Montana · GEOID 30057

Madison County

2024 ACS 5-year estimates · population 9,223 · 6,396 housing units

Median household income

$75,250

State $73,049

Median home value

$470,100

State $394,440

Median gross rent

$1,000

State $1,108

Homeownership rate

81.0%

State 69.2%

Renter cost-burden rate

40.8%

≥30% of income

Owner cost-burden rate

20.2%

≥30% of income

Homeowner vacancy

0.3%

Of owner-occupied + for-sale units

Rental vacancy

18.1%

Of renter-occupied + for-rent units

Overall vacancy

41.5%

All housing units

Price-to-income ratio

6.25

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Madison County	Montana
Population	9,223	1,116,875
Population density (per sq. mi.)	2.57	—
Median household income	$75,250	$73,049
HUD Area Median Income (4-person, 100%)	$94,100	—
Households	3,740	—
Average household size	2.42 people	—
Owner-occupied	81.0%	69.2%
Renter-occupied	19.0%	30.8%
Race	91.9% White · 0.0% 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

Madison County compared with Montana.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

32.6% 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	23.9%	$60,568	$1,514	$194,435
1 earner	30.7%	$77,500	$1,938	$257,462
2 earners	39.1%	$119,783	$2,995	$414,853
3+ earners	6.3%	$154,028	$3,851	$542,325

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

3,740

Average size: 2.42 people

Households with children

578

15.5% of households

Per-capita income

$43,428

Poverty rate: 5.3%

Section 2

Residential Market Analysis

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

Tenure

81.0% owner-occupied vs. state average 69.2%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 84.8% · Missing middle (2–19 units) 7.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

36.5% built before 1980 · Median structure age 1,995.00 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: $470,100.

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: $1,000.

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 2,656 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 0.4% · For rent 5.9% · Seasonal 84.8% · Other 8.1%.

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

35.2%

2,251 units of 6,396 total

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

"Other vacant" share of all housing

3.3%

214 units of 6,396 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$60,200

100% MHI$75,250

120% MHI$90,300

County-wide median from ACS 5-year estimates. A household at 100% MHI in Madison 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	$52,750	$60,250	$75,300
100% AMI	$65,870	$75,280	$94,100
120% AMI	$79,050	$90,350	$112,900

HUD FMR Area: Madison County, MT. 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

40.8% of renter households spend ≥30% of income on rent (22.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

20.2% 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 Madison County.

Covered employment

2,605

Across 18 sectors

Establishments

573

QCEW 2024

Avg annual pay (workforce)

$56,704

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	511	$40,289	$118,950	−$351,150	$1,007
NAICS 23 Construction NAICS 23	338	$71,871	$236,509	−$233,591	$1,797
NAICS 44-45 Retail trade NAICS 44-45	261	$29,146	$77,472	−$392,628	$729
NAICS 61 Educational services NAICS 61	231	$38,285	$111,490	−$358,610	$957
NAICS 92 Public administration NAICS 92	208	$58,473	$186,637	−$283,463	$1,462
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	185	$41,339	$122,858	−$347,242	$1,033
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	157	$92,155	$312,013	−$158,087	$2,304
NAICS 31-33 Manufacturing NAICS 31-33	155	$37,097	$107,068	−$363,032	$927
NAICS 54 Professional, scientific, and technical services NAICS 54	142	$99,287	$338,560	−$131,540	$2,482
NAICS 52 Finance and insurance NAICS 52	90	$112,322	$387,081	−$83,019	$2,808
NAICS 48-49 Transportation and warehousing NAICS 48-49	67	$53,254	$167,210	−$302,890	$1,331
NAICS 81 Other services (except public administration) NAICS 81	67	$41,141	$122,121	−$347,979	$1,029
NAICS 62 Health care and social assistance NAICS 62	66	$58,187	$185,572	−$284,528	$1,455
NAICS 71 Arts, entertainment, and recreation NAICS 71	62	$38,468	$112,171	−$357,929	$962
NAICS 51 Information NAICS 51	29	$284,730	$1,028,842	+$558,742	$7,118
NAICS 53 Real estate and rental and leasing NAICS 53	28	$41,136	$122,103	−$347,997	$1,028
NAICS 99 Unclassified NAICS 99	6	$30,292	$81,738	−$388,362	$757
NAICS 22 Utilities NAICS 22	2	$3,524	$0	−$470,100	$88

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 721 Accommodation NAICS 721	289	$54,180	$170,657	−$299,443	$1,355
NAICS 611 Educational services NAICS 611	231	$38,285	$111,490	−$358,610	$957
NAICS 722 Food services and drinking places NAICS 722	222	$22,205	$51,635	−$418,465	$555
NAICS 238 Specialty trade contractors NAICS 238	167	$56,481	$179,222	−$290,878	$1,412
NAICS 921 Executive, legislative, and other general government support NAICS 921	158	$53,993	$169,961	−$300,139	$1,350
NAICS 541 Professional, scientific, and technical services NAICS 541	142	$99,287	$338,560	−$131,540	$2,482
NAICS 112 Animal production and aquaculture NAICS 112	139	$43,433	$130,653	−$339,447	$1,086
NAICS 236 Construction of buildings NAICS 236	130	$86,707	$291,733	−$178,367	$2,168
NAICS 445 Food and beverage retailers NAICS 445	130	$30,670	$83,145	−$386,955	$767
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	72	$38,095	$110,783	−$359,317	$952
NAICS 623 Nursing and residential care facilities NAICS 623	66	$58,187	$185,572	−$284,528	$1,455
NAICS 522 Credit intermediation and related activities NAICS 522	49	$66,864	$217,871	−$252,229	$1,672
NAICS 924 Administration of environmental quality programs NAICS 924	42	$77,619	$257,905	−$212,195	$1,940
NAICS 237 Heavy and civil engineering construction NAICS 237	41	$87,516	$294,745	−$175,355	$2,188
NAICS 561 Administrative and support services NAICS 561	36	$40,637	$120,245	−$349,855	$1,016
NAICS 524 Insurance carriers and related activities NAICS 524	35	$74,101	$244,810	−$225,290	$1,853
NAICS 624 Social assistance NAICS 624	35	$28,683	$75,748	−$394,352	$717
NAICS 457 Gasoline stations and fuel dealers NAICS 457	32	$32,901	$91,449	−$378,651	$823
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	31	$24,595	$60,531	−$409,569	$615
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	28	$30,363	$82,002	−$388,098	$759
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	27	$29,844	$80,070	−$390,030	$746
NAICS 811 Repair and maintenance NAICS 811	24	$49,016	$151,435	−$318,665	$1,225
NAICS 488 Support activities for transportation NAICS 488	23	$61,149	$196,598	−$273,502	$1,529
NAICS 621 Ambulatory health care services NAICS 621	20	$34,748	$98,324	−$371,776	$869
NAICS 455 General merchandise retailers NAICS 455	19	$23,545	$56,623	−$413,477	$589
NAICS 423 Merchant wholesalers, durable goods NAICS 423	18	$144,653	$507,428	+$37,328	$3,616
NAICS 491 Postal service NAICS 491	16	$54,285	$171,048	−$299,052	$1,357
NAICS 484 Truck transportation NAICS 484	14	$58,139	$185,394	−$284,706	$1,453
NAICS 812 Personal and laundry services NAICS 812	9	$36,289	$104,060	−$366,040	$907
NAICS 922 Justice, public order, and safety activities NAICS 922	7	$53,075	$166,544	−$303,556	$1,327
NAICS 814 Private households NAICS 814	7	$57,612	$183,432	−$286,668	$1,440
NAICS 999 Unclassified NAICS 999	6	$30,292	$81,738	−$388,362	$757
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	3	$14,784	$24,012	−$446,088	$370
NAICS 221 Utilities NAICS 221	2	$3,524	$0	−$470,100	$88

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	750	(1,800)	(71%)	$13.45	$27,980	$73,132	$700
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	1,160	(1,530)	(57%)	$14.10	$29,320	$78,119	$733
Cashiers SOC 41-2011	1,140	(3,330)	(74%)	$15.24	$31,710	$87,016	$793
Janitors and Cleaners SOC 37-2011	570	(1,530)	(73%)	$17.74	$36,900	$106,335	$923
Retail Salespersons SOC 41-2031	670	(3,800)	(85%)	$17.93	$37,290	$107,787	$932
Tellers SOC 43-3071	160	(310)	(66%)	$18.49	$38,460	$112,142	$962
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	430	(1,440)	(77%)	$20.90	$43,470	$130,791	$1,087
Office Clerks, General SOC 43-9061	680	(2,200)	(76%)	$22.25	$46,280	$141,250	$1,157
Paramedics SOC 29-2043 · prior-year code differs	40	(170)	(81%)	$22.33	$46,440	$141,846	$1,161
Firefighters SOC 33-2011	110	—	—	$22.60	$47,000	$143,930	$1,175
Maintenance and Repair Workers, General SOC 49-9071	500	(720)	(59%)	$22.80	$47,420	$145,494	$1,186
Construction Laborers SOC 47-2061	310	(570)	(65%)	$23.15	$48,160	$148,248	$1,204
Elementary School Teachers, Except Special Education SOC 25-2021	350	(610)	(64%)	—	$58,280	$185,918	$1,457
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	710	(460)	(39%)	$28.10	$58,440	$186,514	$1,461
Carpenters SOC 47-2031	280	(1,270)	(82%)	$29.25	$60,840	$195,448	$1,521
Police and Sheriff's Patrol Officers SOC 33-3051	130	(260)	(67%)	$30.33	$63,090	$203,823	$1,577
Electricians SOC 47-2111	200	(310)	(61%)	$32.72	$68,060	$222,323	$1,702
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	130	(430)	(77%)	$38.77	$80,630	$269,113	$2,016
Registered Nurses SOC 29-1141	770	(1,660)	(68%)	$43.63	$90,760	$306,820	$2,269

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: 30057 · pulled from Full Housing Data Table.xlsx.