South Carolina · GEOID 45023

Chester County

2024 ACS 5-year estimates · population 32,182 · 14,807 housing units

Median household income

$52,458

State $70,153

Median home value

$158,300

State $272,524

Median gross rent

$853

State $1,203

Homeownership rate

78.4%

State 71.9%

Renter cost-burden rate

45.3%

≥30% of income

Owner cost-burden rate

18.0%

≥30% of income

Homeowner vacancy

1.0%

Of owner-occupied + for-sale units

Rental vacancy

3.0%

Of renter-occupied + for-rent units

Overall vacancy

11.1%

All housing units

Price-to-income ratio

3.02

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Chester County	South Carolina
Population	32,182	5,296,225
Population density (per sq. mi.)	55.40	—
Median household income	$52,458	$70,153
HUD Area Median Income (4-person, 100%)	$67,400	—
Households	13,159	—
Average household size	2.43 people	—
Owner-occupied	78.4%	71.9%
Renter-occupied	21.6%	28.1%
Race	58.2% White · 34.7% 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 South Carolina.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

14.0% hold a bachelor's degree or higher (state: 32.1%).

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	20.4%	$35,463	$887	$100,986
1 earner	36.0%	$49,875	$1,247	$154,632
2 earners	34.9%	$87,336	$2,183	$294,075
3+ earners	8.7%	$131,250	$3,281	$457,538

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

13,159

Average size: 2.43 people

Households with children

2,616

19.9% of households

Per-capita income

$28,227

Poverty rate: 16.6%

Section 2

Residential Market Analysis

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

Tenure

78.4% owner-occupied vs. state average 71.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 71.9% · Missing middle (2–19 units) 4.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

49.7% 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: $158,300.

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: $853.

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 1,648 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 6.2% · For rent 5.3% · Seasonal 4.9% · Other 80.7%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

14.0% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 86.0% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.5%

81 units of 14,807 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

9.0%

1,330 units of 14,807 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$41,966

100% MHI$52,458

120% MHI$62,950

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	$41,800	$47,800	$59,700
100% AMI	$47,180	$53,920	$67,400
120% AMI	$56,600	$64,700	$80,900

HUD FMR Area: Chester County, SC HUD Metro FMR Area. 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

45.3% of renter households spend ≥30% of income on rent (20.7% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

18.0% 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

7,821

Across 16 sectors

Establishments

599

QCEW 2024

Avg annual pay (workforce)

$63,201

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	3,567	$67,239	$219,267	+$60,967	$1,681
NAICS 42 Wholesale trade NAICS 42	957	$72,016	$237,048	+$78,748	$1,800
NAICS 44-45 Retail trade NAICS 44-45	865	$28,417	$74,758	−$83,542	$710
NAICS 23 Construction NAICS 23	774	$74,510	$246,332	+$88,032	$1,863
NAICS 62 Health care and social assistance NAICS 62	384	$43,654	$131,475	−$26,825	$1,091
NAICS 48-49 Transportation and warehousing NAICS 48-49	348	$54,590	$172,183	+$13,883	$1,365
NAICS 54 Professional, scientific, and technical services NAICS 54	212	$136,632	$477,571	+$319,271	$3,416
NAICS 81 Other services (except public administration) NAICS 81	186	$37,258	$107,667	−$50,633	$931
NAICS 51 Information NAICS 51	166	$85,374	$286,771	+$128,471	$2,134
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	166	$35,818	$102,307	−$55,993	$895
NAICS 52 Finance and insurance NAICS 52	126	$57,339	$182,416	+$24,116	$1,433
NAICS 22 Utilities NAICS 22	23	$86,874	$292,355	+$134,055	$2,172
NAICS 61 Educational services NAICS 61	22	$40,173	$118,518	−$39,782	$1,004
NAICS 53 Real estate and rental and leasing NAICS 53	14	$52,484	$164,344	+$6,044	$1,312
NAICS 92 Public administration NAICS 92	6	$57,181	$181,828	+$23,528	$1,430
NAICS 55 Management of companies and enterprises NAICS 55	5	$64,520	$209,146	+$50,846	$1,613

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 326 Plastics and rubber products manufacturing NAICS 326	1,628	$56,532	$179,412	+$21,112	$1,413
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	699	$67,704	$220,998	+$62,698	$1,693
NAICS 722 Food services and drinking places NAICS 722	583	$18,418	$37,539	−$120,761	$460
NAICS 237 Heavy and civil engineering construction NAICS 237	535	$78,249	$260,250	+$101,950	$1,956
NAICS 325 Chemical manufacturing NAICS 325	451	$71,476	$235,038	+$76,738	$1,787
NAICS 331 Primary metal manufacturing NAICS 331	410	$90,743	$306,757	+$148,457	$2,269
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	407	$84,687	$284,214	+$125,914	$2,117
NAICS 455 General merchandise retailers NAICS 455	314	$29,477	$78,704	−$79,596	$737
NAICS 484 Truck transportation NAICS 484	257	$47,153	$144,500	−$13,800	$1,179
NAICS 621 Ambulatory health care services NAICS 621	235	$53,864	$169,481	+$11,181	$1,347
NAICS 541 Professional, scientific, and technical services NAICS 541	212	$136,632	$477,571	+$319,271	$3,416
NAICS 423 Merchant wholesalers, durable goods NAICS 423	211	$86,860	$292,303	+$134,003	$2,172
NAICS 238 Specialty trade contractors NAICS 238	208	$69,819	$228,871	+$70,571	$1,745
NAICS 445 Food and beverage retailers NAICS 445	188	$19,517	$41,629	−$116,671	$488
NAICS 457 Gasoline stations and fuel dealers NAICS 457	162	$33,192	$92,532	−$65,768	$830
NAICS 926 Administration of economic programs NAICS 926	154	$64,722	$209,898	+$51,598	$1,618
NAICS 561 Administrative and support services NAICS 561	134	$30,493	$82,486	−$75,814	$762
NAICS 624 Social assistance NAICS 624	99	$25,873	$65,289	−$93,011	$647
NAICS 332 Fabricated metal product manufacturing NAICS 332	96	$59,310	$189,752	+$31,452	$1,483
NAICS 812 Personal and laundry services NAICS 812	87	$33,146	$92,361	−$65,939	$829
NAICS 522 Credit intermediation and related activities NAICS 522	75	$57,415	$182,699	+$24,399	$1,435
NAICS 113 Forestry and logging NAICS 113	74	$59,296	$189,700	+$31,400	$1,482
NAICS 491 Postal service NAICS 491	66	$85,757	$288,197	+$129,897	$2,144
NAICS 923 Administration of human resource programs NAICS 923	64	$44,757	$135,581	−$22,719	$1,119
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	59	$41,494	$123,435	−$34,865	$1,037
NAICS 811 Repair and maintenance NAICS 811	50	$48,826	$150,727	−$7,573	$1,221
NAICS 441 Motor vehicle and parts dealers NAICS 441	48	$25,758	$64,861	−$93,439	$644
NAICS 425 Wholesale trade agents and brokers NAICS 425	47	$69,512	$227,728	+$69,428	$1,738
NAICS 456 Health and personal care retailers NAICS 456	44	$33,455	$93,511	−$64,789	$836
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	41	$36,860	$106,186	−$52,114	$922
NAICS 562 Waste management and remediation services NAICS 562	32	$58,119	$185,319	+$27,019	$1,453
NAICS 236 Construction of buildings NAICS 236	31	$41,457	$123,298	−$35,002	$1,036
NAICS 333 Machinery manufacturing NAICS 333	30	$54,543	$172,008	+$13,708	$1,364
NAICS 112 Animal production and aquaculture NAICS 112	26	$28,124	$73,668	−$84,632	$703
NAICS 221 Utilities NAICS 221	23	$86,874	$292,355	+$134,055	$2,172
NAICS 339 Miscellaneous manufacturing NAICS 339	23	$61,540	$198,053	+$39,753	$1,539
NAICS 922 Justice, public order, and safety activities NAICS 922	22	$66,169	$215,284	+$56,984	$1,654
NAICS 611 Educational services NAICS 611	22	$40,173	$118,518	−$39,782	$1,004
NAICS 924 Administration of environmental quality programs NAICS 924	20	$40,812	$120,897	−$37,403	$1,020
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	18	$17,460	$33,973	−$124,327	$437
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	17	$21,108	$47,552	−$110,748	$528
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	16	$28,071	$73,470	−$84,830	$702
NAICS 814 Private households NAICS 814	8	$11,710	$12,569	−$145,731	$293
NAICS 551 Management of companies and enterprises NAICS 551	5	$64,520	$209,146	+$50,846	$1,613

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	27,050	(9,230)	(25%)	$14.38	$29,910	$80,316	$748
Cashiers SOC 41-2011	27,350	390	1%	$14.57	$30,310	$81,805	$758
Childcare Workers SOC 39-9011	3,790	(3,200)	(46%)	$16.00	$33,280	$92,860	$832
Janitors and Cleaners SOC 37-2011	13,760	170	1%	$16.78	$34,900	$98,890	$873
Retail Salespersons SOC 41-2031	35,150	(3,950)	(10%)	$17.02	$35,410	$100,789	$885
Waiters and Waitresses SOC 35-3031	19,990	(750)	(4%)	$19.64	$40,850	$121,038	$1,021
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	13,580	(5,250)	(28%)	$19.91	$41,410	$123,123	$1,035
Office Clerks, General SOC 43-9061	16,390	(4,010)	(20%)	$21.63	$44,990	$136,449	$1,125
Tellers SOC 43-3071	1,260	(1,550)	(55%)	$21.95	$45,660	$138,943	$1,142
Construction Laborers SOC 47-2061	10,840	4,620	74%	$22.19	$46,150	$140,766	$1,154
Firefighters SOC 33-2011	4,700	570	14%	$22.63	$47,070	$144,191	$1,177
Carpenters SOC 47-2031	3,730	1,060	40%	$25.70	$53,450	$167,940	$1,336
Maintenance and Repair Workers, General SOC 49-9071	11,460	710	7%	$26.02	$54,120	$170,433	$1,353
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	18,700	2,570	16%	$27.89	$58,020	$184,951	$1,451
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	3,840	850	28%	$27.95	$58,140	$185,397	$1,454
Elementary School Teachers, Except Special Education SOC 25-2021	10,770	1,310	14%	—	$58,400	$186,365	$1,460
Electricians SOC 47-2111	5,250	1,340	34%	$28.41	$59,100	$188,971	$1,478
Paramedics SOC 29-2043 · prior-year code differs	1,180	(630)	(35%)	$30.41	$63,240	$204,381	$1,581
Police and Sheriff's Patrol Officers SOC 33-3051	5,770	(180)	(3%)	$32.71	$68,030	$222,211	$1,701
Registered Nurses SOC 29-1141	27,010	3,680	16%	$44.83	$93,240	$316,051	$2,331

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: 45023 · pulled from Full Housing Data Table.xlsx.