Texas · GEOID 48331

Milam County

2024 ACS 5-year estimates · population 25,567 · 11,641 housing units

Median household income

$66,141

State $80,443

Median home value

$189,800

State $291,649

Median gross rent

$984

State $1,408

Homeownership rate

76.9%

State 62.6%

Renter cost-burden rate

48.6%

≥30% of income

Owner cost-burden rate

17.4%

≥30% of income

Homeowner vacancy

0.6%

Of owner-occupied + for-sale units

Rental vacancy

3.8%

Of renter-occupied + for-rent units

Overall vacancy

12.8%

All housing units

Price-to-income ratio

2.87

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Milam County	Texas
Population	25,567	30,188,424
Population density (per sq. mi.)	25.16	—
Median household income	$66,141	$80,443
HUD Area Median Income (4-person, 100%)	$85,900	—
Households	10,152	—
Average household size	2.47 people	—
Owner-occupied	76.9%	62.6%
Renter-occupied	23.1%	37.4%
Race	69.1% White · 8.3% 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

Milam County compared with Texas.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

20.6% hold a bachelor's degree or higher (state: 33.8%).

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	15.7%	$50,500	$1,263	$156,959
1 earner	35.2%	$68,583	$1,715	$224,270
2 earners	39.4%	$106,481	$2,662	$365,339
3+ earners	9.7%	$164,500	$4,113	$581,305

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

10,152

Average size: 2.47 people

Households with children

2,891

28.5% of households

Per-capita income

$35,880

Poverty rate: 11.5%

Section 2

Residential Market Analysis

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

Tenure

76.9% owner-occupied vs. state average 62.6%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 75.6% · Missing middle (2–19 units) 6.1%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

45.2% built before 1980 · Median structure age 1,983.00 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: $189,800.

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: $984.

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 1,489 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 3.2% · For rent 6.2% · Seasonal 27.3% · Other 56.9%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

15.8% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 84.2% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

3.5%

407 units of 11,641 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

7.3%

847 units of 11,641 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$52,913

100% MHI$66,141

120% MHI$79,369

County-wide median from ACS 5-year estimates. A household at 100% MHI in Milam 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	$48,100	$55,000	$68,700
100% AMI	$60,130	$68,720	$85,900
120% AMI	$72,150	$82,450	$103,100

HUD FMR Area: Milam County, TX. 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

48.6% of renter households spend ≥30% of income on rent (21.2% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

17.4% 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 Milam County.

Covered employment

5,033

Across 19 sectors

Establishments

478

QCEW 2024

Avg annual pay (workforce)

$54,061

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 61 Educational services NAICS 61	878	$46,567	$142,319	−$47,481	$1,164
NAICS 23 Construction NAICS 23	871	$75,001	$248,160	+$58,360	$1,875
NAICS 44-45 Retail trade NAICS 44-45	774	$34,809	$98,551	−$91,249	$870
NAICS 72 Accommodation and food services NAICS 72	435	$20,358	$44,760	−$145,040	$509
NAICS 92 Public administration NAICS 92	322	$51,267	$159,814	−$29,986	$1,282
NAICS 51 Information NAICS 51	255	$99,658	$339,941	+$150,141	$2,491
NAICS 31-33 Manufacturing NAICS 31-33	254	$75,393	$249,619	+$59,819	$1,885
NAICS 42 Wholesale trade NAICS 42	252	$50,904	$158,462	−$31,338	$1,273
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	249	$54,824	$173,054	−$16,746	$1,371
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	199	$52,045	$162,710	−$27,090	$1,301
NAICS 52 Finance and insurance NAICS 52	178	$68,704	$224,720	+$34,920	$1,718
NAICS 81 Other services (except public administration) NAICS 81	110	$44,689	$135,328	−$54,472	$1,117
NAICS 48-49 Transportation and warehousing NAICS 48-49	79	$53,487	$168,077	−$21,723	$1,337
NAICS 53 Real estate and rental and leasing NAICS 53	57	$63,360	$204,828	+$15,028	$1,584
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	44	$67,199	$219,118	+$29,318	$1,680
NAICS 22 Utilities NAICS 22	32	$90,723	$306,682	+$116,882	$2,268
NAICS 71 Arts, entertainment, and recreation NAICS 71	26	$18,231	$36,842	−$152,958	$456
NAICS 99 Unclassified NAICS 99	10	$45,660	$138,943	−$50,857	$1,142
NAICS 62 Health care and social assistance NAICS 62	8	$50,003	$155,109	−$34,691	$1,250

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	878	$46,567	$142,319	−$47,481	$1,164
NAICS 236 Construction of buildings NAICS 236	687	$81,132	$270,981	+$81,181	$2,028
NAICS 722 Food services and drinking places NAICS 722	388	$20,596	$45,646	−$144,154	$515
NAICS 623 Nursing and residential care facilities NAICS 623	257	$40,889	$121,183	−$68,617	$1,022
NAICS 621 Ambulatory health care services NAICS 621	227	$50,365	$156,456	−$33,344	$1,259
NAICS 423 Merchant wholesalers, durable goods NAICS 423	209	$51,197	$159,553	−$30,247	$1,280
NAICS 921 Executive, legislative, and other general government support NAICS 921	170	$46,913	$143,607	−$46,193	$1,173
NAICS 445 Food and beverage retailers NAICS 445	157	$22,110	$51,281	−$138,519	$553
NAICS 112 Animal production and aquaculture NAICS 112	139	$44,118	$133,203	−$56,597	$1,103
NAICS 522 Credit intermediation and related activities NAICS 522	127	$67,842	$221,511	+$31,711	$1,696
NAICS 441 Motor vehicle and parts dealers NAICS 441	116	$58,648	$187,288	−$2,512	$1,466
NAICS 457 Gasoline stations and fuel dealers NAICS 457	116	$27,974	$73,109	−$116,691	$699
NAICS 922 Justice, public order, and safety activities NAICS 922	101	$56,541	$179,445	−$10,355	$1,414
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	96	$46,329	$141,433	−$48,367	$1,158
NAICS 332 Fabricated metal product manufacturing NAICS 332	86	$68,692	$224,675	+$34,875	$1,717
NAICS 811 Repair and maintenance NAICS 811	48	$51,951	$162,360	−$27,440	$1,299
NAICS 491 Postal service NAICS 491	47	$60,143	$192,853	+$3,053	$1,504
NAICS 721 Accommodation NAICS 721	47	$18,394	$37,449	−$152,351	$460
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	42	$40,426	$119,460	−$70,340	$1,011
NAICS 524 Insurance carriers and related activities NAICS 524	40	$59,965	$192,191	+$2,391	$1,499
NAICS 624 Social assistance NAICS 624	39	$27,338	$70,742	−$119,058	$683
NAICS 213 Support activities for mining NAICS 213	32	$75,320	$249,347	+$59,547	$1,883
NAICS 221 Utilities NAICS 221	32	$90,723	$306,682	+$116,882	$2,268
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	26	$18,824	$39,050	−$150,750	$471
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	26	$18,231	$36,842	−$152,958	$456
NAICS 484 Truck transportation NAICS 484	19	$53,167	$166,886	−$22,914	$1,329
NAICS 923 Administration of human resource programs NAICS 923	13	$60,946	$195,842	+$6,042	$1,524
NAICS 513 Publishing industries NAICS 513	13	$70,975	$233,174	+$43,374	$1,774
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	11	$33,031	$91,933	−$97,867	$826
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	11	$110,428	$380,031	+$190,231	$2,761
NAICS 999 Unclassified NAICS 999	10	$45,660	$138,943	−$50,857	$1,142
NAICS 924 Administration of environmental quality programs NAICS 924	9	$55,019	$173,780	−$16,020	$1,375

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
Childcare Workers SOC 39-9011	380	(390)	(51%)	$12.49	$25,980	$65,687	$650
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	7,490	1,600	27%	$12.53	$26,060	$65,985	$652
Cashiers SOC 41-2011	5,170	(1,380)	(21%)	$13.76	$28,620	$75,514	$716
Waiters and Waitresses SOC 35-3031	2,960	(260)	(8%)	$13.93	$28,970	$76,817	$724
Janitors and Cleaners SOC 37-2011	2,480	230	10%	$15.85	$32,970	$91,706	$824
Retail Salespersons SOC 41-2031	5,480	(850)	(13%)	$15.91	$33,080	$92,115	$827
Tellers SOC 43-3071	660	(700)	(51%)	$17.32	$36,030	$103,096	$901
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	2,040	(1,510)	(43%)	$17.57	$36,550	$105,032	$914
Office Clerks, General SOC 43-9061	3,880	—	—	$18.95	$39,420	$115,715	$986
Construction Laborers SOC 47-2061	3,500	140	4%	$19.81	$41,210	$122,378	$1,030
Maintenance and Repair Workers, General SOC 49-9071	2,820	550	24%	$21.51	$44,740	$135,518	$1,119
Firefighters SOC 33-2011	420	(100)	(19%)	$21.89	$45,540	$138,496	$1,139
Carpenters SOC 47-2031	490	(20)	(4%)	$22.32	$46,430	$141,809	$1,161
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	3,200	(850)	(21%)	$24.60	$51,170	$159,453	$1,279
Paramedics SOC 29-2043 · prior-year code differs	310	(410)	(57%)	$24.73	$51,430	$160,420	$1,286
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	900	450	100%	$25.86	$53,790	$169,205	$1,345
Electricians SOC 47-2111	1,140	220	24%	$26.52	$55,170	$174,342	$1,379
Elementary School Teachers, Except Special Education SOC 25-2021	1,820	(1,150)	(39%)	—	$56,950	$180,968	$1,424
Police and Sheriff's Patrol Officers SOC 33-3051	1,210	(120)	(9%)	$30.81	$64,090	$207,545	$1,602
Registered Nurses SOC 29-1141	3,150	40	1%	$43.03	$89,510	$302,167	$2,238

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: 48331 · pulled from Full Housing Data Table.xlsx.