New York · GEOID 36057

Montgomery County

2024 ACS 5-year estimates · population 49,528 · 22,981 housing units

Median household income

$64,943

State $89,823

Median home value

$157,500

State $488,843

Median gross rent

$940

State $1,707

Homeownership rate

70.4%

State 54.3%

Renter cost-burden rate

44.9%

≥30% of income

Owner cost-burden rate

20.2%

≥30% of income

Homeowner vacancy

1.8%

Of owner-occupied + for-sale units

Rental vacancy

5.3%

Of renter-occupied + for-rent units

Overall vacancy

14.7%

All housing units

Price-to-income ratio

2.43

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Montgomery County	New York
Population	49,528	19,852,366
Population density (per sq. mi.)	122.86	—
Median household income	$64,943	$89,823
HUD Area Median Income (4-person, 100%)	$95,500	—
Households	19,603	—
Average household size	2.46 people	—
Owner-occupied	70.4%	54.3%
Renter-occupied	29.6%	45.7%
Race	80.6% White · 3.1% 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

Montgomery County compared with New York.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

22.9% 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	14.8%	$42,208	$1,055	$126,093
1 earner	33.5%	$61,800	$1,545	$199,021
2 earners	40.0%	$114,632	$2,866	$395,680
3+ earners	11.8%	$157,713	$3,943	$556,042

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

19,603

Average size: 2.46 people

Households with children

4,381

22.3% of households

Per-capita income

$33,117

Poverty rate: 12.5%

Section 2

Residential Market Analysis

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

Tenure

70.4% owner-occupied vs. state average 54.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 59.7% · Missing middle (2–19 units) 30.8%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

76.7% built before 1980 · Median structure age 1,944.00 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: $157,500.

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: $940.

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 3,378 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 7.4% · For rent 9.7% · Seasonal 5.7% · Other 71.9%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

21.6% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 78.4% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.8%

193 units of 22,981 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

10.6%

2,428 units of 22,981 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$51,954

100% MHI$64,943

120% MHI$77,932

County-wide median from ACS 5-year estimates. A household at 100% MHI in Montgomery 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	$53,500	$61,150	$76,400
100% AMI	$66,850	$76,400	$95,500
120% AMI	$80,200	$91,700	$114,600

HUD FMR Area: Montgomery County, NY. 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

44.9% 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

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 Montgomery County.

Covered employment

18,668

Across 19 sectors

Establishments

1,210

QCEW 2024

Avg annual pay (workforce)

$53,044

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	4,090	$57,050	$181,340	+$23,840	$1,426
NAICS 48-49 Transportation and warehousing NAICS 48-49	2,845	$55,494	$175,548	+$18,048	$1,387
NAICS 44-45 Retail trade NAICS 44-45	2,696	$36,755	$105,795	−$51,705	$919
NAICS 31-33 Manufacturing NAICS 31-33	2,588	$63,233	$204,355	+$46,855	$1,581
NAICS 61 Educational services NAICS 61	1,415	$60,954	$195,872	+$38,372	$1,524
NAICS 92 Public administration NAICS 92	1,197	$62,943	$203,276	+$45,776	$1,574
NAICS 72 Accommodation and food services NAICS 72	1,005	$23,866	$57,818	−$99,682	$597
NAICS 23 Construction NAICS 23	613	$58,285	$185,937	+$28,437	$1,457
NAICS 81 Other services (except public administration) NAICS 81	483	$44,968	$136,367	−$21,133	$1,124
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	366	$43,002	$129,049	−$28,451	$1,075
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	275	$40,716	$120,539	−$36,961	$1,018
NAICS 52 Finance and insurance NAICS 52	266	$66,218	$215,466	+$57,966	$1,655
NAICS 54 Professional, scientific, and technical services NAICS 54	230	$56,536	$179,427	+$21,927	$1,413
NAICS 53 Real estate and rental and leasing NAICS 53	166	$52,792	$165,490	+$7,990	$1,320
NAICS 51 Information NAICS 51	121	$54,847	$173,140	+$15,640	$1,371
NAICS 55 Management of companies and enterprises NAICS 55	101	$117,567	$406,605	+$249,105	$2,939
NAICS 71 Arts, entertainment, and recreation NAICS 71	82	$19,846	$42,854	−$114,646	$496
NAICS 99 Unclassified NAICS 99	75	$30,425	$82,233	−$75,267	$761
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	54	$83,644	$280,332	+$122,832	$2,091

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	1,415	$60,954	$195,872	+$38,372	$1,524
NAICS 623 Nursing and residential care facilities NAICS 623	1,386	$46,102	$140,588	−$16,912	$1,153
NAICS 621 Ambulatory health care services NAICS 621	1,068	$72,719	$239,665	+$82,165	$1,818
NAICS 722 Food services and drinking places NAICS 722	960	$23,772	$57,468	−$100,032	$594
NAICS 921 Executive, legislative, and other general government support NAICS 921	956	$46,978	$143,849	−$13,651	$1,174
NAICS 455 General merchandise retailers NAICS 455	700	$27,999	$73,202	−$84,298	$700
NAICS 445 Food and beverage retailers NAICS 445	505	$28,917	$76,619	−$80,881	$723
NAICS 441 Motor vehicle and parts dealers NAICS 441	433	$58,435	$186,495	+$28,995	$1,461
NAICS 484 Truck transportation NAICS 484	401	$73,063	$240,946	+$83,446	$1,827
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	384	$37,888	$110,012	−$47,488	$947
NAICS 238 Specialty trade contractors NAICS 238	380	$57,089	$181,485	+$23,985	$1,427
NAICS 457 Gasoline stations and fuel dealers NAICS 457	340	$35,558	$101,339	−$56,161	$889
NAICS 423 Merchant wholesalers, durable goods NAICS 423	268	$88,533	$298,530	+$141,030	$2,213
NAICS 541 Professional, scientific, and technical services NAICS 541	230	$56,536	$179,427	+$21,927	$1,413
NAICS 485 Transit and ground passenger transportation NAICS 485	227	$33,709	$94,457	−$63,043	$843
NAICS 112 Animal production and aquaculture NAICS 112	208	$44,498	$134,617	−$22,883	$1,112
NAICS 811 Repair and maintenance NAICS 811	200	$76,884	$255,169	+$97,669	$1,922
NAICS 812 Personal and laundry services NAICS 812	181	$25,965	$65,631	−$91,869	$649
NAICS 522 Credit intermediation and related activities NAICS 522	173	$64,310	$208,364	+$50,864	$1,608
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	154	$35,312	$100,424	−$57,076	$883
NAICS 326 Plastics and rubber products manufacturing NAICS 326	139	$56,906	$180,804	+$23,304	$1,423
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	136	$77,610	$257,871	+$100,371	$1,940
NAICS 456 Health and personal care retailers NAICS 456	121	$45,567	$138,596	−$18,904	$1,139
NAICS 551 Management of companies and enterprises NAICS 551	101	$117,567	$406,605	+$249,105	$2,939
NAICS 332 Fabricated metal product manufacturing NAICS 332	95	$63,215	$204,288	+$46,788	$1,580
NAICS 491 Postal service NAICS 491	94	$65,178	$211,595	+$54,095	$1,629
NAICS 922 Justice, public order, and safety activities NAICS 922	90	$180,818	$642,046	+$484,546	$4,520
NAICS 999 Unclassified NAICS 999	75	$30,425	$82,233	−$75,267	$761
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	68	$19,549	$41,749	−$115,751	$489
NAICS 212 Mining (except oil and gas) NAICS 212	54	$83,644	$280,332	+$122,832	$2,091
NAICS 314 Textile product mills NAICS 314	52	$45,092	$136,828	−$20,672	$1,127
NAICS 517 Telecommunications NAICS 517	45	$87,274	$293,844	+$136,344	$2,182
NAICS 721 Accommodation NAICS 721	45	$25,877	$65,303	−$92,197	$647
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	44	$33,963	$95,402	−$62,098	$849
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	39	$24,069	$58,573	−$98,927	$602
NAICS 488 Support activities for transportation NAICS 488	19	$70,557	$231,618	+$74,118	$1,764
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	13	$38,538	$112,432	−$45,068	$963
NAICS 926 Administration of economic programs NAICS 926	8	$69,402	$227,318	+$69,818	$1,735
NAICS 924 Administration of environmental quality programs NAICS 924	1	$59,963	$192,183	+$34,683	$1,499

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	2,700	(10)	(0%)	$16.71	$34,750	$98,332	$869
Cashiers SOC 41-2011	3,850	(390)	(9%)	$16.78	$34,910	$98,927	$873
Childcare Workers SOC 39-9011	580	200	53%	$17.22	$35,830	$102,352	$896
Retail Salespersons SOC 41-2031	4,260	(680)	(14%)	$18.85	$39,200	$114,896	$980
Janitors and Cleaners SOC 37-2011	2,770	(330)	(11%)	$19.33	$40,210	$118,656	$1,005
Tellers SOC 43-3071	420	(330)	(44%)	$19.61	$40,800	$120,852	$1,020
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,490	(2,470)	(62%)	$21.01	$43,700	$131,647	$1,093
Office Clerks, General SOC 43-9061	1,790	(810)	(31%)	$21.17	$44,040	$132,912	$1,101
Waiters and Waitresses SOC 35-3031	1,840	(510)	(22%)	$22.99	$47,820	$146,983	$1,196
Maintenance and Repair Workers, General SOC 49-9071	2,140	160	8%	$24.73	$51,430	$160,420	$1,286
Construction Laborers SOC 47-2061	1,020	(260)	(20%)	$26.86	$55,860	$176,910	$1,397
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,830	(140)	(7%)	$28.63	$59,540	$190,609	$1,489
Carpenters SOC 47-2031	910	160	21%	$29.24	$60,810	$195,336	$1,520
Paramedics SOC 29-2043 · prior-year code differs	160	(160)	(50%)	$30.03	$62,450	$201,441	$1,561
Firefighters SOC 33-2011	160	30	23%	$30.47	$63,370	$204,865	$1,584
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	170	(80)	(32%)	$33.43	$69,530	$227,795	$1,738
Police and Sheriff's Patrol Officers SOC 33-3051	1,010	280	38%	$34.22	$71,180	$233,937	$1,780
Electricians SOC 47-2111	470	(20)	(4%)	$34.44	$71,640	$235,649	$1,791
Elementary School Teachers, Except Special Education SOC 25-2021	1,790	60	3%	—	$72,850	$240,153	$1,821
Registered Nurses SOC 29-1141	3,390	(110)	(3%)	$44.98	$93,550	$317,205	$2,339

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: 36057 · pulled from Full Housing Data Table.xlsx.