Pennsylvania · GEOID 42117

Tioga County

2024 ACS 5-year estimates · population 40,945 · 21,571 housing units

Median household income

$64,899

State $80,054

Median home value

$181,100

State $266,800

Median gross rent

$863

State $1,235

Homeownership rate

77.4%

State 69.3%

Renter cost-burden rate

46.2%

≥30% of income

Owner cost-burden rate

18.5%

≥30% of income

Homeowner vacancy

1.3%

Of owner-occupied + for-sale units

Rental vacancy

4.0%

Of renter-occupied + for-rent units

Overall vacancy

22.6%

All housing units

Price-to-income ratio

2.79

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Tioga County	Pennsylvania
Population	40,945	13,018,639
Population density (per sq. mi.)	36.11	—
Median household income	$64,899	$80,054
HUD Area Median Income (4-person, 100%)	$81,400	—
Households	16,687	—
Average household size	2.39 people	—
Owner-occupied	77.4%	69.3%
Renter-occupied	22.6%	30.7%
Race	95.7% White · 0.8% 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

Tioga County compared with Pennsylvania.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

22.3% 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	21.3%	$51,333	$1,283	$160,059
1 earner	34.2%	$58,212	$1,455	$185,665
2 earners	36.3%	$108,802	$2,720	$373,978
3+ earners	8.2%	$137,703	$3,443	$481,558

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

16,687

Average size: 2.39 people

Households with children

3,917

23.5% of households

Per-capita income

$34,365

Poverty rate: 11.2%

Section 2

Residential Market Analysis

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

Tenure

77.4% owner-occupied vs. state average 69.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 73.0% · Missing middle (2–19 units) 8.5%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

61.6% built before 1980 · Median structure age 1,972.00 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: $181,100.

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: $863.

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 4,884 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 3.5% · For rent 3.3% · Seasonal 65.6% · Other 24.3%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

9.5% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 90.5% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

14.8%

3,203 units of 21,571 total

⚑ Above the 10% threshold — meaningful pressure on year-round residents from second-home / short-term-rental demand.

"Other vacant" share of all housing

5.5%

1,189 units of 21,571 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$51,919

100% MHI$64,899

120% MHI$77,879

County-wide median from ACS 5-year estimates. A household at 100% MHI in Tioga 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	$48,300	$55,200	$68,950
100% AMI	$56,980	$65,120	$81,400
120% AMI	$68,400	$78,150	$97,700

HUD FMR Area: Tioga County, PA. 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

46.2% of renter households spend ≥30% of income on rent (18.5% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

18.5% 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 Tioga County.

Covered employment

9,765

Across 19 sectors

Establishments

848

QCEW 2024

Avg annual pay (workforce)

$49,658

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	1,795	$31,968	$87,976	−$93,124	$799
NAICS 31-33 Manufacturing NAICS 31-33	1,721	$56,481	$179,222	−$1,878	$1,412
NAICS 72 Accommodation and food services NAICS 72	1,053	$19,191	$40,416	−$140,684	$480
NAICS 61 Educational services NAICS 61	820	$53,770	$169,131	−$11,969	$1,344
NAICS 48-49 Transportation and warehousing NAICS 48-49	727	$63,183	$204,169	+$23,069	$1,580
NAICS 92 Public administration NAICS 92	656	$43,991	$132,730	−$48,370	$1,100
NAICS 81 Other services (except public administration) NAICS 81	399	$29,002	$76,936	−$104,164	$725
NAICS 52 Finance and insurance NAICS 52	351	$84,971	$285,271	+$104,171	$2,124
NAICS 23 Construction NAICS 23	350	$57,876	$184,415	+$3,315	$1,447
NAICS 42 Wholesale trade NAICS 42	334	$67,190	$219,084	+$37,984	$1,680
NAICS 22 Utilities NAICS 22	331	$89,236	$301,147	+$120,047	$2,231
NAICS 54 Professional, scientific, and technical services NAICS 54	265	$63,821	$206,544	+$25,444	$1,596
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	234	$105,115	$360,254	+$179,154	$2,628
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	213	$49,304	$152,507	−$28,593	$1,233
NAICS 51 Information NAICS 51	179	$49,291	$152,458	−$28,642	$1,232
NAICS 53 Real estate and rental and leasing NAICS 53	124	$72,747	$239,770	+$58,670	$1,819
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	104	$35,607	$101,522	−$79,578	$890
NAICS 71 Arts, entertainment, and recreation NAICS 71	93	$26,864	$68,977	−$112,123	$672
NAICS 55 Management of companies and enterprises NAICS 55	16	$96,555	$328,391	+$147,291	$2,414

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	866	$18,399	$37,468	−$143,632	$460
NAICS 611 Educational services NAICS 611	820	$53,770	$169,131	−$11,969	$1,344
NAICS 624 Social assistance NAICS 624	762	$32,303	$89,223	−$91,877	$808
NAICS 326 Plastics and rubber products manufacturing NAICS 326	501	$54,967	$173,586	−$7,514	$1,374
NAICS 921 Executive, legislative, and other general government support NAICS 921	484	$36,690	$105,553	−$75,547	$917
NAICS 623 Nursing and residential care facilities NAICS 623	472	$44,473	$134,524	−$46,576	$1,112
NAICS 621 Ambulatory health care services NAICS 621	471	$75,473	$249,917	+$68,817	$1,887
NAICS 455 General merchandise retailers NAICS 455	388	$31,662	$86,837	−$94,263	$792
NAICS 484 Truck transportation NAICS 484	371	$73,633	$243,068	+$61,968	$1,841
NAICS 221 Utilities NAICS 221	331	$89,236	$301,147	+$120,047	$2,231
NAICS 522 Credit intermediation and related activities NAICS 522	324	$82,907	$277,588	+$96,488	$2,073
NAICS 441 Motor vehicle and parts dealers NAICS 441	315	$47,831	$147,024	−$34,076	$1,196
NAICS 445 Food and beverage retailers NAICS 445	288	$22,404	$52,376	−$128,724	$560
NAICS 457 Gasoline stations and fuel dealers NAICS 457	280	$24,814	$61,347	−$119,753	$620
NAICS 541 Professional, scientific, and technical services NAICS 541	265	$63,821	$206,544	+$25,444	$1,596
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	249	$34,365	$96,899	−$84,201	$859
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	202	$18,252	$36,921	−$144,179	$456
NAICS 238 Specialty trade contractors NAICS 238	198	$62,070	$200,026	+$18,926	$1,552
NAICS 423 Merchant wholesalers, durable goods NAICS 423	198	$57,446	$182,814	+$1,714	$1,436
NAICS 721 Accommodation NAICS 721	187	$22,859	$54,069	−$127,031	$571
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	180	$24,215	$59,117	−$121,983	$605
NAICS 213 Support activities for mining NAICS 213	175	$97,193	$330,766	+$149,666	$2,430
NAICS 485 Transit and ground passenger transportation NAICS 485	146	$18,625	$38,309	−$142,791	$466
NAICS 561 Administrative and support services NAICS 561	132	$35,597	$101,485	−$79,615	$890
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	119	$63,996	$207,195	+$26,095	$1,600
NAICS 811 Repair and maintenance NAICS 811	109	$52,773	$165,420	−$15,680	$1,319
NAICS 491 Postal service NAICS 491	102	$60,730	$195,038	+$13,938	$1,518
NAICS 517 Telecommunications NAICS 517	97	$67,381	$219,795	+$38,695	$1,685
NAICS 332 Fabricated metal product manufacturing NAICS 332	86	$55,838	$176,828	−$4,272	$1,396
NAICS 562 Waste management and remediation services NAICS 562	81	$71,640	$235,649	+$54,549	$1,791
NAICS 532 Rental and leasing services NAICS 532	79	$89,755	$303,079	+$121,979	$2,244
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	73	$21,835	$50,258	−$130,842	$546
NAICS 311 Food manufacturing NAICS 311	70	$52,160	$163,138	−$17,962	$1,304
NAICS 321 Wood product manufacturing NAICS 321	68	$48,262	$148,628	−$32,472	$1,207
NAICS 456 Health and personal care retailers NAICS 456	64	$42,991	$129,008	−$52,092	$1,075
NAICS 112 Animal production and aquaculture NAICS 112	59	$35,276	$100,290	−$80,810	$882
NAICS 531 Real estate NAICS 531	45	$42,890	$128,632	−$52,468	$1,072
NAICS 513 Publishing industries NAICS 513	26	$26,821	$68,817	−$112,283	$671
NAICS 323 Printing and related support activities NAICS 323	20	$60,422	$193,892	+$12,792	$1,511
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	20	$45,217	$137,294	−$43,806	$1,130
NAICS 237 Heavy and civil engineering construction NAICS 237	18	$28,059	$73,426	−$107,674	$701
NAICS 425 Wholesale trade agents and brokers NAICS 425	18	$191,761	$682,780	+$501,680	$4,794
NAICS 551 Management of companies and enterprises NAICS 551	16	$96,555	$328,391	+$147,291	$2,414
NAICS 113 Forestry and logging NAICS 113	13	$38,831	$113,523	−$67,577	$971
NAICS 926 Administration of economic programs NAICS 926	10	$59,450	$190,274	+$9,174	$1,486
NAICS 924 Administration of environmental quality programs NAICS 924	2	$80,191	$267,479	+$86,379	$2,005

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	3,730	310	9%	$13.06	$27,170	$70,116	$679
Cashiers SOC 41-2011	4,010	(1,690)	(30%)	$13.69	$28,470	$74,956	$712
Childcare Workers SOC 39-9011	470	(150)	(24%)	$13.78	$28,660	$75,663	$717
Retail Salespersons SOC 41-2031	4,100	(980)	(19%)	$15.66	$32,580	$90,254	$815
Waiters and Waitresses SOC 35-3031	2,490	150	6%	$15.68	$32,620	$90,403	$816
Janitors and Cleaners SOC 37-2011	2,040	(1,060)	(34%)	$17.37	$36,140	$103,506	$904
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,140	(2,740)	(71%)	$19.44	$40,440	$119,512	$1,011
Office Clerks, General SOC 43-9061	2,630	(1,070)	(29%)	$19.49	$40,540	$119,884	$1,014
Tellers SOC 43-3071	530	(420)	(44%)	$19.65	$40,880	$121,150	$1,022
Construction Laborers SOC 47-2061	1,070	(670)	(39%)	$22.65	$47,100	$144,303	$1,178
Maintenance and Repair Workers, General SOC 49-9071	1,800	(790)	(31%)	$22.87	$47,580	$146,089	$1,190
Carpenters SOC 47-2031	510	(200)	(28%)	$25.65	$53,360	$167,605	$1,334
Paramedics SOC 29-2043 · prior-year code differs	110	(370)	(77%)	$25.67	$53,400	$167,753	$1,335
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	2,640	(2,010)	(43%)	$26.96	$56,080	$177,729	$1,402
Electricians SOC 47-2111	360	(310)	(46%)	$30.91	$64,290	$208,290	$1,607
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	210	(40)	(16%)	$32.43	$67,450	$220,052	$1,686
Police and Sheriff's Patrol Officers SOC 33-3051	810	(160)	(16%)	$35.12	$73,050	$240,897	$1,826
Elementary School Teachers, Except Special Education SOC 25-2021	1,710	0	0%	—	$73,830	$243,801	$1,846
Registered Nurses SOC 29-1141	2,640	(160)	(6%)	$42.41	$88,220	$297,365	$2,206

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: 42117 · pulled from Full Housing Data Table.xlsx.