Pennsylvania · GEOID 42133

York County

2024 ACS 5-year estimates · population 462,924 · 189,857 housing units

Median household income

$84,829

State $80,054

Median home value

$248,600

State $266,800

Median gross rent

$1,193

State $1,235

Homeownership rate

76.3%

State 69.3%

Renter cost-burden rate

48.0%

≥30% of income

Owner cost-burden rate

20.1%

≥30% of income

Homeowner vacancy

0.5%

Of owner-occupied + for-sale units

Rental vacancy

3.3%

Of renter-occupied + for-rent units

Overall vacancy

4.4%

All housing units

Price-to-income ratio

2.93

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	York County	Pennsylvania
Population	462,924	13,018,639
Population density (per sq. mi.)	511.88	—
Median household income	$84,829	$80,054
HUD Area Median Income (4-person, 100%)	$105,900	—
Households	181,583	—
Average household size	2.51 people	—
Owner-occupied	76.3%	69.3%
Renter-occupied	23.7%	30.7%
Race	81.2% White · 6.3% 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

York County compared with Pennsylvania.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

27.6% 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	14.9%	$55,661	$1,392	$176,170
1 earner	28.5%	$70,538	$1,763	$231,547
2 earners	43.6%	$124,462	$3,112	$432,270
3+ earners	13.1%	$154,422	$3,861	$543,792

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

181,583

Average size: 2.51 people

Households with children

49,684

27.4% of households

Per-capita income

$41,601

Poverty rate: 7.4%

Section 2

Residential Market Analysis

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

Tenure

76.3% owner-occupied vs. state average 69.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 81.4% · Missing middle (2–19 units) 11.3%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

54.1% built before 1980 · Median structure age 1,976.00 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: $248,600.

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: $1,193.

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 8,274 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 17.6% · Seasonal 10.8% · Other 56.6%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

32.6% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 67.4% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.5%

894 units of 189,857 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

2.5%

4,682 units of 189,857 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$67,863

100% MHI$84,829

120% MHI$101,795

County-wide median from ACS 5-year estimates. A household at 100% MHI in York 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	$59,300	$67,800	$84,700
100% AMI	$74,130	$84,720	$105,900
120% AMI	$88,950	$101,650	$127,100

HUD FMR Area: York-Hanover, 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

48.0% of renter households spend ≥30% of income on rent (20.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

20.1% 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 York County.

Covered employment

172,257

Across 20 sectors

Establishments

9,387

QCEW 2024

Avg annual pay (workforce)

$62,441

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	32,814	$71,375	$234,662	−$13,938	$1,784
NAICS 62 Health care and social assistance NAICS 62	27,482	$73,983	$244,370	−$4,230	$1,850
NAICS 44-45 Retail trade NAICS 44-45	19,975	$34,616	$97,833	−$150,767	$865
NAICS 48-49 Transportation and warehousing NAICS 48-49	14,694	$53,783	$169,179	−$79,421	$1,345
NAICS 72 Accommodation and food services NAICS 72	13,436	$21,948	$50,678	−$197,922	$549
NAICS 23 Construction NAICS 23	11,740	$83,008	$277,964	+$29,364	$2,075
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	8,044	$45,450	$138,161	−$110,439	$1,136
NAICS 92 Public administration NAICS 92	7,693	$82,152	$274,778	+$26,178	$2,054
NAICS 54 Professional, scientific, and technical services NAICS 54	7,097	$88,485	$298,352	+$49,752	$2,212
NAICS 81 Other services (except public administration) NAICS 81	6,712	$42,883	$128,606	−$119,994	$1,072
NAICS 42 Wholesale trade NAICS 42	6,165	$74,926	$247,880	−$720	$1,873
NAICS 55 Management of companies and enterprises NAICS 55	3,676	$105,601	$362,063	+$113,463	$2,640
NAICS 52 Finance and insurance NAICS 52	3,357	$90,428	$305,584	+$56,984	$2,261
NAICS 71 Arts, entertainment, and recreation NAICS 71	2,462	$25,405	$63,547	−$185,053	$635
NAICS 53 Real estate and rental and leasing NAICS 53	2,032	$60,040	$192,470	−$56,130	$1,501
NAICS 61 Educational services NAICS 61	1,759	$45,649	$138,902	−$109,698	$1,141
NAICS 22 Utilities NAICS 22	1,220	$156,684	$552,211	+$303,611	$3,917
NAICS 51 Information NAICS 51	851	$64,989	$210,892	−$37,708	$1,625
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	824	$37,994	$110,407	−$138,193	$950
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	224	$88,552	$298,601	+$50,001	$2,214

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	12,428	$21,687	$49,707	−$198,893	$542
NAICS 621 Ambulatory health care services NAICS 621	10,000	$108,048	$371,172	+$122,572	$2,701
NAICS 622 Hospitals NAICS 622	7,847	$73,146	$241,255	−$7,345	$1,829
NAICS 493 Warehousing and storage NAICS 493	7,568	$52,067	$162,792	−$85,808	$1,302
NAICS 561 Administrative and support services NAICS 561	7,155	$41,148	$122,147	−$126,453	$1,029
NAICS 541 Professional, scientific, and technical services NAICS 541	7,097	$88,485	$298,352	+$49,752	$2,212
NAICS 238 Specialty trade contractors NAICS 238	6,792	$80,587	$268,953	+$20,353	$2,015
NAICS 311 Food manufacturing NAICS 311	5,778	$61,540	$198,053	−$50,547	$1,539
NAICS 623 Nursing and residential care facilities NAICS 623	4,870	$44,556	$134,833	−$113,767	$1,114
NAICS 336 Transportation equipment manufacturing NAICS 336	4,841	$75,057	$248,368	−$232	$1,876
NAICS 624 Social assistance NAICS 624	4,764	$33,956	$95,376	−$153,224	$849
NAICS 445 Food and beverage retailers NAICS 445	4,667	$25,368	$63,409	−$185,191	$634
NAICS 333 Machinery manufacturing NAICS 333	4,633	$86,255	$290,051	+$41,451	$2,156
NAICS 455 General merchandise retailers NAICS 455	4,566	$27,853	$72,659	−$175,941	$696
NAICS 332 Fabricated metal product manufacturing NAICS 332	4,372	$71,547	$235,303	−$13,297	$1,789
NAICS 423 Merchant wholesalers, durable goods NAICS 423	3,955	$73,055	$240,916	−$7,684	$1,826
NAICS 236 Construction of buildings NAICS 236	3,700	$82,215	$275,013	+$26,413	$2,055
NAICS 551 Management of companies and enterprises NAICS 551	3,676	$105,601	$362,063	+$113,463	$2,640
NAICS 928 National security and international affairs NAICS 928	3,029	$97,691	$332,620	+$84,020	$2,442
NAICS 921 Executive, legislative, and other general government support NAICS 921	3,017	$62,667	$202,248	−$46,352	$1,567
NAICS 484 Truck transportation NAICS 484	2,871	$71,665	$235,742	−$12,858	$1,792
NAICS 811 Repair and maintenance NAICS 811	2,627	$63,691	$206,060	−$42,540	$1,592
NAICS 441 Motor vehicle and parts dealers NAICS 441	2,492	$60,281	$193,367	−$55,233	$1,507
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	2,110	$24,427	$59,906	−$188,694	$611
NAICS 457 Gasoline stations and fuel dealers NAICS 457	2,074	$38,445	$112,086	−$136,514	$961
NAICS 322 Paper manufacturing NAICS 322	2,067	$84,589	$283,849	+$35,249	$2,115
NAICS 812 Personal and laundry services NAICS 812	2,053	$32,891	$91,412	−$157,188	$822
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	1,979	$25,965	$65,631	−$182,969	$649
NAICS 323 Printing and related support activities NAICS 323	1,842	$59,903	$191,960	−$56,640	$1,498
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	1,829	$71,512	$235,172	−$13,428	$1,788
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	1,817	$26,838	$68,881	−$179,719	$671
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	1,788	$36,822	$106,044	−$142,556	$921
NAICS 611 Educational services NAICS 611	1,759	$45,649	$138,902	−$109,698	$1,141
NAICS 326 Plastics and rubber products manufacturing NAICS 326	1,584	$64,236	$208,089	−$40,511	$1,606
NAICS 531 Real estate NAICS 531	1,580	$60,915	$195,727	−$52,873	$1,523
NAICS 522 Credit intermediation and related activities NAICS 522	1,556	$81,483	$272,288	+$23,688	$2,037
NAICS 325 Chemical manufacturing NAICS 325	1,465	$77,022	$255,683	+$7,083	$1,926
NAICS 492 Couriers and messengers NAICS 492	1,450	$39,856	$117,338	−$131,262	$996
NAICS 524 Insurance carriers and related activities NAICS 524	1,442	$85,350	$286,682	+$38,082	$2,134
NAICS 485 Transit and ground passenger transportation NAICS 485	1,372	$28,607	$75,465	−$173,135	$715
NAICS 456 Health and personal care retailers NAICS 456	1,252	$44,232	$133,627	−$114,973	$1,106
NAICS 237 Heavy and civil engineering construction NAICS 237	1,248	$98,536	$335,765	+$87,165	$2,463
NAICS 221 Utilities NAICS 221	1,220	$156,684	$552,211	+$303,611	$3,917
NAICS 922 Justice, public order, and safety activities NAICS 922	1,061	$84,540	$283,667	+$35,067	$2,114
NAICS 721 Accommodation NAICS 721	1,009	$25,142	$62,568	−$186,032	$629
NAICS 339 Miscellaneous manufacturing NAICS 339	1,002	$65,874	$214,186	−$34,414	$1,647
NAICS 331 Primary metal manufacturing NAICS 331	925	$67,732	$221,102	−$27,498	$1,693
NAICS 562 Waste management and remediation services NAICS 562	848	$80,895	$270,099	+$21,499	$2,022
NAICS 334 Computer and electronic product manufacturing NAICS 334	817	$79,059	$263,265	+$14,665	$1,976
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	711	$92,781	$314,343	+$65,743	$2,320
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	700	$67,795	$221,336	−$27,264	$1,695
NAICS 488 Support activities for transportation NAICS 488	699	$59,582	$190,765	−$57,835	$1,490
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	697	$45,479	$138,269	−$110,331	$1,137
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	622	$22,917	$54,285	−$194,315	$573
NAICS 111 Crop production NAICS 111	602	$34,377	$96,943	−$151,657	$859
NAICS 491 Postal service NAICS 491	591	$70,337	$230,799	−$17,801	$1,758
NAICS 337 Furniture and related product manufacturing NAICS 337	568	$55,343	$174,986	−$73,614	$1,384
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	480	$28,823	$76,269	−$172,331	$721
NAICS 321 Wood product manufacturing NAICS 321	420	$58,884	$188,167	−$60,433	$1,472
NAICS 425 Wholesale trade agents and brokers NAICS 425	381	$110,735	$381,174	+$132,574	$2,768
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	359	$149,599	$525,839	+$277,239	$3,740
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	306	$29,531	$78,905	−$169,695	$738
NAICS 517 Telecommunications NAICS 517	268	$83,929	$281,393	+$32,793	$2,098
NAICS 212 Mining (except oil and gas) NAICS 212	224	$88,552	$298,601	+$50,001	$2,214
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	172	$31,874	$87,626	−$160,974	$797
NAICS 112 Animal production and aquaculture NAICS 112	168	$49,241	$152,272	−$96,328	$1,231
NAICS 513 Publishing industries NAICS 513	164	$84,818	$284,702	+$36,102	$2,120
NAICS 926 Administration of economic programs NAICS 926	163	$120,720	$418,341	+$169,741	$3,018
NAICS 923 Administration of human resource programs NAICS 923	137	$143,815	$504,309	+$255,709	$3,595
NAICS 516 Broadcasting and content providers NAICS 516	123	$68,634	$224,460	−$24,140	$1,716
NAICS 512 Motion picture and sound recording industries NAICS 512	96	$17,643	$34,654	−$213,946	$441
NAICS 324 Petroleum and coal products manufacturing NAICS 324	79	$96,333	$327,565	+$78,965	$2,408
NAICS 924 Administration of environmental quality programs NAICS 924	58	$106,786	$366,474	+$117,874	$2,670
NAICS 814 Private households NAICS 814	52	$30,760	$83,480	−$165,120	$769
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	46	$42,808	$128,326	−$120,274	$1,070
NAICS 115 Support activities for agriculture and forestry NAICS 115	40	$41,443	$123,245	−$125,355	$1,036
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	30	$109,491	$376,543	+$127,943	$2,737
NAICS 481 Air transportation NAICS 481	15	$57,267	$182,148	−$66,452	$1,432
NAICS 113 Forestry and logging NAICS 113	13	$52,449	$164,213	−$84,387	$1,311

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	5,240	(110)	(2%)	$13.49	$28,070	$73,467	$702
Cashiers SOC 41-2011	4,040	(920)	(19%)	$14.28	$29,710	$79,571	$743
Childcare Workers SOC 39-9011	470	50	12%	$15.52	$32,280	$89,138	$807
Retail Salespersons SOC 41-2031	4,680	(990)	(17%)	$16.09	$33,460	$93,530	$837
Janitors and Cleaners SOC 37-2011	2,490	(360)	(13%)	$17.73	$36,880	$106,260	$922
Waiters and Waitresses SOC 35-3031	2,340	(300)	(11%)	$17.79	$37,000	$106,707	$925
Tellers SOC 43-3071	480	(270)	(36%)	$20.10	$41,810	$124,612	$1,045
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,890	(820)	(30%)	$21.03	$43,740	$131,796	$1,094
Office Clerks, General SOC 43-9061	3,040	(480)	(14%)	$21.81	$45,370	$137,863	$1,134
Construction Laborers SOC 47-2061	1,250	10	1%	$25.68	$53,420	$167,828	$1,336
Maintenance and Repair Workers, General SOC 49-9071	2,040	340	20%	$26.39	$54,890	$173,300	$1,372
Paramedics SOC 29-2043 · prior-year code differs	100	(410)	(80%)	$27.39	$56,970	$181,042	$1,424
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	3,500	420	14%	$29.12	$60,560	$194,405	$1,514
Firefighters SOC 33-2011	110	(30)	(21%)	$30.83	$64,130	$207,694	$1,603
Carpenters SOC 47-2031	1,190	170	17%	$32.44	$67,470	$220,127	$1,687
Electricians SOC 47-2111	770	40	5%	$35.13	$73,060	$240,935	$1,827
Elementary School Teachers, Except Special Education SOC 25-2021	2,260	140	7%	—	$74,550	$246,481	$1,864
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	420	(120)	(22%)	$39.09	$81,300	$271,607	$2,033
Police and Sheriff's Patrol Officers SOC 33-3051	630	60	11%	$40.17	$83,540	$279,945	$2,089
Registered Nurses SOC 29-1141	3,680	200	6%	$44.86	$93,310	$316,312	$2,333

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: 42133 · pulled from Full Housing Data Table.xlsx.