Tennessee · GEOID 47001

Anderson County

2024 ACS 5-year estimates · population 79,153 · 35,880 housing units

Median household income

$66,183

State $71,186

Median home value

$239,400

State $297,751

Median gross rent

$1,031

State $1,211

Homeownership rate

71.7%

State 66.9%

Renter cost-burden rate

44.7%

≥30% of income

Owner cost-burden rate

18.3%

≥30% of income

Homeowner vacancy

0.8%

Of owner-occupied + for-sale units

Rental vacancy

3.2%

Of renter-occupied + for-rent units

Overall vacancy

8.7%

All housing units

Price-to-income ratio

3.62

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Anderson County	Tennessee
Population	79,153	7,066,383
Population density (per sq. mi.)	234.73	—
Median household income	$66,183	$71,186
HUD Area Median Income (4-person, 100%)	$103,700	—
Households	32,755	—
Average household size	2.38 people	—
Owner-occupied	71.7%	66.9%
Renter-occupied	28.3%	33.1%
Race	87.0% White · 3.4% 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

Anderson County compared with Tennessee.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

27.5% hold a bachelor's degree or higher (state: 31.1%).

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	18.6%	$47,878	$1,197	$147,199
1 earner	33.4%	$61,549	$1,539	$198,087
2 earners	38.8%	$108,953	$2,724	$374,541
3+ earners	9.3%	$142,923	$3,573	$500,988

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

32,755

Average size: 2.38 people

Households with children

8,028

24.5% of households

Per-capita income

$37,400

Poverty rate: 12.3%

Section 2

Residential Market Analysis

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

Tenure

71.7% owner-occupied vs. state average 66.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 74.5% · Missing middle (2–19 units) 10.6%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

53.2% built before 1980 · Median structure age 1,977.00 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: $239,400.

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: $1,031.

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 3,125 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 5.9% · For rent 10.1% · Seasonal 6.8% · Other 70.9%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

22.3% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 77.7% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.6%

214 units of 35,880 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

6.2%

2,215 units of 35,880 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$52,946

100% MHI$66,183

120% MHI$79,420

County-wide median from ACS 5-year estimates. A household at 100% MHI in Anderson 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	$58,100	$66,400	$82,950
100% AMI	$72,590	$82,960	$103,700
120% AMI	$87,100	$99,550	$124,450

HUD FMR Area: Knoxville, TN 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

44.7% of renter households spend ≥30% of income on rent (22.5% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

18.3% 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 Anderson County.

Covered employment

45,467

Across 18 sectors

Establishments

1,997

QCEW 2024

Avg annual pay (workforce)

$79,756

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	14,852	$101,165	$345,551	+$106,151	$2,529
NAICS 62 Health care and social assistance NAICS 62	4,885	$61,675	$198,556	−$40,844	$1,542
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	4,340	$89,451	$301,947	+$62,547	$2,236
NAICS 54 Professional, scientific, and technical services NAICS 54	4,196	$118,354	$409,534	+$170,134	$2,959
NAICS 44-45 Retail trade NAICS 44-45	3,678	$37,723	$109,398	−$130,002	$943
NAICS 72 Accommodation and food services NAICS 72	3,383	$22,829	$53,958	−$185,442	$571
NAICS 61 Educational services NAICS 61	2,102	$53,691	$168,837	−$70,563	$1,342
NAICS 92 Public administration NAICS 92	2,078	$80,534	$268,755	+$29,355	$2,013
NAICS 23 Construction NAICS 23	1,974	$79,618	$265,346	+$25,946	$1,990
NAICS 52 Finance and insurance NAICS 52	1,235	$96,344	$327,606	+$88,206	$2,409
NAICS 48-49 Transportation and warehousing NAICS 48-49	1,020	$63,423	$205,062	−$34,338	$1,586
NAICS 81 Other services (except public administration) NAICS 81	651	$49,026	$151,472	−$87,928	$1,226
NAICS 22 Utilities NAICS 22	341	$82,089	$274,544	+$35,144	$2,052
NAICS 71 Arts, entertainment, and recreation NAICS 71	255	$26,836	$68,873	−$170,527	$671
NAICS 53 Real estate and rental and leasing NAICS 53	247	$58,314	$186,045	−$53,355	$1,458
NAICS 51 Information NAICS 51	165	$76,776	$254,767	+$15,367	$1,919
NAICS 55 Management of companies and enterprises NAICS 55	47	$119,073	$412,211	+$172,811	$2,977
NAICS 99 Unclassified NAICS 99	18	$67,762	$221,214	−$18,186	$1,694

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 541 Professional, scientific, and technical services NAICS 541	4,196	$118,354	$409,534	+$170,134	$2,959
NAICS 336 Transportation equipment manufacturing NAICS 336	3,157	$71,921	$236,695	−$2,705	$1,798
NAICS 722 Food services and drinking places NAICS 722	3,090	$22,659	$53,325	−$186,075	$566
NAICS 621 Ambulatory health care services NAICS 621	2,310	$79,006	$263,068	+$23,668	$1,975
NAICS 562 Waste management and remediation services NAICS 562	2,208	$121,819	$422,432	+$183,032	$3,045
NAICS 561 Administrative and support services NAICS 561	2,132	$55,929	$177,167	−$62,233	$1,398
NAICS 611 Educational services NAICS 611	2,102	$53,691	$168,837	−$70,563	$1,342
NAICS 238 Specialty trade contractors NAICS 238	1,513	$84,974	$285,283	+$45,883	$2,124
NAICS 623 Nursing and residential care facilities NAICS 623	1,253	$40,353	$119,188	−$120,212	$1,009
NAICS 921 Executive, legislative, and other general government support NAICS 921	1,131	$54,115	$170,415	−$68,985	$1,353
NAICS 455 General merchandise retailers NAICS 455	927	$28,829	$76,292	−$163,108	$721
NAICS 445 Food and beverage retailers NAICS 445	672	$28,829	$76,292	−$163,108	$721
NAICS 334 Computer and electronic product manufacturing NAICS 334	656	$107,845	$370,416	+$131,016	$2,696
NAICS 326 Plastics and rubber products manufacturing NAICS 326	636	$56,142	$177,960	−$61,440	$1,404
NAICS 522 Credit intermediation and related activities NAICS 522	620	$82,075	$274,491	+$35,091	$2,052
NAICS 926 Administration of economic programs NAICS 926	605	$132,100	$460,702	+$221,302	$3,303
NAICS 441 Motor vehicle and parts dealers NAICS 441	594	$62,031	$199,881	−$39,519	$1,551
NAICS 484 Truck transportation NAICS 484	592	$67,697	$220,972	−$18,428	$1,692
NAICS 423 Merchant wholesalers, durable goods NAICS 423	481	$88,840	$299,673	+$60,273	$2,221
NAICS 524 Insurance carriers and related activities NAICS 524	438	$72,437	$238,616	−$784	$1,811
NAICS 456 Health and personal care retailers NAICS 456	386	$54,603	$172,231	−$67,169	$1,365
NAICS 321 Wood product manufacturing NAICS 321	346	$103,372	$353,766	+$114,366	$2,584
NAICS 221 Utilities NAICS 221	341	$82,089	$274,544	+$35,144	$2,052
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	327	$36,800	$105,963	−$133,437	$920
NAICS 457 Gasoline stations and fuel dealers NAICS 457	316	$28,075	$73,485	−$165,915	$702
NAICS 333 Machinery manufacturing NAICS 333	311	$76,584	$254,052	+$14,652	$1,915
NAICS 721 Accommodation NAICS 721	293	$24,617	$60,613	−$178,787	$615
NAICS 236 Construction of buildings NAICS 236	273	$62,400	$201,254	−$38,146	$1,560
NAICS 325 Chemical manufacturing NAICS 325	270	$87,307	$293,967	+$54,567	$2,183
NAICS 811 Repair and maintenance NAICS 811	254	$68,173	$222,744	−$16,656	$1,704
NAICS 331 Primary metal manufacturing NAICS 331	253	$72,382	$238,411	−$989	$1,810
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	250	$26,712	$68,412	−$170,988	$668
NAICS 485 Transit and ground passenger transportation NAICS 485	199	$56,904	$180,796	−$58,604	$1,423
NAICS 237 Heavy and civil engineering construction NAICS 237	188	$61,516	$197,964	−$41,436	$1,538
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	187	$38,086	$110,750	−$128,650	$952
NAICS 812 Personal and laundry services NAICS 812	180	$37,366	$108,069	−$131,331	$934
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	151	$20,873	$46,677	−$192,723	$522
NAICS 923 Administration of human resource programs NAICS 923	148	$67,223	$219,207	−$20,193	$1,681
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	110	$24,590	$60,513	−$178,887	$615
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	98	$34,517	$97,464	−$141,936	$863
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	95	$46,712	$142,858	−$96,542	$1,168
NAICS 924 Administration of environmental quality programs NAICS 924	83	$75,955	$251,711	+$12,311	$1,899
NAICS 922 Justice, public order, and safety activities NAICS 922	79	$87,086	$293,144	+$53,744	$2,177
NAICS 513 Publishing industries NAICS 513	78	$79,553	$265,104	+$25,704	$1,989
NAICS 517 Telecommunications NAICS 517	60	$77,258	$256,561	+$17,161	$1,931
NAICS 491 Postal service NAICS 491	56	$62,985	$203,432	−$35,968	$1,575
NAICS 551 Management of companies and enterprises NAICS 551	47	$119,073	$412,211	+$172,811	$2,977
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	40	$59,220	$189,417	−$49,983	$1,481
NAICS 488 Support activities for transportation NAICS 488	34	$40,569	$119,992	−$119,408	$1,014
NAICS 814 Private households NAICS 814	31	$24,257	$59,273	−$180,127	$606
NAICS 999 Unclassified NAICS 999	18	$67,762	$221,214	−$18,186	$1,694
NAICS 928 National security and international affairs NAICS 928	16	$139,645	$488,787	+$249,387	$3,491
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	16	$53,639	$168,643	−$70,757	$1,341
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	8	$101,042	$345,093	+$105,693	$2,526
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	7	$44,089	$133,095	−$106,305	$1,102
NAICS 531 Real estate NAICS 531	6	$57,060	$181,377	−$58,023	$1,427
NAICS 339 Miscellaneous manufacturing NAICS 339	4	$79,703	$265,662	+$26,262	$1,993

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	12,730	1,940	18%	$13.44	$27,950	$73,020	$699
Cashiers SOC 41-2011	8,030	(920)	(10%)	$13.77	$28,640	$75,588	$716
Waiters and Waitresses SOC 35-3031	7,260	(140)	(2%)	$13.93	$28,970	$76,817	$724
Childcare Workers SOC 39-9011	1,800	660	58%	$14.22	$29,570	$79,050	$739
Janitors and Cleaners SOC 37-2011	7,150	(810)	(10%)	$16.15	$33,600	$94,051	$840
Retail Salespersons SOC 41-2031	12,430	(460)	(4%)	$16.82	$34,990	$99,225	$875
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	3,860	(1,040)	(21%)	$17.87	$37,170	$107,340	$929
Tellers SOC 43-3071	1,070	(10)	(1%)	$18.68	$38,850	$113,593	$971
Office Clerks, General SOC 43-9061	6,460	(1,910)	(23%)	$18.94	$39,400	$115,641	$985
Construction Laborers SOC 47-2061	3,640	1,200	49%	$23.18	$48,210	$148,434	$1,205
Maintenance and Repair Workers, General SOC 49-9071	4,640	1,000	27%	$23.33	$48,520	$149,588	$1,213
Firefighters SOC 33-2011	970	70	8%	$23.99	$49,910	$154,762	$1,248
Carpenters SOC 47-2031	1,280	430	51%	$25.73	$53,520	$168,200	$1,338
Paramedics SOC 29-2043 · prior-year code differs	380	(340)	(47%)	$26.52	$55,160	$174,305	$1,379
Police and Sheriff's Patrol Officers SOC 33-3051	1,860	450	32%	$27.57	$57,350	$182,457	$1,434
Elementary School Teachers, Except Special Education SOC 25-2021	3,360	(20)	(1%)	—	$59,170	$189,231	$1,479
Electricians SOC 47-2111	2,170	600	38%	$28.57	$59,430	$190,199	$1,486
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	8,130	1,040	15%	$28.95	$60,210	$193,103	$1,505
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	1,700	950	127%	$29.09	$60,510	$194,219	$1,513
Registered Nurses SOC 29-1141	9,500	1,940	26%	$37.70	$78,410	$260,849	$1,960

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: 47001 · pulled from Full Housing Data Table.xlsx.