Tennessee · GEOID 47053

Gibson County

2024 ACS 5-year estimates · population 50,869 · 22,617 housing units

Median household income

$62,755

State $71,186

Median home value

$156,900

State $297,751

Median gross rent

$819

State $1,211

Homeownership rate

68.8%

State 66.9%

Renter cost-burden rate

43.6%

≥30% of income

Owner cost-burden rate

15.4%

≥30% of income

Homeowner vacancy

0.8%

Of owner-occupied + for-sale units

Rental vacancy

4.3%

Of renter-occupied + for-rent units

Overall vacancy

10.0%

All housing units

Price-to-income ratio

2.50

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Gibson County	Tennessee
Population	50,869	7,066,383
Population density (per sq. mi.)	84.40	—
Median household income	$62,755	$71,186
HUD Area Median Income (4-person, 100%)	$77,100	—
Households	20,360	—
Average household size	2.45 people	—
Owner-occupied	68.8%	66.9%
Renter-occupied	31.2%	33.1%
Race	75.2% White · 14.6% 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

Gibson County compared with Tennessee.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

20.5% 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	16.8%	$39,036	$976	$114,286
1 earner	32.4%	$53,603	$1,340	$168,509
2 earners	43.2%	$105,715	$2,643	$362,488
3+ earners	7.7%	$125,139	$3,128	$434,790

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

20,360

Average size: 2.45 people

Households with children

5,757

28.3% of households

Per-capita income

$31,270

Poverty rate: 13.5%

Section 2

Residential Market Analysis

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

Tenure

68.8% owner-occupied vs. state average 66.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 76.6% · Missing middle (2–19 units) 11.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

53.3% 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: $156,900.

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: $819.

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 2,257 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 4.7% · For rent 12.6% · Seasonal 1.0% · Other 80.1%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

19.0% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 81.0% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.1%

22 units of 22,617 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

8.0%

1,807 units of 22,617 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$50,204

100% MHI$62,755

120% MHI$75,306

County-wide median from ACS 5-year estimates. A household at 100% MHI in Gibson 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	$43,700	$49,950	$62,400
100% AMI	$53,970	$61,680	$77,100
120% AMI	$64,750	$74,000	$92,500

HUD FMR Area: Gibson County, 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

43.6% of renter households spend ≥30% of income on rent (16.0% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

15.4% 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 Gibson County.

Covered employment

12,262

Across 16 sectors

Establishments

967

QCEW 2024

Avg annual pay (workforce)

$49,034

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	2,477	$68,222	$222,926	+$66,026	$1,706
NAICS 44-45 Retail trade NAICS 44-45	2,109	$35,373	$100,651	−$56,249	$884
NAICS 61 Educational services NAICS 61	1,432	$46,171	$140,845	−$16,055	$1,154
NAICS 72 Accommodation and food services NAICS 72	1,193	$19,854	$42,884	−$114,016	$496
NAICS 23 Construction NAICS 23	1,073	$61,387	$197,484	+$40,584	$1,535
NAICS 48-49 Transportation and warehousing NAICS 48-49	1,018	$50,194	$155,820	−$1,080	$1,255
NAICS 92 Public administration NAICS 92	887	$48,165	$148,267	−$8,633	$1,204
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	666	$44,977	$136,400	−$20,500	$1,124
NAICS 52 Finance and insurance NAICS 52	440	$64,603	$209,455	+$52,555	$1,615
NAICS 81 Other services (except public administration) NAICS 81	309	$40,790	$120,815	−$36,085	$1,020
NAICS 53 Real estate and rental and leasing NAICS 53	190	$65,344	$212,213	+$55,313	$1,634
NAICS 22 Utilities NAICS 22	184	$65,364	$212,287	+$55,387	$1,634
NAICS 62 Health care and social assistance NAICS 62	128	$63,909	$206,871	+$49,971	$1,598
NAICS 51 Information NAICS 51	106	$37,287	$107,775	−$49,125	$932
NAICS 71 Arts, entertainment, and recreation NAICS 71	46	$10,847	$9,357	−$147,543	$271
NAICS 99 Unclassified NAICS 99	4	$30,386	$82,088	−$74,812	$760

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	1,432	$46,171	$140,845	−$16,055	$1,154
NAICS 722 Food services and drinking places NAICS 722	1,166	$19,863	$42,917	−$113,983	$497
NAICS 332 Fabricated metal product manufacturing NAICS 332	891	$66,909	$218,038	+$61,138	$1,673
NAICS 623 Nursing and residential care facilities NAICS 623	872	$40,300	$118,991	−$37,909	$1,008
NAICS 921 Executive, legislative, and other general government support NAICS 921	668	$39,613	$116,434	−$40,466	$990
NAICS 238 Specialty trade contractors NAICS 238	633	$61,198	$196,780	+$39,880	$1,530
NAICS 621 Ambulatory health care services NAICS 621	575	$56,146	$177,975	+$21,075	$1,404
NAICS 561 Administrative and support services NAICS 561	522	$44,255	$133,713	−$23,187	$1,106
NAICS 493 Warehousing and storage NAICS 493	419	$53,504	$168,141	+$11,241	$1,338
NAICS 522 Credit intermediation and related activities NAICS 522	343	$65,332	$212,168	+$55,268	$1,633
NAICS 441 Motor vehicle and parts dealers NAICS 441	342	$58,344	$186,157	+$29,257	$1,459
NAICS 445 Food and beverage retailers NAICS 445	315	$24,516	$60,237	−$96,663	$613
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	314	$37,527	$108,669	−$48,231	$938
NAICS 423 Merchant wholesalers, durable goods NAICS 423	259	$56,441	$179,073	+$22,173	$1,411
NAICS 237 Heavy and civil engineering construction NAICS 237	245	$60,993	$196,017	+$39,117	$1,525
NAICS 236 Construction of buildings NAICS 236	194	$62,816	$202,803	+$45,903	$1,570
NAICS 321 Wood product manufacturing NAICS 321	194	$51,676	$161,336	+$4,436	$1,292
NAICS 221 Utilities NAICS 221	184	$65,364	$212,287	+$55,387	$1,634
NAICS 484 Truck transportation NAICS 484	182	$51,390	$160,272	+$3,372	$1,285
NAICS 531 Real estate NAICS 531	160	$70,231	$230,404	+$73,504	$1,756
NAICS 457 Gasoline stations and fuel dealers NAICS 457	148	$27,857	$72,674	−$84,226	$696
NAICS 562 Waste management and remediation services NAICS 562	144	$47,595	$146,145	−$10,755	$1,190
NAICS 811 Repair and maintenance NAICS 811	144	$62,375	$201,161	+$44,261	$1,559
NAICS 622 Hospitals NAICS 622	114	$61,650	$198,463	+$41,563	$1,541
NAICS 333 Machinery manufacturing NAICS 333	113	$61,800	$199,021	+$42,121	$1,545
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	112	$60,466	$194,055	+$37,155	$1,512
NAICS 456 Health and personal care retailers NAICS 456	110	$41,597	$123,819	−$33,081	$1,040
NAICS 491 Postal service NAICS 491	92	$65,734	$213,665	+$56,765	$1,643
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	81	$12,659	$16,102	−$140,798	$316
NAICS 923 Administration of human resource programs NAICS 923	80	$63,872	$206,734	+$49,834	$1,597
NAICS 111 Crop production NAICS 111	80	$47,035	$144,061	−$12,839	$1,176
NAICS 524 Insurance carriers and related activities NAICS 524	79	$47,993	$147,627	−$9,273	$1,200
NAICS 812 Personal and laundry services NAICS 812	71	$31,999	$88,092	−$68,808	$800
NAICS 922 Justice, public order, and safety activities NAICS 922	57	$89,954	$303,820	+$146,920	$2,249
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	49	$22,251	$51,806	−$105,094	$556
NAICS 924 Administration of environmental quality programs NAICS 924	48	$72,743	$239,755	+$82,855	$1,819
NAICS 115 Support activities for agriculture and forestry NAICS 115	48	$70,702	$232,157	+$75,257	$1,768
NAICS 532 Rental and leasing services NAICS 532	30	$39,276	$115,179	−$41,721	$982
NAICS 721 Accommodation NAICS 721	27	$19,460	$41,417	−$115,483	$487
NAICS 928 National security and international affairs NAICS 928	25	$81,980	$274,138	+$117,238	$2,050
NAICS 112 Animal production and aquaculture NAICS 112	20	$72,618	$239,289	+$82,389	$1,815
NAICS 517 Telecommunications NAICS 517	18	$41,543	$123,618	−$33,282	$1,039
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	18	$123,622	$429,144	+$272,244	$3,091
NAICS 814 Private households NAICS 814	15	$21,649	$49,565	−$107,335	$541
NAICS 323 Printing and related support activities NAICS 323	9	$19,776	$42,593	−$114,307	$494
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	6	$53,793	$169,216	+$12,316	$1,345
NAICS 999 Unclassified NAICS 999	4	$30,386	$82,088	−$74,812	$760
NAICS 926 Administration of economic programs NAICS 926	2	$79,866	$266,269	+$109,369	$1,997

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
Waiters and Waitresses SOC 35-3031	930	20	2%	$12.34	$25,680	$64,570	$642
Childcare Workers SOC 39-9011	300	0	0%	$12.58	$26,160	$66,357	$654
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	2,370	1,090	85%	$12.59	$26,190	$66,469	$655
Cashiers SOC 41-2011	1,780	90	5%	$12.91	$26,850	$68,925	$671
Retail Salespersons SOC 41-2031	2,390	140	6%	$16.46	$34,240	$96,433	$856
Janitors and Cleaners SOC 37-2011	740	120	19%	$16.81	$34,970	$99,151	$874
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,080	50	5%	$17.10	$35,560	$101,347	$889
Firefighters SOC 33-2011	230	50	28%	$17.71	$36,830	$106,074	$921
Tellers SOC 43-3071	180	0	0%	$18.01	$37,460	$108,419	$937
Office Clerks, General SOC 43-9061	1,170	150	15%	$18.84	$39,200	$114,896	$980
Construction Laborers SOC 47-2061	580	(50)	(8%)	$21.36	$44,430	$134,364	$1,111
Maintenance and Repair Workers, General SOC 49-9071	1,040	260	33%	$23.70	$49,300	$152,492	$1,233
Carpenters SOC 47-2031	170	60	55%	$24.57	$51,100	$159,192	$1,278
Paramedics SOC 29-2043 · prior-year code differs	100	(90)	(47%)	$25.62	$53,280	$167,307	$1,332
Elementary School Teachers, Except Special Education SOC 25-2021	890	200	29%	—	$53,370	$167,642	$1,334
Police and Sheriff's Patrol Officers SOC 33-3051	460	130	39%	$26.57	$55,270	$174,714	$1,382
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,870	760	68%	$26.89	$55,930	$177,171	$1,398
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	260	—	—	$27.20	$56,570	$179,553	$1,414
Electricians SOC 47-2111	520	280	117%	$29.38	$61,100	$196,415	$1,528
Registered Nurses SOC 29-1141	1,930	(30)	(2%)	$36.65	$76,220	$252,697	$1,906

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: 47053 · pulled from Full Housing Data Table.xlsx.