Pennsylvania · GEOID 42001

Adams County

2024 ACS 5-year estimates · population 106,115 · 43,672 housing units

Median household income

$84,092

State $80,054

Median home value

$268,500

State $266,800

Median gross rent

$1,115

State $1,235

Homeownership rate

78.9%

State 69.3%

Renter cost-burden rate

44.0%

≥30% of income

Owner cost-burden rate

21.2%

≥30% of income

Homeowner vacancy

0.7%

Of owner-occupied + for-sale units

Rental vacancy

4.1%

Of renter-occupied + for-rent units

Overall vacancy

6.5%

All housing units

Price-to-income ratio

3.19

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Adams County	Pennsylvania
Population	106,115	13,018,639
Population density (per sq. mi.)	204.63	—
Median household income	$84,092	$80,054
HUD Area Median Income (4-person, 100%)	$106,800	—
Households	40,841	—
Average household size	2.49 people	—
Owner-occupied	78.9%	69.3%
Renter-occupied	21.1%	30.7%
Race	88.9% White · 1.8% 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

Adams County compared with Pennsylvania.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

25.8% hold a bachelor's degree or higher (state: 35.2%).

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	18.2%	$63,433	$1,586	$205,100
1 earner	25.4%	$72,031	$1,801	$237,104
2 earners	41.4%	$123,165	$3,079	$427,442
3+ earners	15.0%	$161,599	$4,040	$570,507

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

40,841

Average size: 2.49 people

Households with children

9,285

22.7% of households

Per-capita income

$40,973

Poverty rate: 7.5%

Section 2

Residential Market Analysis

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

Tenure

78.9% owner-occupied vs. state average 69.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 83.9% · Missing middle (2–19 units) 9.3%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

47.9% built before 1980 · Median structure age 1,980.00 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: $268,500.

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: $1,115.

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 2,831 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 8.0% · For rent 13.2% · Seasonal 31.2% · Other 42.5%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

24.1% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 75.9% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

2.0%

883 units of 43,672 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

2.8%

1,203 units of 43,672 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$67,274

100% MHI$84,092

120% MHI$100,910

County-wide median from ACS 5-year estimates. A household at 100% MHI in Adams 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	$59,850	$68,400	$85,450
100% AMI	$74,760	$85,440	$106,800
120% AMI	$89,700	$102,550	$128,150

HUD FMR Area: Gettysburg, PA 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

44.0% of renter households spend ≥30% of income on rent (19.9% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

21.2% 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 Adams County.

Covered employment

31,256

Across 18 sectors

Establishments

2,134

QCEW 2024

Avg annual pay (workforce)

$54,772

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 31-33 Manufacturing NAICS 31-33	6,832	$64,563	$209,306	−$59,194	$1,614
NAICS 62 Health care and social assistance NAICS 62	4,373	$64,753	$210,013	−$58,487	$1,619
NAICS 72 Accommodation and food services NAICS 72	3,854	$22,683	$53,414	−$215,086	$567
NAICS 44-45 Retail trade NAICS 44-45	3,556	$35,865	$102,482	−$166,018	$897
NAICS 61 Educational services NAICS 61	3,264	$60,255	$193,270	−$75,230	$1,506
NAICS 23 Construction NAICS 23	1,501	$73,743	$243,477	−$25,023	$1,844
NAICS 92 Public administration NAICS 92	1,481	$79,135	$263,548	−$4,952	$1,978
NAICS 48-49 Transportation and warehousing NAICS 48-49	1,281	$54,305	$171,122	−$97,378	$1,358
NAICS 81 Other services (except public administration) NAICS 81	1,080	$34,259	$96,504	−$171,996	$856
NAICS 71 Arts, entertainment, and recreation NAICS 71	764	$27,399	$70,969	−$197,531	$685
NAICS 54 Professional, scientific, and technical services NAICS 54	746	$69,806	$228,822	−$39,678	$1,745
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	687	$41,976	$125,229	−$143,271	$1,049
NAICS 52 Finance and insurance NAICS 52	528	$86,654	$291,536	+$23,036	$2,166
NAICS 42 Wholesale trade NAICS 42	377	$70,015	$229,600	−$38,900	$1,750
NAICS 55 Management of companies and enterprises NAICS 55	345	$92,083	$311,745	+$43,245	$2,302
NAICS 53 Real estate and rental and leasing NAICS 53	313	$53,114	$166,689	−$101,811	$1,328
NAICS 51 Information NAICS 51	215	$46,091	$140,547	−$127,953	$1,152
NAICS 22 Utilities NAICS 22	59	$158,166	$557,728	+$289,228	$3,954

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	3,264	$60,255	$193,270	−$75,230	$1,506
NAICS 722 Food services and drinking places NAICS 722	2,681	$21,182	$47,827	−$220,673	$530
NAICS 311 Food manufacturing NAICS 311	2,565	$59,086	$188,919	−$79,581	$1,477
NAICS 623 Nursing and residential care facilities NAICS 623	1,426	$45,788	$139,419	−$129,081	$1,145
NAICS 621 Ambulatory health care services NAICS 621	1,418	$93,362	$316,506	+$48,006	$2,334
NAICS 721 Accommodation NAICS 721	1,173	$26,115	$66,189	−$202,311	$653
NAICS 322 Paper manufacturing NAICS 322	1,023	$82,699	$276,814	+$8,314	$2,067
NAICS 332 Fabricated metal product manufacturing NAICS 332	1,001	$65,533	$212,917	−$55,583	$1,638
NAICS 111 Crop production NAICS 111	957	$41,586	$123,778	−$144,722	$1,040
NAICS 238 Specialty trade contractors NAICS 238	902	$69,950	$229,358	−$39,142	$1,749
NAICS 445 Food and beverage retailers NAICS 445	890	$23,611	$56,869	−$211,631	$590
NAICS 541 Professional, scientific, and technical services NAICS 541	746	$69,806	$228,822	−$39,678	$1,745
NAICS 441 Motor vehicle and parts dealers NAICS 441	678	$53,312	$167,426	−$101,074	$1,333
NAICS 921 Executive, legislative, and other general government support NAICS 921	641	$50,022	$155,179	−$113,321	$1,251
NAICS 561 Administrative and support services NAICS 561	627	$40,632	$120,227	−$148,273	$1,016
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	522	$23,655	$57,032	−$211,468	$591
NAICS 236 Construction of buildings NAICS 236	517	$77,748	$258,385	−$10,115	$1,944
NAICS 457 Gasoline stations and fuel dealers NAICS 457	486	$46,489	$142,028	−$126,472	$1,162
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	457	$34,421	$97,107	−$171,393	$861
NAICS 112 Animal production and aquaculture NAICS 112	446	$58,137	$185,386	−$83,114	$1,453
NAICS 928 National security and international affairs NAICS 928	431	$115,979	$400,694	+$132,194	$2,899
NAICS 493 Warehousing and storage NAICS 493	430	$60,551	$194,372	−$74,128	$1,514
NAICS 323 Printing and related support activities NAICS 323	403	$64,416	$208,759	−$59,741	$1,610
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	399	$58,458	$186,581	−$81,919	$1,461
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	390	$19,730	$42,422	−$226,078	$493
NAICS 455 General merchandise retailers NAICS 455	351	$27,454	$71,174	−$197,326	$686
NAICS 551 Management of companies and enterprises NAICS 551	345	$92,083	$311,745	+$43,245	$2,302
NAICS 811 Repair and maintenance NAICS 811	341	$51,668	$161,306	−$107,194	$1,292
NAICS 484 Truck transportation NAICS 484	330	$58,104	$185,263	−$83,237	$1,453
NAICS 522 Credit intermediation and related activities NAICS 522	319	$78,095	$259,677	−$8,823	$1,952
NAICS 321 Wood product manufacturing NAICS 321	317	$66,465	$216,386	−$52,114	$1,662
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	289	$40,618	$120,174	−$148,326	$1,015
NAICS 531 Real estate NAICS 531	279	$53,907	$169,641	−$98,859	$1,348
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	273	$19,073	$39,977	−$228,523	$477
NAICS 326 Plastics and rubber products manufacturing NAICS 326	255	$59,110	$189,008	−$79,492	$1,478
NAICS 115 Support activities for agriculture and forestry NAICS 115	245	$60,589	$194,513	−$73,987	$1,515
NAICS 485 Transit and ground passenger transportation NAICS 485	244	$25,231	$62,899	−$205,601	$631
NAICS 812 Personal and laundry services NAICS 812	201	$32,176	$88,750	−$179,750	$804
NAICS 423 Merchant wholesalers, durable goods NAICS 423	194	$65,206	$211,699	−$56,801	$1,630
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	188	$37,853	$109,882	−$158,618	$946
NAICS 337 Furniture and related product manufacturing NAICS 337	185	$58,790	$187,817	−$80,683	$1,470
NAICS 456 Health and personal care retailers NAICS 456	179	$45,031	$136,601	−$131,899	$1,126
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	147	$67,905	$221,746	−$46,754	$1,698
NAICS 333 Machinery manufacturing NAICS 333	141	$63,046	$203,659	−$64,841	$1,576
NAICS 491 Postal service NAICS 491	140	$69,323	$227,024	−$41,476	$1,733
NAICS 524 Insurance carriers and related activities NAICS 524	135	$70,520	$231,480	−$37,020	$1,763
NAICS 926 Administration of economic programs NAICS 926	109	$132,394	$461,796	+$193,296	$3,310
NAICS 334 Computer and electronic product manufacturing NAICS 334	97	$84,377	$283,060	+$14,560	$2,109
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	86	$17,440	$33,898	−$234,602	$436
NAICS 325 Chemical manufacturing NAICS 325	85	$81,808	$273,498	+$4,998	$2,045
NAICS 237 Heavy and civil engineering construction NAICS 237	81	$91,321	$308,908	+$40,408	$2,283
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	78	$29,646	$79,333	−$189,167	$741
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	75	$150,948	$530,860	+$262,360	$3,774
NAICS 562 Waste management and remediation services NAICS 562	60	$56,024	$177,521	−$90,979	$1,401
NAICS 221 Utilities NAICS 221	59	$158,166	$557,728	+$289,228	$3,954
NAICS 512 Motion picture and sound recording industries NAICS 512	58	$37,418	$108,263	−$160,237	$935
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	54	$37,675	$109,220	−$159,280	$942
NAICS 513 Publishing industries NAICS 513	47	$34,297	$96,646	−$171,854	$857
NAICS 339 Miscellaneous manufacturing NAICS 339	38	$48,108	$148,055	−$120,445	$1,203
NAICS 425 Wholesale trade agents and brokers NAICS 425	36	$104,543	$358,125	+$89,625	$2,614
NAICS 488 Support activities for transportation NAICS 488	30	$62,221	$200,588	−$67,912	$1,556
NAICS 814 Private households NAICS 814	17	$33,252	$92,756	−$175,744	$831
NAICS 517 Telecommunications NAICS 517	7	$160,390	$566,006	+$297,506	$4,010
NAICS 923 Administration of human resource programs NAICS 923	6	$159,822	$563,892	+$295,392	$3,996
NAICS 924 Administration of environmental quality programs NAICS 924	6	$83,662	$280,399	+$11,899	$2,092
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	6	$116,672	$403,273	+$134,773	$2,917

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	680	(10)	(1%)	$13.56	$28,200	$73,950	$705
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	920	(270)	(23%)	$13.68	$28,450	$74,881	$711
Retail Salespersons SOC 41-2031	860	(150)	(15%)	$15.09	$31,390	$85,825	$785
Childcare Workers SOC 39-9011	40	(40)	(50%)	$15.44	$32,110	$88,505	$803
Waiters and Waitresses SOC 35-3031	660	(110)	(14%)	$17.00	$35,360	$100,602	$884
Janitors and Cleaners SOC 37-2011	440	(150)	(25%)	$17.31	$36,000	$102,985	$900
Tellers SOC 43-3071	80	(60)	(43%)	$19.97	$41,540	$123,606	$1,039
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	370	(370)	(50%)	$20.42	$42,460	$127,031	$1,062
Office Clerks, General SOC 43-9061	550	(230)	(29%)	$20.59	$42,830	$128,408	$1,071
Construction Laborers SOC 47-2061	240	100	71%	$23.24	$48,340	$148,918	$1,209
Maintenance and Repair Workers, General SOC 49-9071	450	90	25%	$24.35	$50,640	$157,480	$1,266
Carpenters SOC 47-2031	150	(10)	(6%)	$25.00	$51,990	$162,505	$1,300
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	590	140	31%	$26.56	$55,250	$174,640	$1,381
Electricians SOC 47-2111	110	0	0%	$28.66	$59,610	$190,869	$1,490
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	50	(30)	(38%)	$30.63	$63,720	$206,168	$1,593
Elementary School Teachers, Except Special Education SOC 25-2021	380	—	—	—	$73,900	$244,061	$1,848
Registered Nurses SOC 29-1141	480	90	23%	$42.73	$88,880	$299,822	$2,222
Police and Sheriff's Patrol Officers SOC 33-3051	230	30	15%	$43.88	$91,280	$308,756	$2,282

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: 42001 · pulled from Full Housing Data Table.xlsx.