Oregon · GEOID 41033

Josephine County

2024 ACS 5-year estimates · population 88,179 · 39,503 housing units

Median household income

$60,098

State $84,541

Median home value

$404,300

State $487,772

Median gross rent

$1,194

State $1,515

Homeownership rate

71.7%

State 63.3%

Renter cost-burden rate

55.9%

≥30% of income

Owner cost-burden rate

29.0%

≥30% of income

Homeowner vacancy

0.9%

Of owner-occupied + for-sale units

Rental vacancy

3.2%

Of renter-occupied + for-rent units

Overall vacancy

7.1%

All housing units

Price-to-income ratio

6.73

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Josephine County	Oregon
Population	88,179	4,254,293
Population density (per sq. mi.)	53.81	—
Median household income	$60,098	$84,541
HUD Area Median Income (4-person, 100%)	$76,700	—
Households	36,715	—
Average household size	2.36 people	—
Owner-occupied	71.7%	63.3%
Renter-occupied	28.3%	36.7%
Race	85.7% White · 0.4% 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

Josephine County compared with Oregon.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

19.7% hold a bachelor's degree or higher (state: 36.8%).

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	26.1%	$56,613	$1,415	$179,713
1 earner	35.5%	$58,167	$1,454	$185,498
2 earners	30.7%	$102,813	$2,570	$351,685
3+ earners	7.7%	$195,842	$4,896	$697,971

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

36,715

Average size: 2.36 people

Households with children

8,812

24.0% of households

Per-capita income

$35,179

Poverty rate: 16.3%

Section 2

Residential Market Analysis

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

Tenure

71.7% owner-occupied vs. state average 63.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 75.4% · Missing middle (2–19 units) 7.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

48.3% built before 1980 · Median structure age 1,982.00 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: $404,300.

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: $1,194.

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 2,788 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 8.8% · For rent 12.1% · Seasonal 24.5% · Other 50.3%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

25.2% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 74.8% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.7%

682 units of 39,503 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

3.6%

1,403 units of 39,503 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

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$48,078

100% MHI$60,098

120% MHI$72,118

County-wide median from ACS 5-year estimates. A household at 100% MHI in Josephine 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	$46,850	$53,550	$66,900
100% AMI	$53,690	$61,360	$76,700
120% AMI	$64,450	$73,650	$92,050

HUD FMR Area: Grants Pass, OR 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

55.9% of renter households spend ≥30% of income on rent (29.5% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

29.0% 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 Josephine County.

Covered employment

28,748

Across 20 sectors

Establishments

2,803

QCEW 2024

Avg annual pay (workforce)

$48,511

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	10,363	$48,929	$151,111	−$253,189	$1,223
NAICS 44-45 Retail trade NAICS 44-45	4,101	$37,495	$108,550	−$295,750	$937
NAICS 72 Accommodation and food services NAICS 72	3,019	$24,593	$60,524	−$343,776	$615
NAICS 31-33 Manufacturing NAICS 31-33	2,809	$53,916	$169,674	−$234,626	$1,348
NAICS 23 Construction NAICS 23	1,205	$53,643	$168,658	−$235,642	$1,341
NAICS 92 Public administration NAICS 92	1,041	$69,034	$225,948	−$178,352	$1,726
NAICS 81 Other services (except public administration) NAICS 81	1,004	$36,059	$103,204	−$301,096	$901
NAICS 52 Finance and insurance NAICS 52	904	$80,194	$267,490	−$136,810	$2,005
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	780	$45,049	$136,668	−$267,632	$1,126
NAICS 54 Professional, scientific, and technical services NAICS 54	682	$66,120	$215,102	−$189,198	$1,653
NAICS 42 Wholesale trade NAICS 42	582	$61,269	$197,045	−$207,255	$1,532
NAICS 48-49 Transportation and warehousing NAICS 48-49	562	$50,619	$157,402	−$246,898	$1,265
NAICS 53 Real estate and rental and leasing NAICS 53	481	$77,073	$255,872	−$148,428	$1,927
NAICS 71 Arts, entertainment, and recreation NAICS 71	302	$28,662	$75,670	−$328,630	$717
NAICS 55 Management of companies and enterprises NAICS 55	290	$115,209	$397,827	−$6,473	$2,880
NAICS 61 Educational services NAICS 61	246	$29,671	$79,426	−$324,874	$742
NAICS 51 Information NAICS 51	236	$60,294	$193,415	−$210,885	$1,507
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	77	$101,683	$347,479	−$56,821	$2,542
NAICS 22 Utilities NAICS 22	59	$165,298	$584,276	+$179,976	$4,132
NAICS 99 Unclassified NAICS 99	5	$55,697	$176,304	−$227,996	$1,392

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 624 Social assistance NAICS 624	5,606	$36,715	$105,646	−$298,654	$918
NAICS 722 Food services and drinking places NAICS 722	2,633	$24,482	$60,111	−$344,189	$612
NAICS 621 Ambulatory health care services NAICS 621	2,206	$68,003	$222,111	−$182,189	$1,700
NAICS 445 Food and beverage retailers NAICS 445	1,025	$31,616	$86,666	−$317,634	$790
NAICS 455 General merchandise retailers NAICS 455	856	$33,503	$93,690	−$310,610	$838
NAICS 238 Specialty trade contractors NAICS 238	704	$50,814	$158,127	−$246,173	$1,270
NAICS 541 Professional, scientific, and technical services NAICS 541	682	$66,120	$215,102	−$189,198	$1,653
NAICS 561 Administrative and support services NAICS 561	678	$41,920	$125,021	−$279,279	$1,048
NAICS 441 Motor vehicle and parts dealers NAICS 441	589	$57,759	$183,979	−$220,321	$1,444
NAICS 321 Wood product manufacturing NAICS 321	534	$56,929	$180,890	−$223,410	$1,423
NAICS 524 Insurance carriers and related activities NAICS 524	493	$89,543	$302,290	−$102,010	$2,239
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	482	$27,854	$72,663	−$331,637	$696
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	470	$40,018	$117,941	−$286,359	$1,000
NAICS 111 Crop production NAICS 111	453	$38,416	$111,978	−$292,322	$960
NAICS 337 Furniture and related product manufacturing NAICS 337	425	$53,118	$166,704	−$237,596	$1,328
NAICS 721 Accommodation NAICS 721	386	$25,351	$63,346	−$340,954	$634
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	372	$28,848	$76,363	−$327,937	$721
NAICS 423 Merchant wholesalers, durable goods NAICS 423	352	$55,597	$175,931	−$228,369	$1,390
NAICS 457 Gasoline stations and fuel dealers NAICS 457	344	$32,584	$90,269	−$314,031	$815
NAICS 236 Construction of buildings NAICS 236	337	$51,686	$161,373	−$242,927	$1,292
NAICS 522 Credit intermediation and related activities NAICS 522	336	$68,150	$222,658	−$181,642	$1,704
NAICS 811 Repair and maintenance NAICS 811	327	$49,510	$153,274	−$251,026	$1,238
NAICS 922 Justice, public order, and safety activities NAICS 922	321	$81,654	$272,924	−$131,376	$2,041
NAICS 339 Miscellaneous manufacturing NAICS 339	315	$52,335	$163,789	−$240,511	$1,308
NAICS 551 Management of companies and enterprises NAICS 551	290	$115,209	$397,827	−$6,473	$2,880
NAICS 336 Transportation equipment manufacturing NAICS 336	288	$54,968	$173,590	−$230,710	$1,374
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	267	$26,747	$68,542	−$335,758	$669
NAICS 115 Support activities for agriculture and forestry NAICS 115	265	$67,825	$221,448	−$182,852	$1,696
NAICS 611 Educational services NAICS 611	246	$29,671	$79,426	−$324,874	$742
NAICS 332 Fabricated metal product manufacturing NAICS 332	231	$57,906	$184,526	−$219,774	$1,448
NAICS 531 Real estate NAICS 531	218	$35,116	$99,694	−$304,606	$878
NAICS 326 Plastics and rubber products manufacturing NAICS 326	212	$56,769	$180,294	−$224,006	$1,419
NAICS 485 Transit and ground passenger transportation NAICS 485	207	$39,780	$117,055	−$287,245	$995
NAICS 325 Chemical manufacturing NAICS 325	187	$51,872	$162,066	−$242,234	$1,297
NAICS 456 Health and personal care retailers NAICS 456	184	$39,160	$114,747	−$289,553	$979
NAICS 311 Food manufacturing NAICS 311	183	$38,844	$113,571	−$290,729	$971
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	168	$48,107	$148,051	−$256,249	$1,203
NAICS 812 Personal and laundry services NAICS 812	162	$34,175	$96,191	−$308,109	$854
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	155	$49,291	$152,458	−$251,842	$1,232
NAICS 334 Computer and electronic product manufacturing NAICS 334	151	$83,740	$280,689	−$123,611	$2,094
NAICS 113 Forestry and logging NAICS 113	132	$88,736	$299,286	−$105,014	$2,218
NAICS 924 Administration of environmental quality programs NAICS 924	122	$76,650	$254,298	−$150,002	$1,916
NAICS 237 Heavy and civil engineering construction NAICS 237	116	$73,373	$242,100	−$162,200	$1,834
NAICS 491 Postal service NAICS 491	115	$66,055	$214,860	−$189,440	$1,651
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	107	$28,690	$75,774	−$328,526	$717
NAICS 562 Waste management and remediation services NAICS 562	102	$65,842	$214,067	−$190,233	$1,646
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	100	$32,404	$89,599	−$314,701	$810
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	81	$41,698	$124,195	−$280,105	$1,042
NAICS 513 Publishing industries NAICS 513	78	$59,688	$191,159	−$213,141	$1,492
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	75	$72,700	$239,595	−$164,705	$1,818
NAICS 425 Wholesale trade agents and brokers NAICS 425	62	$129,131	$449,650	+$45,350	$3,228
NAICS 221 Utilities NAICS 221	59	$165,298	$584,276	+$179,976	$4,132
NAICS 484 Truck transportation NAICS 484	57	$51,387	$160,260	−$244,040	$1,285
NAICS 517 Telecommunications NAICS 517	55	$70,655	$231,982	−$172,318	$1,766
NAICS 488 Support activities for transportation NAICS 488	50	$57,089	$181,485	−$222,815	$1,427
NAICS 516 Broadcasting and content providers NAICS 516	48	$51,746	$161,597	−$242,703	$1,294
NAICS 814 Private households NAICS 814	33	$31,865	$87,593	−$316,707	$797
NAICS 323 Printing and related support activities NAICS 323	31	$40,232	$118,738	−$285,562	$1,006
NAICS 926 Administration of economic programs NAICS 926	25	$64,899	$210,557	−$193,743	$1,622
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	20	$60,336	$193,572	−$210,728	$1,508
NAICS 923 Administration of human resource programs NAICS 923	20	$64,713	$209,864	−$194,436	$1,618
NAICS 333 Machinery manufacturing NAICS 333	18	$78,436	$260,946	−$143,354	$1,961
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	17	$113,468	$391,347	−$12,953	$2,837
NAICS 999 Unclassified NAICS 999	5	$55,697	$176,304	−$227,996	$1,392
NAICS 928 National security and international affairs NAICS 928	1	$63,146	$204,031	−$200,269	$1,579

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	760	60	9%	$17.10	$35,570	$101,384	$889
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	1,240	640	107%	$17.18	$35,730	$101,980	$893
Childcare Workers SOC 39-9011	120	—	—	$18.24	$37,940	$110,206	$949
Retail Salespersons SOC 41-2031	740	(170)	(19%)	$20.17	$41,950	$125,133	$1,049
Janitors and Cleaners SOC 37-2011	350	60	21%	$20.58	$42,800	$128,297	$1,070
Tellers SOC 43-3071	80	(30)	(27%)	$20.92	$43,510	$130,939	$1,088
Firefighters SOC 33-2011	50	—	—	$23.22	$48,290	$148,732	$1,207
Office Clerks, General SOC 43-9061	390	(200)	(34%)	$24.26	$50,470	$156,847	$1,262
Waiters and Waitresses SOC 35-3031	330	20	6%	$24.89	$51,770	$161,686	$1,294
Maintenance and Repair Workers, General SOC 49-9071	220	120	120%	$25.14	$52,280	$163,584	$1,307
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	420	150	56%	$25.35	$52,720	$165,222	$1,318
Construction Laborers SOC 47-2061	190	130	217%	$25.57	$53,190	$166,972	$1,330
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	170	20	13%	$28.34	$58,940	$188,375	$1,474
Carpenters SOC 47-2031	140	—	—	$29.81	$62,010	$199,803	$1,550
Elementary School Teachers, Except Special Education SOC 25-2021	290	—	—	—	$72,060	$237,212	$1,802
Police and Sheriff's Patrol Officers SOC 33-3051	90	—	—	$38.50	$80,090	$267,103	$2,002
Electricians SOC 47-2111	60	—	—	$42.08	$87,530	$294,797	$2,188
Registered Nurses SOC 29-1141	540	60	13%	$55.12	$114,640	$395,709	$2,866

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: 41033 · pulled from Full Housing Data Table.xlsx.