North Carolina · GEOID 37115

Madison County

2024 ACS 5-year estimates · population 21,867 · 11,356 housing units

Median household income

$58,531

State $74,272

Median home value

$284,600

State $299,282

Median gross rent

$780

State $1,245

Homeownership rate

77.5%

State 66.6%

Renter cost-burden rate

40.9%

≥30% of income

Owner cost-burden rate

21.8%

≥30% of income

Homeowner vacancy

5.9%

Of owner-occupied + for-sale units

Rental vacancy

8.3%

Of renter-occupied + for-rent units

Overall vacancy

26.5%

All housing units

Price-to-income ratio

4.86

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Madison County	North Carolina
Population	21,867	10,730,404
Population density (per sq. mi.)	48.63	—
Median household income	$58,531	$74,272
HUD Area Median Income (4-person, 100%)	$103,200	—
Households	8,342	—
Average household size	2.50 people	—
Owner-occupied	77.5%	66.6%
Renter-occupied	22.5%	33.4%
Race	91.6% White · 1.1% 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

Madison County compared with North Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

32.2% hold a bachelor's degree or higher (state: 35.7%).

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	19.8%	$43,192	$1,080	$129,756
1 earner	28.0%	$50,793	$1,270	$158,049
2 earners	42.7%	$99,344	$2,484	$338,773
3+ earners	9.4%	$158,897	$3,972	$560,449

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

8,342

Average size: 2.50 people

Households with children

1,836

22.0% of households

Per-capita income

$35,126

Poverty rate: 10.4%

Section 2

Residential Market Analysis

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

Tenure

77.5% owner-occupied vs. state average 66.6%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 72.0% · Missing middle (2–19 units) 5.8%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

38.9% built before 1980 · Median structure age 1,987.00 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: $284,600.

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: $780.

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 3,014 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 13.3% · For rent 5.7% · Seasonal 35.0% · Other 42.7%.

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

9.3%

1,056 units of 11,356 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

11.3%

1,288 units of 11,356 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$46,825

100% MHI$58,531

120% MHI$70,237

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	$57,350	$65,550	$81,900
100% AMI	$72,240	$82,560	$103,200
120% AMI	$86,700	$99,050	$123,850

HUD FMR Area: Asheville, NC 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

40.9% of renter households spend ≥30% of income on rent (23.7% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

21.8% 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

3,034

Across 14 sectors

Establishments

468

QCEW 2024

Avg annual pay (workforce)

$46,011

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	524	$24,640	$60,699	−$223,901	$616
NAICS 31-33 Manufacturing NAICS 31-33	487	$70,681	$232,079	−$52,521	$1,767
NAICS 92 Public administration NAICS 92	476	$46,457	$141,909	−$142,691	$1,161
NAICS 61 Educational services NAICS 61	388	$49,915	$154,781	−$129,819	$1,248
NAICS 72 Accommodation and food services NAICS 72	370	$22,938	$54,364	−$230,236	$573
NAICS 23 Construction NAICS 23	304	$55,506	$175,593	−$109,007	$1,388
NAICS 81 Other services (except public administration) NAICS 81	144	$39,243	$115,056	−$169,544	$981
NAICS 71 Arts, entertainment, and recreation NAICS 71	127	$24,075	$58,596	−$226,004	$602
NAICS 48-49 Transportation and warehousing NAICS 48-49	98	$67,969	$221,984	−$62,616	$1,699
NAICS 52 Finance and insurance NAICS 52	44	$61,940	$199,542	−$85,058	$1,549
NAICS 51 Information NAICS 51	27	$121,167	$420,005	+$135,405	$3,029
NAICS 53 Real estate and rental and leasing NAICS 53	24	$128,921	$448,868	+$164,268	$3,223
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	18	$39,339	$115,414	−$169,186	$983
NAICS 62 Health care and social assistance NAICS 62	3	$85,204	$286,139	+$1,539	$2,130

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	388	$49,915	$154,781	−$129,819	$1,248
NAICS 921 Executive, legislative, and other general government support NAICS 921	350	$37,775	$109,592	−$175,008	$944
NAICS 722 Food services and drinking places NAICS 722	293	$20,103	$43,811	−$240,789	$503
NAICS 623 Nursing and residential care facilities NAICS 623	276	$40,543	$119,895	−$164,705	$1,014
NAICS 621 Ambulatory health care services NAICS 621	200	$57,925	$184,597	−$100,003	$1,448
NAICS 238 Specialty trade contractors NAICS 238	158	$57,885	$184,448	−$100,152	$1,447
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	115	$22,697	$53,466	−$231,134	$567
NAICS 236 Construction of buildings NAICS 236	106	$49,319	$152,563	−$132,037	$1,233
NAICS 721 Accommodation NAICS 721	78	$33,294	$92,912	−$191,688	$832
NAICS 926 Administration of economic programs NAICS 926	60	$63,370	$204,865	−$79,735	$1,584
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	57	$45,859	$139,683	−$144,917	$1,146
NAICS 455 General merchandise retailers NAICS 455	52	$21,135	$47,652	−$236,948	$528
NAICS 457 Gasoline stations and fuel dealers NAICS 457	50	$36,658	$105,434	−$179,166	$916
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	46	$21,885	$50,444	−$234,156	$547
NAICS 812 Personal and laundry services NAICS 812	45	$31,585	$86,551	−$198,049	$790
NAICS 237 Heavy and civil engineering construction NAICS 237	40	$62,505	$201,645	−$82,955	$1,563
NAICS 491 Postal service NAICS 491	38	$71,200	$234,011	−$50,589	$1,780
NAICS 423 Merchant wholesalers, durable goods NAICS 423	38	$85,780	$288,283	+$3,683	$2,145
NAICS 924 Administration of environmental quality programs NAICS 924	30	$93,858	$318,352	+$33,752	$2,346
NAICS 456 Health and personal care retailers NAICS 456	27	$44,700	$135,369	−$149,231	$1,118
NAICS 922 Justice, public order, and safety activities NAICS 922	25	$71,638	$235,641	−$48,959	$1,791
NAICS 811 Repair and maintenance NAICS 811	25	$49,674	$153,884	−$130,716	$1,242
NAICS 522 Credit intermediation and related activities NAICS 522	24	$68,939	$225,595	−$59,005	$1,723
NAICS 441 Motor vehicle and parts dealers NAICS 441	21	$23,682	$57,133	−$227,467	$592
NAICS 814 Private households NAICS 814	17	$21,989	$50,831	−$233,769	$550
NAICS 516 Broadcasting and content providers NAICS 516	12	$126,579	$440,150	+$155,550	$3,164
NAICS 111 Crop production NAICS 111	11	$43,734	$131,773	−$152,827	$1,093
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	10	$48,353	$148,967	−$135,633	$1,209
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	6	$119,930	$415,401	+$130,801	$2,998
NAICS 332 Fabricated metal product manufacturing NAICS 332	5	$74,935	$247,914	−$36,686	$1,873
NAICS 624 Social assistance NAICS 624	3	$85,204	$286,139	+$1,539	$2,130
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	1	$56,742	$180,193	−$104,407	$1,419

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	3,850	(3,530)	(48%)	$14.15	$29,430	$78,529	$736
Cashiers SOC 41-2011	4,240	(1,810)	(30%)	$14.59	$30,340	$81,916	$759
Childcare Workers SOC 39-9011	520	(410)	(44%)	$16.08	$33,450	$93,493	$836
Retail Salespersons SOC 41-2031	5,570	(1,560)	(22%)	$17.02	$35,400	$100,751	$885
Janitors and Cleaners SOC 37-2011	2,010	(350)	(15%)	$17.08	$35,530	$101,235	$888
Firefighters SOC 33-2011	890	130	17%	$18.87	$39,250	$115,082	$981
Waiters and Waitresses SOC 35-3031	3,250	(1,840)	(36%)	$19.12	$39,780	$117,055	$995
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	2,590	(2,640)	(50%)	$19.95	$41,500	$123,458	$1,038
Tellers SOC 43-3071	210	(340)	(62%)	$21.30	$44,290	$133,843	$1,107
Office Clerks, General SOC 43-9061	2,510	(1,230)	(33%)	$21.79	$45,330	$137,714	$1,133
Construction Laborers SOC 47-2061	1,340	750	127%	$22.34	$46,470	$141,958	$1,162
Maintenance and Repair Workers, General SOC 49-9071	1,740	(50)	(3%)	$23.58	$49,040	$151,524	$1,226
Elementary School Teachers, Except Special Education SOC 25-2021	1,450	180	14%	—	$52,240	$163,436	$1,306
Carpenters SOC 47-2031	750	(100)	(12%)	$25.30	$52,620	$164,850	$1,316
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	2,040	190	10%	$26.53	$55,180	$174,379	$1,380
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	460	160	53%	$26.98	$56,120	$177,878	$1,403
Electricians SOC 47-2111	860	350	69%	$27.27	$56,720	$180,112	$1,418
Police and Sheriff's Patrol Officers SOC 33-3051	710	0	0%	$27.56	$57,320	$182,345	$1,433
Paramedics SOC 29-2043 · prior-year code differs	280	(290)	(51%)	$29.77	$61,910	$199,431	$1,548
Registered Nurses SOC 29-1141	4,680	(1,130)	(19%)	$42.85	$89,130	$300,753	$2,228

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: 37115 · pulled from Full Housing Data Table.xlsx.