New York · GEOID 36053

Madison County

2024 ACS 5-year estimates · population 67,328 · 30,730 housing units

Median household income

$75,499

State $89,823

Median home value

$184,600

State $488,843

Median gross rent

$928

State $1,707

Homeownership rate

78.3%

State 54.3%

Renter cost-burden rate

46.0%

≥30% of income

Owner cost-burden rate

19.8%

≥30% of income

Homeowner vacancy

0.6%

Of owner-occupied + for-sale units

Rental vacancy

2.1%

Of renter-occupied + for-rent units

Overall vacancy

14.6%

All housing units

Price-to-income ratio

2.45

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Madison County	New York
Population	67,328	19,852,366
Population density (per sq. mi.)	102.81	—
Median household income	$75,499	$89,823
HUD Area Median Income (4-person, 100%)	$106,800	—
Households	26,252	—
Average household size	2.34 people	—
Owner-occupied	78.3%	54.3%
Renter-occupied	21.7%	45.7%
Race	90.3% White · 1.9% 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

Madison County compared with New York.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

29.6% hold a bachelor's degree or higher (state: 40.2%).

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	18.2%	$57,917	$1,448	$184,567
1 earner	28.8%	$70,271	$1,757	$230,553
2 earners	41.9%	$121,576	$3,039	$421,528
3+ earners	11.1%	$153,784	$3,845	$541,417

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

26,252

Average size: 2.34 people

Households with children

6,305

24.0% of households

Per-capita income

$40,197

Poverty rate: 9.5%

Section 2

Residential Market Analysis

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

Tenure

78.3% owner-occupied vs. state average 54.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 74.5% · Missing middle (2–19 units) 15.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

63.6% built before 1980 · Median structure age 1,964.00 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: $184,600.

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: $928.

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 4,478 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 2.7% · For rent 2.8% · Seasonal 45.9% · Other 41.1%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

12.3% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 87.7% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

6.7%

2,057 units of 30,730 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

6.0%

1,839 units of 30,730 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$60,399

100% MHI$75,499

120% MHI$90,599

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	$59,850	$68,400	$85,450
100% AMI	$74,760	$85,440	$106,800
120% AMI	$89,700	$102,550	$128,150

HUD FMR Area: Syracuse, NY MSA. 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

46.0% of renter households spend ≥30% of income on rent (24.7% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

19.8% 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 Madison County.

Covered employment

14,231

Across 18 sectors

Establishments

1,392

QCEW 2024

Avg annual pay (workforce)

$51,727

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	2,676	$43,139	$129,558	−$55,042	$1,078
NAICS 31-33 Manufacturing NAICS 31-33	2,107	$67,298	$219,486	+$34,886	$1,682
NAICS 72 Accommodation and food services NAICS 72	1,851	$26,295	$66,859	−$117,741	$657
NAICS 61 Educational services NAICS 61	1,808	$60,915	$195,727	+$11,127	$1,523
NAICS 92 Public administration NAICS 92	1,333	$50,561	$157,186	−$27,414	$1,264
NAICS 23 Construction NAICS 23	741	$66,132	$215,146	+$30,546	$1,653
NAICS 54 Professional, scientific, and technical services NAICS 54	629	$70,180	$230,214	+$45,614	$1,755
NAICS 48-49 Transportation and warehousing NAICS 48-49	559	$50,775	$157,982	−$26,618	$1,269
NAICS 81 Other services (except public administration) NAICS 81	526	$35,904	$102,627	−$81,973	$898
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	436	$42,902	$128,676	−$55,924	$1,073
NAICS 71 Arts, entertainment, and recreation NAICS 71	408	$23,374	$55,986	−$128,614	$584
NAICS 42 Wholesale trade NAICS 42	404	$91,530	$309,686	+$125,086	$2,288
NAICS 52 Finance and insurance NAICS 52	364	$69,221	$226,645	+$42,045	$1,731
NAICS 51 Information NAICS 51	127	$48,017	$147,716	−$36,884	$1,200
NAICS 53 Real estate and rental and leasing NAICS 53	90	$53,351	$167,571	−$17,029	$1,334
NAICS 55 Management of companies and enterprises NAICS 55	74	$57,302	$182,278	−$2,322	$1,433
NAICS 99 Unclassified NAICS 99	65	$40,192	$118,589	−$66,011	$1,005
NAICS 22 Utilities NAICS 22	33	$124,377	$431,954	+$247,354	$3,109

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	1,808	$60,915	$195,727	+$11,127	$1,523
NAICS 722 Food services and drinking places NAICS 722	1,678	$25,790	$64,980	−$119,620	$645
NAICS 921 Executive, legislative, and other general government support NAICS 921	1,314	$50,707	$157,729	−$26,871	$1,268
NAICS 621 Ambulatory health care services NAICS 621	957	$63,164	$204,098	+$19,498	$1,579
NAICS 624 Social assistance NAICS 624	681	$35,199	$100,003	−$84,597	$880
NAICS 541 Professional, scientific, and technical services NAICS 541	629	$70,180	$230,214	+$45,614	$1,755
NAICS 623 Nursing and residential care facilities NAICS 623	611	$47,775	$146,815	−$37,785	$1,194
NAICS 445 Food and beverage retailers NAICS 445	608	$32,698	$90,694	−$93,906	$817
NAICS 441 Motor vehicle and parts dealers NAICS 441	568	$62,704	$202,386	+$17,786	$1,568
NAICS 455 General merchandise retailers NAICS 455	496	$31,820	$87,425	−$97,175	$796
NAICS 238 Specialty trade contractors NAICS 238	409	$61,574	$198,180	+$13,580	$1,539
NAICS 331 Primary metal manufacturing NAICS 331	403	$74,705	$247,058	+$62,458	$1,868
NAICS 311 Food manufacturing NAICS 311	393	$77,751	$258,396	+$73,796	$1,944
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	342	$42,638	$127,694	−$56,906	$1,066
NAICS 561 Administrative and support services NAICS 561	336	$33,334	$93,061	−$91,539	$833
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	313	$20,908	$46,807	−$137,793	$523
NAICS 326 Plastics and rubber products manufacturing NAICS 326	284	$55,602	$175,950	−$8,650	$1,390
NAICS 423 Merchant wholesalers, durable goods NAICS 423	261	$79,477	$264,821	+$80,221	$1,987
NAICS 236 Construction of buildings NAICS 236	228	$60,245	$193,233	+$8,633	$1,506
NAICS 457 Gasoline stations and fuel dealers NAICS 457	224	$35,034	$99,389	−$85,211	$876
NAICS 456 Health and personal care retailers NAICS 456	218	$39,020	$114,226	−$70,374	$976
NAICS 522 Credit intermediation and related activities NAICS 522	209	$60,840	$195,448	+$10,848	$1,521
NAICS 112 Animal production and aquaculture NAICS 112	208	$44,710	$135,406	−$49,194	$1,118
NAICS 812 Personal and laundry services NAICS 812	191	$37,361	$108,051	−$76,549	$934
NAICS 111 Crop production NAICS 111	184	$49,902	$154,733	−$29,867	$1,248
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	180	$26,438	$67,392	−$117,208	$661
NAICS 721 Accommodation NAICS 721	172	$31,370	$85,750	−$98,850	$784
NAICS 332 Fabricated metal product manufacturing NAICS 332	166	$59,345	$189,883	+$5,283	$1,484
NAICS 115 Support activities for agriculture and forestry NAICS 115	157	$37,377	$108,110	−$76,490	$934
NAICS 524 Insurance carriers and related activities NAICS 524	133	$74,993	$248,130	+$63,530	$1,875
NAICS 491 Postal service NAICS 491	129	$58,007	$184,902	+$302	$1,450
NAICS 811 Repair and maintenance NAICS 811	122	$46,260	$141,176	−$43,424	$1,157
NAICS 485 Transit and ground passenger transportation NAICS 485	117	$41,979	$125,241	−$59,359	$1,049
NAICS 237 Heavy and civil engineering construction NAICS 237	105	$96,036	$326,459	+$141,859	$2,401
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	104	$56,251	$178,366	−$6,234	$1,406
NAICS 562 Waste management and remediation services NAICS 562	101	$74,307	$245,576	+$60,976	$1,858
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	97	$102,497	$350,509	+$165,909	$2,562
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	80	$27,456	$71,181	−$113,419	$686
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	77	$75,416	$249,704	+$65,104	$1,885
NAICS 551 Management of companies and enterprises NAICS 551	74	$57,302	$182,278	−$2,322	$1,433
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	72	$23,976	$58,227	−$126,373	$599
NAICS 531 Real estate NAICS 531	67	$45,333	$137,725	−$46,875	$1,133
NAICS 999 Unclassified NAICS 999	65	$40,192	$118,589	−$66,011	$1,005
NAICS 425 Wholesale trade agents and brokers NAICS 425	46	$136,795	$478,178	+$293,578	$3,420
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	39	$21,793	$50,101	−$134,499	$545
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	38	$41,250	$122,527	−$62,073	$1,031
NAICS 513 Publishing industries NAICS 513	35	$90,039	$304,136	+$119,536	$2,251
NAICS 221 Utilities NAICS 221	33	$124,377	$431,954	+$247,354	$3,109
NAICS 814 Private households NAICS 814	33	$40,811	$120,893	−$63,707	$1,020
NAICS 484 Truck transportation NAICS 484	29	$57,882	$184,437	−$163	$1,447
NAICS 532 Rental and leasing services NAICS 532	23	$76,707	$254,510	+$69,910	$1,918
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	22	$113,946	$393,126	+$208,526	$2,849
NAICS 924 Administration of environmental quality programs NAICS 924	20	$84,389	$283,105	+$98,505	$2,110
NAICS 488 Support activities for transportation NAICS 488	16	$28,884	$76,497	−$108,103	$722
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	15	$53,069	$166,521	−$18,079	$1,327
NAICS 926 Administration of economic programs NAICS 926	7	$65,247	$211,852	+$27,252	$1,631
NAICS 928 National security and international affairs NAICS 928	4	$31,426	$85,959	−$98,641	$786

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
Cashiers SOC 41-2011	6,140	(1,260)	(17%)	$16.68	$34,700	$98,146	$868
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	6,750	(1,400)	(17%)	$16.77	$34,880	$98,816	$872
Childcare Workers SOC 39-9011	1,020	(340)	(25%)	$17.12	$35,610	$101,533	$890
Retail Salespersons SOC 41-2031	8,150	(3,200)	(28%)	$18.98	$39,480	$115,938	$987
Janitors and Cleaners SOC 37-2011	6,010	(650)	(10%)	$19.66	$40,900	$121,224	$1,023
Tellers SOC 43-3071	580	(330)	(36%)	$20.12	$41,840	$124,723	$1,046
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	3,120	(1,770)	(36%)	$21.31	$44,320	$133,955	$1,108
Office Clerks, General SOC 43-9061	4,020	(1,900)	(32%)	$22.69	$47,190	$144,638	$1,180
Waiters and Waitresses SOC 35-3031	3,430	(1,150)	(25%)	$25.61	$53,270	$167,270	$1,332
Maintenance and Repair Workers, General SOC 49-9071	3,550	810	30%	$26.99	$56,150	$177,990	$1,404
Construction Laborers SOC 47-2061	1,660	70	4%	$27.73	$57,680	$183,685	$1,442
Firefighters SOC 33-2011	210	(120)	(36%)	$30.73	$63,910	$206,875	$1,598
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	4,120	120	3%	$31.13	$64,740	$209,965	$1,619
Paramedics SOC 29-2043 · prior-year code differs	280	(270)	(49%)	$31.22	$64,930	$210,672	$1,623
Carpenters SOC 47-2031	1,490	(540)	(27%)	$31.39	$65,290	$212,012	$1,632
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	840	(180)	(18%)	$34.42	$71,590	$235,463	$1,790
Police and Sheriff's Patrol Officers SOC 33-3051	1,410	220	18%	$35.04	$72,880	$240,265	$1,822
Elementary School Teachers, Except Special Education SOC 25-2021	2,620	(400)	(13%)	—	$74,860	$247,635	$1,872
Electricians SOC 47-2111	1,160	0	0%	$38.99	$81,090	$270,825	$2,027
Registered Nurses SOC 29-1141	8,180	2,830	53%	$43.20	$89,850	$303,433	$2,246

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: 36053 · pulled from Full Housing Data Table.xlsx.