Oregon · GEOID 41055

Sherman County

2024 ACS 5-year estimates · population 1,938 · 969 housing units

Median household income

$60,161

State $84,541

Median home value

$211,800

State $487,772

Median gross rent

$1,032

State $1,515

Homeownership rate

65.9%

State 63.3%

Renter cost-burden rate

38.3%

≥30% of income

Owner cost-burden rate

24.2%

≥30% of income

Homeowner vacancy

0.7%

Of owner-occupied + for-sale units

Rental vacancy

4.2%

Of renter-occupied + for-rent units

Overall vacancy

17.0%

All housing units

Price-to-income ratio

3.52

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Sherman County	Oregon
Population	1,938	4,254,293
Population density (per sq. mi.)	2.35	—
Median household income	$60,161	$84,541
HUD Area Median Income (4-person, 100%)	$89,000	—
Households	804	—
Average household size	2.41 people	—
Owner-occupied	65.9%	63.3%
Renter-occupied	34.1%	36.7%
Race	85.8% White · 0.5% 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

Sherman County compared with Oregon.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

16.0% 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	24.4%	$32,917	$823	$91,509
1 earner	32.5%	$85,972	$2,149	$288,997
2 earners	40.9%	$103,365	$2,584	$353,740
3+ earners	2.2%	$125,625	$3,141	$436,599

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

804

Average size: 2.41 people

Households with children

162

20.1% of households

Per-capita income

$32,548

Poverty rate: 26.8%

Section 2

Residential Market Analysis

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

Tenure

65.9% owner-occupied vs. state average 63.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 64.7% · Missing middle (2–19 units) 4.3%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

60.4% built before 1980 · Median structure age 1,960.00 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: $211,800.

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: $1,032.

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 165 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 2.4% · For rent 7.3% · Seasonal 7.9% · Other 78.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

13.9% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 86.1% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.3%

13 units of 969 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

13.3%

129 units of 969 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$48,129

100% MHI$60,161

120% MHI$72,193

County-wide median from ACS 5-year estimates. A household at 100% MHI in Sherman 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	$49,850	$57,000	$71,200
100% AMI	$62,300	$71,200	$89,000
120% AMI	$74,750	$85,450	$106,800

HUD FMR Area: Sherman County, OR. 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

38.3% of renter households spend ≥30% of income on rent (34.3% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

24.2% 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 Sherman County.

Covered employment

475

Across 9 sectors

Establishments

QCEW 2024

Avg annual pay (workforce)

$73,889

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	131	$30,279	$81,689	−$130,111	$757
NAICS 54 Professional, scientific, and technical services NAICS 54	128	$127,284	$442,775	+$230,975	$3,182
NAICS 92 Public administration NAICS 92	80	$43,240	$129,934	−$81,866	$1,081
NAICS 23 Construction NAICS 23	77	$98,236	$334,648	+$122,848	$2,456
NAICS 81 Other services (except public administration) NAICS 81	23	$65,782	$213,843	+$2,043	$1,645
NAICS 42 Wholesale trade NAICS 42	22	$64,820	$210,263	−$1,537	$1,621
NAICS 71 Arts, entertainment, and recreation NAICS 71	8	$69,023	$225,908	+$14,108	$1,726
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	3	$59,818	$191,643	−$20,157	$1,495
NAICS 48-49 Transportation and warehousing NAICS 48-49	3	$48,115	$148,081	−$63,719	$1,203

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 541 Professional, scientific, and technical services NAICS 541	128	$127,284	$442,775	+$230,975	$3,182
NAICS 457 Gasoline stations and fuel dealers NAICS 457	90	$32,439	$89,729	−$122,071	$811
NAICS 722 Food services and drinking places NAICS 722	68	$31,017	$84,436	−$127,364	$775
NAICS 922 Justice, public order, and safety activities NAICS 922	53	$37,633	$109,063	−$102,737	$941
NAICS 111 Crop production NAICS 111	19	$47,457	$145,632	−$66,168	$1,186
NAICS 237 Heavy and civil engineering construction NAICS 237	11	$77,900	$258,951	+$47,151	$1,948
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	8	$69,023	$225,908	+$14,108	$1,726
NAICS 926 Administration of economic programs NAICS 926	4	$64,793	$210,162	−$1,638	$1,620
NAICS 113 Forestry and logging NAICS 113	3	$59,818	$191,643	−$20,157	$1,495
NAICS 491 Postal service NAICS 491	3	$48,115	$148,081	−$63,719	$1,203

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	1,850	—	—	$16.32	$33,950	$95,354	$849
Cashiers SOC 41-2011	1,380	—	—	$16.69	$34,710	$98,183	$868
Childcare Workers SOC 39-9011	180	—	—	$17.21	$35,800	$102,240	$895
Retail Salespersons SOC 41-2031	1,170	—	—	$18.38	$38,240	$111,323	$956
Janitors and Cleaners SOC 37-2011	680	—	—	$18.89	$39,290	$115,231	$982
Tellers SOC 43-3071	70	—	—	$20.13	$41,880	$124,872	$1,047
Waiters and Waitresses SOC 35-3031	760	—	—	$22.40	$46,590	$142,404	$1,165
Office Clerks, General SOC 43-9061	750	—	—	$23.04	$47,920	$147,355	$1,198
Home Health and Personal Care Aides SOC 31-1131	440	—	—	$23.22	$48,300	$148,769	$1,208
Construction Laborers SOC 47-2061	410	—	—	$24.31	$50,560	$157,182	$1,264
Maintenance and Repair Workers, General SOC 49-9071	610	—	—	$24.75	$51,480	$160,607	$1,287
Carpenters SOC 47-2031	380	—	—	$27.78	$57,770	$184,020	$1,444
Firefighters SOC 33-2011	220	—	—	$28.68	$59,660	$191,055	$1,492
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	600	—	—	$29.38	$61,110	$196,453	$1,528
Elementary School Teachers, Except Special Education SOC 25-2021	510	—	—	—	$70,120	$229,991	$1,753
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	90	—	—	$36.32	$75,540	$250,166	$1,889
Police and Sheriff's Patrol Officers SOC 33-3051	260	—	—	$37.11	$77,200	$256,345	$1,930
Electricians SOC 47-2111	180	—	—	$41.67	$86,680	$291,633	$2,167
Registered Nurses SOC 29-1141	930	—	—	$57.47	$119,530	$413,912	$2,988

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: 41055 · pulled from Full Housing Data Table.xlsx.