Tennessee · GEOID 47089

Jefferson County

2024 ACS 5-year estimates · population 56,864 · 25,632 housing units

Median household income

$66,114

State $71,186

Median home value

$229,300

State $297,751

Median gross rent

$904

State $1,211

Homeownership rate

75.8%

State 66.9%

Renter cost-burden rate

40.7%

≥30% of income

Owner cost-burden rate

14.2%

≥30% of income

Homeowner vacancy

0.6%

Of owner-occupied + for-sale units

Rental vacancy

3.7%

Of renter-occupied + for-rent units

Overall vacancy

14.9%

All housing units

Price-to-income ratio

3.47

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Jefferson County	Tennessee
Population	56,864	7,066,383
Population density (per sq. mi.)	206.66	—
Median household income	$66,114	$71,186
HUD Area Median Income (4-person, 100%)	$80,100	—
Households	21,817	—
Average household size	2.53 people	—
Owner-occupied	75.8%	66.9%
Renter-occupied	24.2%	33.1%
Race	90.6% White · 1.5% 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

Jefferson County compared with Tennessee.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

20.8% 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	17.3%	$47,469	$1,187	$145,676
1 earner	33.9%	$61,750	$1,544	$198,835
2 earners	39.3%	$98,352	$2,459	$335,080
3+ earners	9.4%	$121,576	$3,039	$421,528

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

21,817

Average size: 2.53 people

Households with children

5,209

23.9% of households

Per-capita income

$37,086

Poverty rate: 11.0%

Section 2

Residential Market Analysis

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

Tenure

75.8% owner-occupied vs. state average 66.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 69.6% · Missing middle (2–19 units) 7.3%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

33.2% built before 1980 · Median structure age 1,991.00 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: $229,300.

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: $904.

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 3,815 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 2.4% · For rent 5.5% · Seasonal 45.4% · Other 40.1%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

14.5% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 85.5% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

6.8%

1,731 units of 25,632 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

6.0%

1,529 units of 25,632 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$52,891

100% MHI$66,114

120% MHI$79,337

County-wide median from ACS 5-year estimates. A household at 100% MHI in Jefferson 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	$44,900	$51,300	$64,100
100% AMI	$56,070	$64,080	$80,100
120% AMI	$67,300	$76,900	$96,100

HUD FMR Area: Morristown, 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

40.7% of renter households spend ≥30% of income on rent (16.9% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

14.2% 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 Jefferson County.

Covered employment

10,866

Across 18 sectors

Establishments

987

QCEW 2024

Avg annual pay (workforce)

$53,187

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	2,084	$86,946	$292,623	+$63,323	$2,174
NAICS 44-45 Retail trade NAICS 44-45	1,809	$35,500	$101,124	−$128,176	$888
NAICS 48-49 Transportation and warehousing NAICS 48-49	1,629	$73,054	$240,912	+$11,612	$1,826
NAICS 72 Accommodation and food services NAICS 72	1,288	$21,582	$49,316	−$179,984	$540
NAICS 61 Educational services NAICS 61	1,108	$38,379	$111,840	−$117,460	$959
NAICS 92 Public administration NAICS 92	933	$49,099	$151,744	−$77,556	$1,227
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	438	$36,040	$103,134	−$126,166	$901
NAICS 81 Other services (except public administration) NAICS 81	392	$43,221	$129,864	−$99,436	$1,081
NAICS 54 Professional, scientific, and technical services NAICS 54	361	$51,594	$161,031	−$68,269	$1,290
NAICS 62 Health care and social assistance NAICS 62	236	$37,316	$107,883	−$121,417	$933
NAICS 52 Finance and insurance NAICS 52	215	$59,393	$190,061	−$39,239	$1,485
NAICS 71 Arts, entertainment, and recreation NAICS 71	108	$19,217	$40,513	−$188,787	$480
NAICS 53 Real estate and rental and leasing NAICS 53	73	$140,274	$491,128	+$261,828	$3,507
NAICS 23 Construction NAICS 23	68	$37,970	$110,318	−$118,982	$949
NAICS 51 Information NAICS 51	58	$80,432	$268,376	+$39,076	$2,011
NAICS 22 Utilities NAICS 22	48	$71,604	$235,515	+$6,215	$1,790
NAICS 55 Management of companies and enterprises NAICS 55	14	$87,476	$294,596	+$65,296	$2,187
NAICS 99 Unclassified NAICS 99	4	$56,682	$179,970	−$49,330	$1,417

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 484 Truck transportation NAICS 484	1,275	$80,571	$268,893	+$39,593	$2,014
NAICS 722 Food services and drinking places NAICS 722	1,149	$20,551	$45,478	−$183,822	$514
NAICS 611 Educational services NAICS 611	1,108	$38,379	$111,840	−$117,460	$959
NAICS 921 Executive, legislative, and other general government support NAICS 921	694	$36,615	$105,274	−$124,026	$915
NAICS 336 Transportation equipment manufacturing NAICS 336	624	$55,565	$175,812	−$53,488	$1,389
NAICS 621 Ambulatory health care services NAICS 621	622	$64,373	$208,599	−$20,701	$1,609
NAICS 623 Nursing and residential care facilities NAICS 623	560	$39,926	$117,599	−$111,701	$998
NAICS 445 Food and beverage retailers NAICS 445	467	$22,786	$53,798	−$175,502	$570
NAICS 455 General merchandise retailers NAICS 455	422	$32,191	$88,806	−$140,494	$805
NAICS 541 Professional, scientific, and technical services NAICS 541	361	$51,594	$161,031	−$68,269	$1,290
NAICS 238 Specialty trade contractors NAICS 238	282	$60,069	$192,578	−$36,722	$1,502
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	275	$45,445	$138,142	−$91,158	$1,136
NAICS 457 Gasoline stations and fuel dealers NAICS 457	222	$36,724	$105,680	−$123,620	$918
NAICS 441 Motor vehicle and parts dealers NAICS 441	178	$64,486	$209,019	−$20,281	$1,612
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	169	$44,654	$135,198	−$94,102	$1,116
NAICS 923 Administration of human resource programs NAICS 923	156	$84,923	$285,093	+$55,793	$2,123
NAICS 721 Accommodation NAICS 721	139	$30,109	$81,056	−$148,244	$753
NAICS 522 Credit intermediation and related activities NAICS 522	130	$55,786	$176,635	−$52,665	$1,395
NAICS 423 Merchant wholesalers, durable goods NAICS 423	122	$99,308	$338,639	+$109,339	$2,483
NAICS 236 Construction of buildings NAICS 236	121	$57,624	$183,477	−$45,823	$1,441
NAICS 624 Social assistance NAICS 624	117	$22,839	$53,995	−$175,305	$571
NAICS 812 Personal and laundry services NAICS 812	108	$29,109	$77,334	−$151,966	$728
NAICS 811 Repair and maintenance NAICS 811	106	$55,974	$177,335	−$51,965	$1,399
NAICS 485 Transit and ground passenger transportation NAICS 485	99	$26,597	$67,984	−$161,316	$665
NAICS 491 Postal service NAICS 491	97	$66,657	$217,100	−$12,200	$1,666
NAICS 456 Health and personal care retailers NAICS 456	95	$42,225	$126,156	−$103,144	$1,056
NAICS 337 Furniture and related product manufacturing NAICS 337	87	$43,180	$129,711	−$99,589	$1,080
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	72	$20,099	$43,796	−$185,504	$502
NAICS 237 Heavy and civil engineering construction NAICS 237	68	$37,970	$110,318	−$118,982	$949
NAICS 333 Machinery manufacturing NAICS 333	67	$54,614	$172,272	−$57,028	$1,365
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	60	$35,015	$99,318	−$129,982	$875
NAICS 524 Insurance carriers and related activities NAICS 524	60	$45,335	$137,733	−$91,567	$1,133
NAICS 922 Justice, public order, and safety activities NAICS 922	58	$79,984	$266,708	+$37,408	$2,000
NAICS 531 Real estate NAICS 531	55	$171,102	$605,880	+$376,580	$4,278
NAICS 221 Utilities NAICS 221	48	$71,604	$235,515	+$6,215	$1,790
NAICS 562 Waste management and remediation services NAICS 562	42	$30,916	$84,060	−$145,240	$773
NAICS 513 Publishing industries NAICS 513	31	$86,935	$292,582	+$63,282	$2,173
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	26	$107,583	$369,441	+$140,141	$2,690
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	18	$17,012	$32,305	−$196,995	$425
NAICS 488 Support activities for transportation NAICS 488	17	$78,932	$262,792	+$33,492	$1,973
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	15	$58,976	$188,509	−$40,791	$1,474
NAICS 551 Management of companies and enterprises NAICS 551	14	$87,476	$294,596	+$65,296	$2,187
NAICS 926 Administration of economic programs NAICS 926	12	$105,971	$363,441	+$134,141	$2,649
NAICS 924 Administration of environmental quality programs NAICS 924	9	$72,983	$240,648	+$11,348	$1,825
NAICS 814 Private households NAICS 814	8	$39,883	$117,439	−$111,861	$997
NAICS 928 National security and international affairs NAICS 928	5	$116,542	$402,789	+$173,489	$2,914
NAICS 999 Unclassified NAICS 999	4	$56,682	$179,970	−$49,330	$1,417

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	1,590	580	57%	$12.72	$26,460	$67,474	$662
Cashiers SOC 41-2011	1,100	(500)	(31%)	$13.25	$27,550	$71,531	$689
Childcare Workers SOC 39-9011	110	—	—	$13.25	$27,560	$71,568	$689
Waiters and Waitresses SOC 35-3031	630	0	0%	$13.87	$28,850	$76,370	$721
Janitors and Cleaners SOC 37-2011	410	(120)	(23%)	$16.38	$34,070	$95,801	$852
Retail Salespersons SOC 41-2031	1,190	(140)	(11%)	$16.81	$34,960	$99,113	$874
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	350	(340)	(49%)	$17.72	$36,860	$106,186	$922
Tellers SOC 43-3071	100	(40)	(29%)	$18.01	$37,450	$108,382	$936
Office Clerks, General SOC 43-9061	570	(200)	(26%)	$18.67	$38,840	$113,556	$971
Firefighters SOC 33-2011	120	—	—	$19.03	$39,570	$116,273	$989
Construction Laborers SOC 47-2061	520	210	68%	$20.35	$42,320	$126,510	$1,058
Maintenance and Repair Workers, General SOC 49-9071	710	300	73%	$23.89	$49,690	$153,944	$1,242
Police and Sheriff's Patrol Officers SOC 33-3051	310	(90)	(23%)	$24.28	$50,500	$156,959	$1,263
Carpenters SOC 47-2031	130	20	18%	$25.34	$52,710	$165,185	$1,318
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	70	20	40%	$25.74	$53,550	$168,312	$1,339
Electricians SOC 47-2111	180	100	125%	$29.46	$61,270	$197,048	$1,532
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,470	50	4%	$29.57	$61,500	$197,904	$1,538
Registered Nurses SOC 29-1141	710	—	—	$36.44	$75,800	$251,134	$1,895

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: 47089 · pulled from Full Housing Data Table.xlsx.