1,268
NAICS 92 Public administration NAICS 92	245	$64,559	$209,291	−$211,509	$1,614
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	232	$77,827	$258,679	−$162,121	$1,946
NAICS 23 Construction NAICS 23	196	$49,670	$153,869	−$266,931	$1,242
NAICS 71 Arts, entertainment, and recreation NAICS 71	180	$24,191	$59,028	−$361,772	$605
NAICS 81 Other services (except public administration) NAICS 81	121	$29,699	$79,530	−$341,270	$742
NAICS 54 Professional, scientific, and technical services NAICS 54	114	$91,599	$309,943	−$110,857	$2,290
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	111	$72,060	$237,212	−$183,588	$1,802
NAICS 31-33 Manufacturing NAICS 31-33	74	$47,354	$145,248	−$275,552	$1,184
NAICS 52 Finance and insurance NAICS 52	68	$75,510	$250,054	−$170,746	$1,888
NAICS 42 Wholesale trade NAICS 42	65	$59,928	$192,053	−$228,747	$1,498
NAICS 53 Real estate and rental and leasing NAICS 53	32	$34,448	$97,208	−$323,592	$861
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	31	$77,656	$258,042	−$162,758	$1,941
NAICS 99 Unclassified NAICS 99	29	$30,905	$84,019	−$336,781	$773
NAICS 51 Information NAICS 51	23	$60,139	$192,838	−$227,962	$1,503
NAICS 48-49 Transportation and warehousing NAICS 48-49	21	$54,805	$172,983	−$247,817	$1,370
NAICS 55 Management of companies and enterprises NAICS 55	4	$56,027	$177,532	−$243,268	$1,401
NAICS 22 Utilities NAICS 22	3	$9,809	$5,493	−$415,307	$245

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	465	$24,561	$60,405	−$360,395	$614
NAICS 611 Educational services NAICS 611	352	$38,305	$111,565	−$309,235	$958
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	176	$23,748	$57,379	−$363,421	$594
NAICS 115 Support activities for agriculture and forestry NAICS 115	160	$95,188	$323,303	−$97,497	$2,380
NAICS 921 Executive, legislative, and other general government support NAICS 921	150	$52,997	$166,253	−$254,547	$1,325
NAICS 541 Professional, scientific, and technical services NAICS 541	114	$91,599	$309,943	−$110,857	$2,290
NAICS 445 Food and beverage retailers NAICS 445	108	$29,215	$77,729	−$343,071	$730
NAICS 238 Specialty trade contractors NAICS 238	97	$49,094	$151,725	−$269,075	$1,227
NAICS 624 Social assistance NAICS 624	84	$21,222	$47,976	−$372,824	$531
NAICS 721 Accommodation NAICS 721	80	$30,868	$83,882	−$336,918	$772
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	76	$30,157	$81,235	−$339,565	$754
NAICS 236 Construction of buildings NAICS 236	73	$46,463	$141,932	−$278,868	$1,162
NAICS 522 Credit intermediation and related activities NAICS 522	53	$72,065	$237,231	−$183,569	$1,802
NAICS 924 Administration of environmental quality programs NAICS 924	45	$68,629	$224,441	−$196,359	$1,716
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	41	$48,011	$147,694	−$273,106	$1,200
NAICS 922 Justice, public order, and safety activities NAICS 922	40	$90,004	$304,006	−$116,794	$2,250
NAICS 111 Crop production NAICS 111	38	$30,693	$83,230	−$337,570	$767
NAICS 457 Gasoline stations and fuel dealers NAICS 457	38	$32,710	$90,738	−$330,062	$818
NAICS 811 Repair and maintenance NAICS 811	35	$33,016	$91,877	−$328,923	$825
NAICS 112 Animal production and aquaculture NAICS 112	34	$48,811	$150,672	−$270,128	$1,220
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	32	$28,682	$75,745	−$345,055	$717
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	29	$20,717	$46,096	−$374,704	$518
NAICS 999 Unclassified NAICS 999	29	$30,905	$84,019	−$336,781	$773
NAICS 311 Food manufacturing NAICS 311	28	$31,599	$86,603	−$334,197	$790
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	28	$39,245	$115,064	−$305,736	$981
NAICS 484 Truck transportation NAICS 484	27	$54,098	$170,352	−$250,448	$1,352
NAICS 237 Heavy and civil engineering construction NAICS 237	26	$60,825	$195,392	−$225,408	$1,521
NAICS 423 Merchant wholesalers, durable goods NAICS 423	26	$73,655	$243,149	−$177,651	$1,841
NAICS 623 Nursing and residential care facilities NAICS 623	23	$30,810	$83,666	−$337,134	$770
NAICS 491 Postal service NAICS 491	21	$54,805	$172,983	−$247,817	$1,370
NAICS 441 Motor vehicle and parts dealers NAICS 441	17	$43,366	$130,403	−$290,397	$1,084
NAICS 425 Wholesale trade agents and brokers NAICS 425	11	$80,128	$267,244	−$153,556	$2,003
NAICS 926 Administration of economic programs NAICS 926	8	$83,776	$280,823	−$139,977	$2,094
NAICS 812 Personal and laundry services NAICS 812	5	$12,494	$15,487	−$405,313	$312
NAICS 517 Telecommunications NAICS 517	5	$91,800	$310,691	−$110,109	$2,295
NAICS 551 Management of companies and enterprises NAICS 551	4	$56,027	$177,532	−$243,268	$1,401
NAICS 221 Utilities NAICS 221	3	$9,809	$5,493	−$415,307	$245
NAICS 923 Administration of human resource programs NAICS 923	1	$508,648	$1,862,341	+$1,441,541	$12,716

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	1,320	(330)	(20%)	$14.23	$29,590	$79,125	$740
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	3,310	1,440	77%	$14.43	$30,010	$80,688	$750
Childcare Workers SOC 39-9011	440	(230)	(34%)	$16.04	$33,360	$93,158	$834
Cashiers SOC 41-2011	1,880	(440)	(19%)	$16.04	$33,370	$93,195	$834
Retail Salespersons SOC 41-2031	2,900	(820)	(22%)	$18.16	$37,770	$109,573	$944
Janitors and Cleaners SOC 37-2011	1,390	(10)	(1%)	$18.93	$39,370	$115,529	$984
Tellers SOC 43-3071	260	50	24%	$19.13	$39,790	$117,092	$995
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	950	(130)	(12%)	$20.65	$42,950	$128,855	$1,074
Office Clerks, General SOC 43-9061	1,670	(120)	(7%)	$22.36	$46,510	$142,106	$1,163
Maintenance and Repair Workers, General SOC 49-9071	850	50	6%	$23.92	$49,760	$154,204	$1,244
Construction Laborers SOC 47-2061	830	(140)	(14%)	$25.23	$52,470	$164,292	$1,312
Paramedics SOC 29-2043	50	—	—	$27.45	$57,100	$181,526	$1,428
Carpenters SOC 47-2031	530	(150)	(22%)	$27.85	$57,930	$184,616	$1,448
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,990	450	29%	$29.83	$62,040	$199,914	$1,551
Firefighters SOC 33-2011	130	—	—	$30.32	$63,060	$203,711	$1,577
Elementary School Teachers, Except Special Education SOC 25-2021	820	580	242%	—	$63,740	$206,242	$1,594
Police and Sheriff's Patrol Officers SOC 33-3051	320	40	14%	$35.11	$73,020	$240,786	$1,826
Electricians SOC 47-2111	510	220	76%	$36.62	$76,160	$252,474	$1,904
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	360	(100)	(22%)	$39.33	$81,810	$273,505	$2,045
Registered Nurses SOC 29-1141	2,550	470	23%	$43.79	$91,070	$307,974	$2,277

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: 30009 · pulled from Full Housing Data Table.xlsx.