Pennsylvania · GEOID 42029

Chester County

2024 ACS 5-year estimates · population 547,840 · 212,491 housing units

Median household income

$127,208

State $80,054

Median home value

$485,600

State $266,800

Median gross rent

$1,763

State $1,235

Homeownership rate

75.1%

State 69.3%

Renter cost-burden rate

47.8%

≥30% of income

Owner cost-burden rate

19.1%

≥30% of income

Homeowner vacancy

0.5%

Of owner-occupied + for-sale units

Rental vacancy

3.6%

Of renter-occupied + for-rent units

Overall vacancy

3.6%

All housing units

Price-to-income ratio

3.82

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Chester County	Pennsylvania
Population	547,840	13,018,639
Population density (per sq. mi.)	729.92	—
Median household income	$127,208	$80,054
HUD Area Median Income (4-person, 100%)	$122,700	—
Households	204,774	—
Average household size	2.60 people	—
Owner-occupied	75.1%	69.3%
Renter-occupied	24.9%	30.7%
Race	77.0% White · 5.2% 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

Chester County compared with Pennsylvania.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

57.1% 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	12.1%	$86,633	$2,166	$291,458
1 earner	27.3%	$115,808	$2,895	$400,057
2 earners	46.7%	$183,538	$4,588	$652,171
3+ earners	13.9%	$219,211	$5,480	$784,958

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

204,774

Average size: 2.60 people

Households with children

62,329

30.4% of households

Per-capita income

$64,325

Poverty rate: 5.7%

Section 2

Residential Market Analysis

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

Tenure

75.1% owner-occupied vs. state average 69.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 79.3% · Missing middle (2–19 units) 11.9%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

44.5% built before 1980 · Median structure age 1,983.00 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: $485,600.

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: $1,763.

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 7,717 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 10.2% · For rent 24.8% · Seasonal 5.1% · Other 40.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

54.6% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 45.4% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.2%

392 units of 212,491 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

1.5%

3,102 units of 212,491 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$101,766

100% MHI$127,208

120% MHI$152,650

County-wide median from ACS 5-year estimates. A household at 100% MHI in Chester 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	$68,750	$78,550	$98,150
100% AMI	$85,890	$98,160	$122,700
120% AMI	$103,050	$117,800	$147,250

HUD FMR Area: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD 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

47.8% of renter households spend ≥30% of income on rent (22.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

19.1% 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 Chester County.

Covered employment

248,421

Across 20 sectors

Establishments

16,598

QCEW 2024

Avg annual pay (workforce)

$87,983

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	36,327	$63,359	$204,824	−$280,776	$1,584
NAICS 54 Professional, scientific, and technical services NAICS 54	25,480	$134,280	$468,816	−$16,784	$3,357
NAICS 52 Finance and insurance NAICS 52	23,985	$169,686	$600,609	+$115,009	$4,242
NAICS 44-45 Retail trade NAICS 44-45	23,914	$45,749	$139,274	−$346,326	$1,144
NAICS 61 Educational services NAICS 61	18,480	$66,466	$216,389	−$269,211	$1,662
NAICS 31-33 Manufacturing NAICS 31-33	17,891	$86,061	$289,329	−$196,271	$2,152
NAICS 72 Accommodation and food services NAICS 72	17,379	$26,336	$67,012	−$418,588	$658
NAICS 23 Construction NAICS 23	12,590	$89,905	$303,637	−$181,963	$2,248
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	12,019	$63,506	$205,371	−$280,229	$1,588
NAICS 81 Other services (except public administration) NAICS 81	9,380	$42,986	$128,989	−$356,611	$1,075
NAICS 55 Management of companies and enterprises NAICS 55	8,891	$200,744	$716,218	+$230,618	$5,019
NAICS 42 Wholesale trade NAICS 42	8,548	$117,841	$407,625	−$77,975	$2,946
NAICS 48-49 Transportation and warehousing NAICS 48-49	8,542	$62,185	$200,454	−$285,146	$1,555
NAICS 51 Information NAICS 51	6,414	$153,921	$541,927	+$56,327	$3,848
NAICS 71 Arts, entertainment, and recreation NAICS 71	5,238	$33,985	$95,484	−$390,116	$850
NAICS 92 Public administration NAICS 92	4,754	$72,999	$240,708	−$244,892	$1,825
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	4,734	$50,321	$156,292	−$329,308	$1,258
NAICS 53 Real estate and rental and leasing NAICS 53	3,129	$82,631	$276,561	−$209,039	$2,066
NAICS 22 Utilities NAICS 22	598	$171,744	$608,270	+$122,670	$4,294
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	128	$82,552	$276,267	−$209,333	$2,064

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 541 Professional, scientific, and technical services NAICS 541	25,480	$134,280	$468,816	−$16,784	$3,357
NAICS 611 Educational services NAICS 611	18,480	$66,466	$216,389	−$269,211	$1,662
NAICS 722 Food services and drinking places NAICS 722	16,423	$25,766	$64,890	−$420,710	$644
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	15,581	$190,479	$678,008	+$192,408	$4,762
NAICS 621 Ambulatory health care services NAICS 621	13,458	$79,304	$264,177	−$221,423	$1,983
NAICS 561 Administrative and support services NAICS 561	11,160	$62,234	$200,637	−$284,963	$1,556
NAICS 551 Management of companies and enterprises NAICS 551	8,891	$200,744	$716,218	+$230,618	$5,019
NAICS 238 Specialty trade contractors NAICS 238	8,087	$85,988	$289,057	−$196,543	$2,150
NAICS 623 Nursing and residential care facilities NAICS 623	8,020	$47,612	$146,209	−$339,391	$1,190
NAICS 624 Social assistance NAICS 624	7,437	$36,084	$103,297	−$382,303	$902
NAICS 622 Hospitals NAICS 622	7,145	$79,805	$266,042	−$219,558	$1,995
NAICS 445 Food and beverage retailers NAICS 445	6,554	$32,046	$88,267	−$397,333	$801
NAICS 423 Merchant wholesalers, durable goods NAICS 423	4,928	$125,072	$434,541	−$51,059	$3,127
NAICS 524 Insurance carriers and related activities NAICS 524	4,659	$139,446	$488,046	+$2,446	$3,486
NAICS 455 General merchandise retailers NAICS 455	4,604	$56,587	$179,617	−$305,983	$1,415
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	4,141	$29,260	$77,896	−$407,704	$732
NAICS 522 Credit intermediation and related activities NAICS 522	3,745	$120,797	$418,628	−$66,972	$3,020
NAICS 921 Executive, legislative, and other general government support NAICS 921	3,703	$73,370	$242,089	−$243,511	$1,834
NAICS 111 Crop production NAICS 111	3,697	$50,144	$155,633	−$329,967	$1,254
NAICS 441 Motor vehicle and parts dealers NAICS 441	3,653	$74,159	$245,025	−$240,575	$1,854
NAICS 513 Publishing industries NAICS 513	3,432	$177,880	$631,110	+$145,510	$4,447
NAICS 812 Personal and laundry services NAICS 812	3,428	$32,673	$90,600	−$395,000	$817
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	3,358	$37,466	$108,442	−$377,158	$937
NAICS 236 Construction of buildings NAICS 236	3,250	$89,197	$301,002	−$184,598	$2,230
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	2,547	$33,765	$94,665	−$390,935	$844
NAICS 311 Food manufacturing NAICS 311	2,538	$62,402	$201,262	−$284,338	$1,560
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	2,476	$93,158	$315,746	−$169,854	$2,329
NAICS 531 Real estate NAICS 531	2,348	$81,307	$271,633	−$213,967	$2,033
NAICS 811 Repair and maintenance NAICS 811	2,270	$66,375	$216,051	−$269,549	$1,659
NAICS 484 Truck transportation NAICS 484	2,191	$73,302	$241,835	−$243,765	$1,833
NAICS 325 Chemical manufacturing NAICS 325	2,184	$120,289	$416,737	−$68,863	$3,007
NAICS 332 Fabricated metal product manufacturing NAICS 332	1,970	$85,644	$287,777	−$197,823	$2,141
NAICS 457 Gasoline stations and fuel dealers NAICS 457	1,943	$37,083	$107,016	−$378,584	$927
NAICS 492 Couriers and messengers NAICS 492	1,801	$53,572	$168,394	−$317,206	$1,339
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	1,708	$42,345	$126,603	−$358,997	$1,059
NAICS 485 Transit and ground passenger transportation NAICS 485	1,699	$34,573	$97,673	−$387,927	$864
NAICS 334 Computer and electronic product manufacturing NAICS 334	1,690	$101,843	$348,075	−$137,525	$2,546
NAICS 456 Health and personal care retailers NAICS 456	1,417	$45,340	$137,751	−$347,849	$1,134
NAICS 493 Warehousing and storage NAICS 493	1,404	$66,000	$214,655	−$270,945	$1,650
NAICS 333 Machinery manufacturing NAICS 333	1,296	$94,590	$321,077	−$164,523	$2,365
NAICS 237 Heavy and civil engineering construction NAICS 237	1,252	$117,120	$404,941	−$80,659	$2,928
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	1,225	$172,161	$609,822	+$124,222	$4,304
NAICS 336 Transportation equipment manufacturing NAICS 336	1,148	$98,495	$335,612	−$149,988	$2,462
NAICS 425 Wholesale trade agents and brokers NAICS 425	1,143	$140,239	$490,998	+$5,398	$3,506
NAICS 339 Miscellaneous manufacturing NAICS 339	1,105	$87,125	$293,289	−$192,311	$2,178
NAICS 721 Accommodation NAICS 721	956	$36,116	$103,417	−$382,183	$903
NAICS 323 Printing and related support activities NAICS 323	893	$71,995	$236,970	−$248,630	$1,800
NAICS 491 Postal service NAICS 491	880	$78,283	$260,376	−$225,224	$1,957
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	804	$47,108	$144,332	−$341,268	$1,178
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	782	$55,412	$175,243	−$310,357	$1,385
NAICS 532 Rental and leasing services NAICS 532	776	$86,302	$290,226	−$195,374	$2,158
NAICS 562 Waste management and remediation services NAICS 562	754	$81,304	$271,622	−$213,978	$2,033
NAICS 115 Support activities for agriculture and forestry NAICS 115	745	$50,724	$157,792	−$327,808	$1,268
NAICS 331 Primary metal manufacturing NAICS 331	738	$106,871	$366,791	−$118,809	$2,672
NAICS 337 Furniture and related product manufacturing NAICS 337	725	$69,219	$226,637	−$258,963	$1,730
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	685	$29,325	$78,138	−$407,462	$733
NAICS 517 Telecommunications NAICS 517	665	$140,435	$491,727	+$6,127	$3,511
NAICS 221 Utilities NAICS 221	598	$171,744	$608,270	+$122,670	$4,294
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	592	$80,397	$268,245	−$217,355	$2,010
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	546	$68,129	$222,580	−$263,020	$1,703
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	468	$36,938	$106,476	−$379,124	$923
NAICS 321 Wood product manufacturing NAICS 321	464	$62,757	$202,583	−$283,017	$1,569
NAICS 322 Paper manufacturing NAICS 322	460	$75,432	$249,764	−$235,836	$1,886
NAICS 488 Support activities for transportation NAICS 488	422	$70,877	$232,809	−$252,791	$1,772
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	394	$27,760	$72,313	−$413,287	$694
NAICS 814 Private households NAICS 814	324	$45,440	$138,124	−$347,476	$1,136
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	315	$42,910	$128,706	−$356,894	$1,073
NAICS 512 Motion picture and sound recording industries NAICS 512	272	$52,009	$162,576	−$323,024	$1,300
NAICS 324 Petroleum and coal products manufacturing NAICS 324	221	$104,148	$356,655	−$128,945	$2,604
NAICS 486 Pipeline transportation NAICS 486	98	$128,437	$447,067	−$38,533	$3,211
NAICS 314 Textile product mills NAICS 314	71	$62,257	$200,722	−$284,878	$1,556
NAICS 313 Textile mills NAICS 313	66	$69,802	$228,807	−$256,793	$1,745
NAICS 926 Administration of economic programs NAICS 926	38	$83,115	$278,363	−$207,237	$2,078
NAICS 928 National security and international affairs NAICS 928	38	$122,547	$425,142	−$60,458	$3,064
NAICS 481 Air transportation NAICS 481	38	$86,644	$291,499	−$194,101	$2,166
NAICS 923 Administration of human resource programs NAICS 923	32	$109,576	$376,860	−$108,740	$2,739
NAICS 924 Administration of environmental quality programs NAICS 924	27	$112,774	$388,764	−$96,836	$2,819
NAICS 533 Lessors of nonfinancial intangible assets (except copyrighted works) NAICS 533	6	$112,194	$386,605	−$98,995	$2,805

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	69,080	3,680	6%	$15.33	$31,880	$87,649	$797
Cashiers SOC 41-2011	54,100	(16,290)	(23%)	$15.85	$32,970	$91,706	$824
Childcare Workers SOC 39-9011	7,960	(5,860)	(42%)	$16.74	$34,820	$98,592	$871
Retail Salespersons SOC 41-2031	63,990	(27,640)	(30%)	$17.77	$36,970	$106,595	$924
Janitors and Cleaners SOC 37-2011	40,790	(2,730)	(6%)	$19.04	$39,610	$116,422	$990
Waiters and Waitresses SOC 35-3031	41,900	(2,040)	(5%)	$19.90	$41,390	$123,048	$1,035
Tellers SOC 43-3071	6,010	(3,420)	(36%)	$21.33	$44,370	$134,141	$1,109
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	30,680	(34,790)	(53%)	$22.03	$45,820	$139,538	$1,146
Office Clerks, General SOC 43-9061	45,660	(13,130)	(22%)	$23.35	$48,560	$149,737	$1,214
Maintenance and Repair Workers, General SOC 49-9071	22,470	(890)	(4%)	$26.27	$54,640	$172,369	$1,366
Construction Laborers SOC 47-2061	14,580	30	0%	$28.34	$58,940	$188,375	$1,474
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	32,220	10,120	46%	$29.84	$62,060	$199,989	$1,552
Carpenters SOC 47-2031	14,260	2,020	17%	$31.70	$65,930	$214,394	$1,648
Paramedics SOC 29-2043 · prior-year code differs	1,760	(2,970)	(63%)	$35.28	$73,370	$242,089	$1,834
Firefighters SOC 33-2011	3,970	600	18%	$35.67	$74,200	$245,178	$1,855
Elementary School Teachers, Except Special Education SOC 25-2021	23,380	(3,030)	(11%)	—	$78,650	$261,742	$1,966
Electricians SOC 47-2111	10,090	(870)	(8%)	$39.29	$81,720	$273,170	$2,043
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	7,150	660	10%	$40.22	$83,660	$280,391	$2,092
Police and Sheriff's Patrol Officers SOC 33-3051	13,160	(650)	(5%)	$41.79	$86,910	$292,489	$2,173
Registered Nurses SOC 29-1141	73,790	6,990	10%	$48.75	$101,400	$346,426	$2,535

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: 42029 · pulled from Full Housing Data Table.xlsx.