Oklahoma · GEOID 40039

Custer County

2024 ACS 5-year estimates · population 28,259 · 12,971 housing units

Median household income

$59,738

State $65,795

Median home value

$181,500

State $197,376

Median gross rent

$824

State $1,020

Homeownership rate

60.2%

State 65.8%

Renter cost-burden rate

49.5%

≥30% of income

Owner cost-burden rate

14.9%

≥30% of income

Homeowner vacancy

1.1%

Of owner-occupied + for-sale units

Rental vacancy

7.7%

Of renter-occupied + for-rent units

Overall vacancy

14.9%

All housing units

Price-to-income ratio

3.04

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Custer County	Oklahoma
Population	28,259	4,028,634
Population density (per sq. mi.)	28.58	—
Median household income	$59,738	$65,795
HUD Area Median Income (4-person, 100%)	$81,400	—
Households	11,044	—
Average household size	2.44 people	—
Owner-occupied	60.2%	65.8%
Renter-occupied	39.8%	34.2%
Race	68.8% White · 2.9% 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

Custer County compared with Oklahoma.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

31.7% hold a bachelor's degree or higher (state: 28.3%).

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	10.2%	$73,097	$1,827	$241,072
1 earner	38.1%	$50,088	$1,252	$155,425
2 earners	41.6%	$93,636	$2,341	$317,525
3+ earners	10.1%	$141,250	$3,531	$494,761

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

11,044

Average size: 2.44 people

Households with children

3,418

30.9% of households

Per-capita income

$31,773

Poverty rate: 18.7%

Section 2

Residential Market Analysis

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

Tenure

60.2% owner-occupied vs. state average 65.8%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 68.6% · Missing middle (2–19 units) 17.7%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

52.9% built before 1980 · Median structure age 1,978.00 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: $181,500.

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: $824.

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 1,927 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 3.7% · For rent 19.3% · Seasonal 8.2% · Other 64.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

27.5% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 72.5% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.2%

158 units of 12,971 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

9.5%

1,237 units of 12,971 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$47,790

100% MHI$59,738

120% MHI$71,686

County-wide median from ACS 5-year estimates. A household at 100% MHI in Custer 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	$45,600	$52,100	$65,100
100% AMI	$56,980	$65,120	$81,400
120% AMI	$68,400	$78,150	$97,700

HUD FMR Area: Custer County, OK. 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

49.5% of renter households spend ≥30% of income on rent (21.4% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

14.9% 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 Custer County.

Covered employment

10,428

Across 18 sectors

Establishments

975

QCEW 2024

Avg annual pay (workforce)

$49,816

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	1,534	$30,905	$84,019	−$97,481	$773
NAICS 72 Accommodation and food services NAICS 72	1,303	$18,896	$39,318	−$142,182	$472
NAICS 62 Health care and social assistance NAICS 62	1,292	$37,434	$108,323	−$73,177	$936
NAICS 31-33 Manufacturing NAICS 31-33	1,098	$53,102	$166,644	−$14,856	$1,328
NAICS 42 Wholesale trade NAICS 42	846	$71,173	$233,911	+$52,411	$1,779
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	709	$101,143	$345,469	+$163,969	$2,529
NAICS 92 Public administration NAICS 92	705	$60,354	$193,639	+$12,139	$1,509
NAICS 23 Construction NAICS 23	694	$57,597	$183,376	+$1,876	$1,440
NAICS 48-49 Transportation and warehousing NAICS 48-49	378	$79,523	$264,992	+$83,492	$1,988
NAICS 52 Finance and insurance NAICS 52	377	$58,654	$187,311	+$5,811	$1,466
NAICS 54 Professional, scientific, and technical services NAICS 54	328	$51,428	$160,413	−$21,087	$1,286
NAICS 71 Arts, entertainment, and recreation NAICS 71	310	$33,627	$94,152	−$87,348	$841
NAICS 81 Other services (except public administration) NAICS 81	272	$29,709	$79,567	−$101,933	$743
NAICS 22 Utilities NAICS 22	187	$108,446	$372,653	+$191,153	$2,711
NAICS 51 Information NAICS 51	162	$33,839	$94,941	−$86,559	$846
NAICS 53 Real estate and rental and leasing NAICS 53	150	$60,583	$194,491	+$12,991	$1,515
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	75	$50,203	$155,853	−$25,647	$1,255
NAICS 61 Educational services NAICS 61	8	$21,914	$50,552	−$130,948	$548

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	1,128	$18,706	$38,611	−$142,889	$468
NAICS 311 Food manufacturing NAICS 311	839	$54,909	$173,370	−$8,130	$1,373
NAICS 621 Ambulatory health care services NAICS 621	607	$53,543	$168,286	−$13,214	$1,339
NAICS 213 Support activities for mining NAICS 213	588	$94,071	$319,145	+$137,645	$2,352
NAICS 624 Social assistance NAICS 624	466	$15,512	$26,721	−$154,779	$388
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	457	$56,422	$179,002	−$2,498	$1,411
NAICS 423 Merchant wholesalers, durable goods NAICS 423	380	$89,325	$301,478	+$119,978	$2,233
NAICS 455 General merchandise retailers NAICS 455	340	$27,466	$71,218	−$110,282	$687
NAICS 541 Professional, scientific, and technical services NAICS 541	328	$51,428	$160,413	−$21,087	$1,286
NAICS 237 Heavy and civil engineering construction NAICS 237	291	$64,028	$207,314	+$25,814	$1,601
NAICS 561 Administrative and support services NAICS 561	274	$46,695	$142,795	−$38,705	$1,167
NAICS 441 Motor vehicle and parts dealers NAICS 441	260	$49,366	$152,737	−$28,763	$1,234
NAICS 522 Credit intermediation and related activities NAICS 522	258	$53,588	$168,453	−$13,047	$1,340
NAICS 923 Administration of human resource programs NAICS 923	243	$73,419	$242,271	+$60,771	$1,835
NAICS 238 Specialty trade contractors NAICS 238	234	$43,804	$132,034	−$49,466	$1,095
NAICS 922 Justice, public order, and safety activities NAICS 922	219	$54,137	$170,497	−$11,003	$1,353
NAICS 457 Gasoline stations and fuel dealers NAICS 457	212	$25,091	$62,378	−$119,122	$627
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	203	$28,970	$76,817	−$104,683	$724
NAICS 221 Utilities NAICS 221	187	$108,446	$372,653	+$191,153	$2,711
NAICS 721 Accommodation NAICS 721	175	$20,119	$43,870	−$137,630	$503
NAICS 236 Construction of buildings NAICS 236	169	$65,623	$213,252	+$31,752	$1,641
NAICS 445 Food and beverage retailers NAICS 445	163	$23,192	$55,309	−$126,191	$580
NAICS 456 Health and personal care retailers NAICS 456	126	$29,076	$77,211	−$104,289	$727
NAICS 211 Oil and gas extraction NAICS 211	122	$134,397	$469,252	+$287,752	$3,360
NAICS 486 Pipeline transportation NAICS 486	122	$119,446	$413,599	+$232,099	$2,986
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	114	$22,148	$51,423	−$130,077	$554
NAICS 492 Couriers and messengers NAICS 492	113	$56,040	$177,580	−$3,920	$1,401
NAICS 811 Repair and maintenance NAICS 811	103	$40,875	$121,131	−$60,369	$1,022
NAICS 524 Insurance carriers and related activities NAICS 524	96	$60,532	$194,301	+$12,801	$1,513
NAICS 532 Rental and leasing services NAICS 532	96	$79,680	$265,576	+$84,076	$1,992
NAICS 921 Executive, legislative, and other general government support NAICS 921	87	$39,998	$117,867	−$63,633	$1,000
NAICS 812 Personal and laundry services NAICS 812	81	$31,131	$84,861	−$96,639	$778
NAICS 484 Truck transportation NAICS 484	68	$72,312	$238,150	+$56,650	$1,808
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	65	$30,841	$83,781	−$97,719	$771
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	52	$39,636	$116,519	−$64,981	$991
NAICS 491 Postal service NAICS 491	50	$60,838	$195,440	+$13,940	$1,521
NAICS 111 Crop production NAICS 111	42	$53,663	$168,732	−$12,768	$1,342
NAICS 517 Telecommunications NAICS 517	32	$48,769	$150,515	−$30,985	$1,219
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	30	$34,486	$97,349	−$84,151	$862
NAICS 332 Fabricated metal product manufacturing NAICS 332	28	$51,785	$161,742	−$19,758	$1,295
NAICS 924 Administration of environmental quality programs NAICS 924	23	$74,053	$244,631	+$63,131	$1,851
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	22	$112,539	$387,889	+$206,389	$2,813
NAICS 325 Chemical manufacturing NAICS 325	20	$60,348	$193,616	+$12,116	$1,509
NAICS 611 Educational services NAICS 611	8	$21,914	$50,552	−$130,948	$548
NAICS 425 Wholesale trade agents and brokers NAICS 425	8	$60,422	$193,892	+$12,392	$1,511
NAICS 926 Administration of economic programs NAICS 926	5	$107,482	$369,065	+$187,565	$2,687

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	760	(60)	(7%)	$10.46	$21,750	$49,941	$544
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	1,890	100	6%	$11.41	$23,720	$57,274	$593
Cashiers SOC 41-2011	2,420	(320)	(12%)	$12.42	$25,840	$65,166	$646
Childcare Workers SOC 39-9011	400	120	43%	$12.88	$26,790	$68,702	$670
Janitors and Cleaners SOC 37-2011	830	(240)	(22%)	$14.32	$29,780	$79,832	$745
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,380	40	3%	$15.39	$32,000	$88,095	$800
Retail Salespersons SOC 41-2031	1,280	(580)	(31%)	$15.41	$32,060	$88,319	$802
Tellers SOC 43-3071	520	(10)	(2%)	$15.43	$32,090	$88,430	$802
Office Clerks, General SOC 43-9061	1,300	(220)	(14%)	$17.72	$36,850	$106,149	$921
Firefighters SOC 33-2011	190	40	27%	$19.67	$40,920	$121,299	$1,023
Maintenance and Repair Workers, General SOC 49-9071	760	80	12%	$20.45	$42,540	$127,329	$1,064
Construction Laborers SOC 47-2061	630	220	54%	$20.94	$43,550	$131,088	$1,089
Carpenters SOC 47-2031	80	10	14%	$21.32	$44,340	$134,029	$1,109
Police and Sheriff's Patrol Officers SOC 33-3051	430	150	54%	$22.41	$46,610	$142,479	$1,165
Paramedics SOC 29-2043	90	—	—	$22.54	$46,880	$143,484	$1,172
Elementary School Teachers, Except Special Education SOC 25-2021	1,020	150	17%	—	$49,530	$153,348	$1,238
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,160	(790)	(41%)	$25.86	$53,800	$169,242	$1,345
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	160	(300)	(65%)	$27.24	$56,660	$179,888	$1,417
Electricians SOC 47-2111	310	20	7%	$28.95	$60,210	$193,103	$1,505
Registered Nurses SOC 29-1141	1,180	280	31%	$37.68	$78,370	$260,700	$1,959

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: 40039 · pulled from Full Housing Data Table.xlsx.