New York · GEOID 36109

Tompkins County

2024 ACS 5-year estimates · population 104,537 · 47,804 housing units

Median household income

$74,024

State $89,823

Median home value

$290,900

State $488,843

Median gross rent

$1,411

State $1,707

Homeownership rate

54.1%

State 54.3%

Renter cost-burden rate

58.6%

≥30% of income

Owner cost-burden rate

16.5%

≥30% of income

Homeowner vacancy

0.9%

Of owner-occupied + for-sale units

Rental vacancy

2.8%

Of renter-occupied + for-rent units

Overall vacancy

9.5%

All housing units

Price-to-income ratio

3.93

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Tompkins County	New York
Population	104,537	19,852,366
Population density (per sq. mi.)	220.24	—
Median household income	$74,024	$89,823
HUD Area Median Income (4-person, 100%)	$118,000	—
Households	43,263	—
Average household size	2.06 people	—
Owner-occupied	54.1%	54.3%
Renter-occupied	45.9%	45.7%
Race	75.2% White · 4.2% 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

Tompkins County compared with New York.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

58.8% 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	15.3%	$70,075	$1,752	$229,823
1 earner	28.8%	$81,026	$2,026	$270,587
2 earners	46.8%	$139,892	$3,497	$489,706
3+ earners	9.1%	$156,859	$3,921	$552,863

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

43,263

Average size: 2.06 people

Households with children

8,340

19.3% of households

Per-capita income

$41,808

Poverty rate: 20.1%

Section 2

Residential Market Analysis

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

Tenure

54.1% owner-occupied vs. state average 54.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 54.1% · Missing middle (2–19 units) 27.2%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

57.9% built before 1980 · Median structure age 1,974.00 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: $290,900.

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: $1,411.

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 4,541 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 4.5% · For rent 13.1% · Seasonal 12.4% · Other 55.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

32.5% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 67.5% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.2%

562 units of 47,804 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

5.2%

2,505 units of 47,804 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$59,219

100% MHI$74,024

120% MHI$88,829

County-wide median from ACS 5-year estimates. A household at 100% MHI in Tompkins 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	$66,100	$75,550	$94,400
100% AMI	$82,600	$94,400	$118,000
120% AMI	$99,100	$113,300	$141,600

HUD FMR Area: Ithaca, 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

58.6% of renter households spend ≥30% of income on rent (33.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

16.5% 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 Tompkins County.

Covered employment

22,898

Across 17 sectors

Establishments

2,290

QCEW 2024

Avg annual pay (workforce)

$60,104

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	4,311	$37,748	$109,491	−$181,409	$944
NAICS 72 Accommodation and food services NAICS 72	3,403	$28,868	$76,437	−$214,463	$722
NAICS 31-33 Manufacturing NAICS 31-33	2,472	$78,448	$260,991	−$29,909	$1,961
NAICS 54 Professional, scientific, and technical services NAICS 54	2,394	$96,555	$328,391	+$37,491	$2,414
NAICS 92 Public administration NAICS 92	2,003	$76,411	$253,408	−$37,492	$1,910
NAICS 81 Other services (except public administration) NAICS 81	1,651	$38,635	$112,793	−$178,107	$966
NAICS 48-49 Transportation and warehousing NAICS 48-49	1,155	$58,476	$186,648	−$104,252	$1,462
NAICS 52 Finance and insurance NAICS 52	1,030	$104,463	$357,827	+$66,927	$2,612
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	973	$69,857	$229,012	−$61,888	$1,746
NAICS 23 Construction NAICS 23	923	$63,767	$206,343	−$84,557	$1,594
NAICS 71 Arts, entertainment, and recreation NAICS 71	575	$25,424	$63,617	−$227,283	$636
NAICS 53 Real estate and rental and leasing NAICS 53	543	$52,121	$162,993	−$127,907	$1,303
NAICS 55 Management of companies and enterprises NAICS 55	435	$84,885	$284,951	−$5,949	$2,122
NAICS 42 Wholesale trade NAICS 42	390	$72,066	$237,235	−$53,665	$1,802
NAICS 51 Information NAICS 51	331	$83,186	$278,627	−$12,273	$2,080
NAICS 22 Utilities NAICS 22	192	$149,734	$526,341	+$235,441	$3,743
NAICS 99 Unclassified NAICS 99	117	$61,398	$197,525	−$93,375	$1,535

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	2,845	$28,018	$73,273	−$217,627	$700
NAICS 541 Professional, scientific, and technical services NAICS 541	2,394	$96,555	$328,391	+$37,491	$2,414
NAICS 621 Ambulatory health care services NAICS 621	1,934	$88,172	$297,187	+$6,287	$2,204
NAICS 623 Nursing and residential care facilities NAICS 623	1,911	$65,931	$214,398	−$76,502	$1,648
NAICS 921 Executive, legislative, and other general government support NAICS 921	1,623	$68,059	$222,319	−$68,581	$1,701
NAICS 445 Food and beverage retailers NAICS 445	1,217	$34,035	$95,670	−$195,230	$851
NAICS 624 Social assistance NAICS 624	1,049	$39,416	$115,700	−$175,200	$985
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	838	$40,953	$121,421	−$169,479	$1,024
NAICS 485 Transit and ground passenger transportation NAICS 485	819	$53,912	$169,659	−$121,241	$1,348
NAICS 455 General merchandise retailers NAICS 455	783	$31,355	$85,694	−$205,206	$784
NAICS 522 Credit intermediation and related activities NAICS 522	692	$100,227	$342,059	+$51,159	$2,506
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	631	$33,018	$91,885	−$199,015	$825
NAICS 238 Specialty trade contractors NAICS 238	565	$66,340	$215,920	−$74,980	$1,659
NAICS 721 Accommodation NAICS 721	558	$33,207	$92,588	−$198,312	$830
NAICS 441 Motor vehicle and parts dealers NAICS 441	493	$59,574	$190,735	−$100,165	$1,489
NAICS 531 Real estate NAICS 531	477	$52,160	$163,138	−$127,762	$1,304
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	438	$39,708	$116,787	−$174,113	$993
NAICS 551 Management of companies and enterprises NAICS 551	435	$84,885	$284,951	−$5,949	$2,122
NAICS 811 Repair and maintenance NAICS 811	402	$40,360	$119,214	−$171,686	$1,009
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	397	$20,849	$46,588	−$244,312	$521
NAICS 812 Personal and laundry services NAICS 812	375	$32,739	$90,846	−$200,054	$818
NAICS 236 Construction of buildings NAICS 236	343	$57,596	$183,372	−$107,528	$1,440
NAICS 334 Computer and electronic product manufacturing NAICS 334	337	$93,834	$318,262	+$27,362	$2,346
NAICS 524 Insurance carriers and related activities NAICS 524	255	$88,675	$299,059	+$8,159	$2,217
NAICS 115 Support activities for agriculture and forestry NAICS 115	245	$64,107	$207,608	−$83,292	$1,603
NAICS 457 Gasoline stations and fuel dealers NAICS 457	240	$40,147	$118,421	−$172,479	$1,004
NAICS 311 Food manufacturing NAICS 311	233	$46,554	$142,270	−$148,630	$1,164
NAICS 423 Merchant wholesalers, durable goods NAICS 423	232	$80,681	$269,303	−$21,597	$2,017
NAICS 112 Animal production and aquaculture NAICS 112	211	$49,146	$151,919	−$138,981	$1,229
NAICS 456 Health and personal care retailers NAICS 456	208	$41,204	$122,356	−$168,544	$1,030
NAICS 221 Utilities NAICS 221	192	$149,734	$526,341	+$235,441	$3,743
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	183	$41,750	$124,388	−$166,512	$1,044
NAICS 333 Machinery manufacturing NAICS 333	158	$81,500	$272,351	−$18,549	$2,038
NAICS 491 Postal service NAICS 491	146	$68,149	$222,654	−$68,246	$1,704
NAICS 924 Administration of environmental quality programs NAICS 924	143	$84,747	$284,438	−$6,462	$2,119
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	138	$56,158	$178,020	−$112,880	$1,404
NAICS 111 Crop production NAICS 111	137	$34,080	$95,838	−$195,062	$852
NAICS 332 Fabricated metal product manufacturing NAICS 332	137	$82,969	$277,819	−$13,081	$2,074
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	122	$28,543	$75,227	−$215,673	$714
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	119	$27,893	$72,808	−$218,092	$697
NAICS 999 Unclassified NAICS 999	117	$61,398	$197,525	−$93,375	$1,535
NAICS 513 Publishing industries NAICS 513	101	$120,466	$417,396	+$126,496	$3,012
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	100	$28,604	$75,454	−$215,446	$715
NAICS 922 Justice, public order, and safety activities NAICS 922	91	$181,614	$645,009	+$354,109	$4,540
NAICS 926 Administration of economic programs NAICS 926	81	$93,092	$315,500	+$24,600	$2,327
NAICS 517 Telecommunications NAICS 517	81	$86,156	$289,682	−$1,218	$2,154
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	79	$44,069	$133,020	−$157,880	$1,102
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	72	$202,931	$724,359	+$433,459	$5,073
NAICS 532 Rental and leasing services NAICS 532	66	$51,841	$161,950	−$128,950	$1,296
NAICS 512 Motion picture and sound recording industries NAICS 512	56	$44,824	$135,831	−$155,069	$1,121
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	50	$56,843	$180,569	−$110,331	$1,421
NAICS 516 Broadcasting and content providers NAICS 516	37	$46,736	$142,948	−$147,952	$1,168
NAICS 814 Private households NAICS 814	37	$26,092	$66,104	−$224,796	$652
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	34	$37,847	$109,860	−$181,040	$946
NAICS 339 Miscellaneous manufacturing NAICS 339	31	$42,012	$125,363	−$165,537	$1,050
NAICS 484 Truck transportation NAICS 484	28	$58,363	$186,227	−$104,673	$1,459
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	22	$130,127	$453,357	+$162,457	$3,253
NAICS 425 Wholesale trade agents and brokers NAICS 425	20	$81,901	$273,844	−$17,056	$2,048
NAICS 237 Heavy and civil engineering construction NAICS 237	15	$107,974	$370,896	+$79,996	$2,699
NAICS 488 Support activities for transportation NAICS 488	15	$148,461	$521,603	+$230,703	$3,712
NAICS 525 Funds, trusts, and other financial vehicles NAICS 525	10	$101,670	$347,431	+$56,531	$2,542
NAICS 923 Administration of human resource programs NAICS 923	9	$80,706	$269,396	−$21,504	$2,018
NAICS 928 National security and international affairs NAICS 928	5	$89,243	$301,173	+$10,273	$2,231

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	810	(210)	(21%)	$17.38	$36,140	$103,506	$904
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	870	30	4%	$17.52	$36,430	$104,585	$911
Childcare Workers SOC 39-9011	290	(90)	(24%)	$18.31	$38,090	$110,764	$952
Retail Salespersons SOC 41-2031	1,170	(80)	(6%)	$18.41	$38,290	$111,509	$957
Office Clerks, General SOC 43-9061	860	60	8%	$19.84	$41,260	$122,564	$1,032
Janitors and Cleaners SOC 37-2011	840	(560)	(40%)	$19.90	$41,390	$123,048	$1,035
Tellers SOC 43-3071	120	0	0%	$19.93	$41,460	$123,309	$1,037
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	470	110	31%	$21.71	$45,170	$137,119	$1,129
Construction Laborers SOC 47-2061	130	0	0%	$24.09	$50,110	$155,507	$1,253
Waiters and Waitresses SOC 35-3031	620	(300)	(33%)	$24.92	$51,830	$161,909	$1,296
Maintenance and Repair Workers, General SOC 49-9071	600	80	15%	$25.58	$53,200	$167,009	$1,330
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	190	40	27%	$28.23	$58,720	$187,556	$1,468
Carpenters SOC 47-2031	190	(50)	(21%)	$30.65	$63,750	$206,280	$1,594
Electricians SOC 47-2111	100	(90)	(47%)	$33.43	$69,530	$227,795	$1,738
Elementary School Teachers, Except Special Education SOC 25-2021	460	10	2%	—	$70,620	$231,852	$1,766
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	70	0	0%	$34.83	$72,450	$238,664	$1,811
Police and Sheriff's Patrol Officers SOC 33-3051	200	—	—	$38.71	$80,520	$268,703	$2,013
Registered Nurses SOC 29-1141	940	260	38%	$48.75	$101,390	$346,388	$2,535

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: 36109 · pulled from Full Housing Data Table.xlsx.