Texas · GEOID 48347

Nacogdoches County

2024 ACS 5-year estimates · population 65,162 · 29,156 housing units

Median household income

$53,555

State $80,443

Median home value

$169,200

State $291,649

Median gross rent

$965

State $1,408

Homeownership rate

59.3%

State 62.6%

Renter cost-burden rate

57.7%

≥30% of income

Owner cost-burden rate

14.1%

≥30% of income

Homeowner vacancy

0.9%

Of owner-occupied + for-sale units

Rental vacancy

6.8%

Of renter-occupied + for-rent units

Overall vacancy

13.2%

All housing units

Price-to-income ratio

3.16

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Nacogdoches County	Texas
Population	65,162	30,188,424
Population density (per sq. mi.)	68.86	—
Median household income	$53,555	$80,443
HUD Area Median Income (4-person, 100%)	$64,100	—
Households	25,302	—
Average household size	2.38 people	—
Owner-occupied	59.3%	62.6%
Renter-occupied	40.7%	37.4%
Race	62.0% White · 16.7% 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

Nacogdoches County compared with Texas.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

28.2% 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	15.6%	$41,114	$1,028	$122,021
1 earner	35.1%	$50,984	$1,275	$158,760
2 earners	39.4%	$93,538	$2,338	$317,161
3+ earners	9.9%	$120,536	$3,013	$417,656

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

25,302

Average size: 2.38 people

Households with children

6,659

26.3% of households

Per-capita income

$29,987

Poverty rate: 21.3%

Section 2

Residential Market Analysis

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

Tenure

59.3% owner-occupied vs. state average 62.6%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 57.9% · Missing middle (2–19 units) 14.8%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

39.7% built before 1980 · Median structure age 1,985.00 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: $169,200.

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: $965.

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 3,854 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 3.4% · For rent 20.0% · Seasonal 17.6% · Other 52.2%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

30.2% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 69.8% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

2.3%

680 units of 29,156 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

6.9%

2,011 units of 29,156 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$42,844

100% MHI$53,555

120% MHI$64,266

County-wide median from ACS 5-year estimates. A household at 100% MHI in Nacogdoches 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	$46,900	$53,600	$66,950
100% AMI	$44,870	$51,280	$64,100
120% AMI	$53,850	$61,550	$76,900

HUD FMR Area: Nacogdoches 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

57.7% of renter households spend ≥30% of income on rent (34.4% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

14.1% 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 Nacogdoches County.

Covered employment

18,253

Across 21 sectors

Establishments

1,425

QCEW 2024

Avg annual pay (workforce)

$46,813

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	3,241	$54,975	$173,616	+$4,416	$1,374
NAICS 72 Accommodation and food services NAICS 72	2,999	$16,277	$29,569	−$139,631	$407
NAICS 62 Health care and social assistance NAICS 62	2,847	$54,073	$170,259	+$1,059	$1,352
NAICS 44-45 Retail trade NAICS 44-45	2,644	$36,662	$105,449	−$63,751	$917
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	967	$36,987	$106,659	−$62,541	$925
NAICS 23 Construction NAICS 23	920	$58,718	$187,549	+$18,349	$1,468
NAICS 52 Finance and insurance NAICS 52	655	$79,386	$264,482	+$95,282	$1,985
NAICS 81 Other services (except public administration) NAICS 81	620	$37,465	$108,438	−$60,762	$937
NAICS 92 Public administration NAICS 92	614	$65,468	$212,675	+$43,475	$1,637
NAICS 42 Wholesale trade NAICS 42	573	$65,719	$213,609	+$44,409	$1,643
NAICS 54 Professional, scientific, and technical services NAICS 54	440	$70,474	$231,309	+$62,109	$1,762
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	391	$52,645	$164,943	−$4,257	$1,316
NAICS 53 Real estate and rental and leasing NAICS 53	290	$40,874	$121,127	−$48,073	$1,022
NAICS 48-49 Transportation and warehousing NAICS 48-49	242	$66,820	$217,707	+$48,507	$1,671
NAICS 71 Arts, entertainment, and recreation NAICS 71	194	$17,040	$32,409	−$136,791	$426
NAICS 51 Information NAICS 51	193	$71,152	$233,832	+$64,632	$1,779
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	154	$85,477	$287,155	+$117,955	$2,137
NAICS 22 Utilities NAICS 22	149	$126,735	$440,731	+$271,531	$3,168
NAICS 61 Educational services NAICS 61	88	$23,086	$54,914	−$114,286	$577
NAICS 55 Management of companies and enterprises NAICS 55	20	$126,509	$439,890	+$270,690	$3,163
NAICS 99 Unclassified NAICS 99	12	$40,134	$118,373	−$50,827	$1,003

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	2,683	$15,477	$26,591	−$142,609	$387
NAICS 621 Ambulatory health care services NAICS 621	1,358	$59,298	$189,708	+$20,508	$1,482
NAICS 311 Food manufacturing NAICS 311	914	$45,667	$138,969	−$30,231	$1,142
NAICS 455 General merchandise retailers NAICS 455	743	$28,270	$74,211	−$94,989	$707
NAICS 321 Wood product manufacturing NAICS 321	576	$51,179	$159,486	−$9,714	$1,279
NAICS 623 Nursing and residential care facilities NAICS 623	501	$35,105	$99,653	−$69,547	$878
NAICS 441 Motor vehicle and parts dealers NAICS 441	447	$55,963	$177,294	+$8,094	$1,399
NAICS 541 Professional, scientific, and technical services NAICS 541	440	$70,474	$231,309	+$62,109	$1,762
NAICS 811 Repair and maintenance NAICS 811	426	$41,619	$123,901	−$45,299	$1,040
NAICS 522 Credit intermediation and related activities NAICS 522	422	$68,909	$225,483	+$56,283	$1,723
NAICS 332 Fabricated metal product manufacturing NAICS 332	383	$69,838	$228,941	+$59,741	$1,746
NAICS 238 Specialty trade contractors NAICS 238	379	$48,715	$150,314	−$18,886	$1,218
NAICS 445 Food and beverage retailers NAICS 445	379	$28,490	$75,030	−$94,170	$712
NAICS 922 Justice, public order, and safety activities NAICS 922	358	$68,517	$224,024	+$54,824	$1,713
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	336	$42,185	$126,007	−$43,193	$1,055
NAICS 423 Merchant wholesalers, durable goods NAICS 423	335	$65,017	$210,996	+$41,796	$1,625
NAICS 237 Heavy and civil engineering construction NAICS 237	332	$65,870	$214,171	+$44,971	$1,647
NAICS 721 Accommodation NAICS 721	316	$23,066	$54,840	−$114,360	$577
NAICS 112 Animal production and aquaculture NAICS 112	311	$53,692	$168,840	−$360	$1,342
NAICS 336 Transportation equipment manufacturing NAICS 336	221	$47,916	$147,340	−$21,860	$1,198
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	220	$63,000	$203,488	+$34,288	$1,575
NAICS 236 Construction of buildings NAICS 236	210	$65,183	$211,614	+$42,414	$1,630
NAICS 531 Real estate NAICS 531	206	$39,134	$114,651	−$54,549	$978
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	193	$35,816	$102,300	−$66,900	$895
NAICS 457 Gasoline stations and fuel dealers NAICS 457	184	$25,035	$62,169	−$107,031	$626
NAICS 524 Insurance carriers and related activities NAICS 524	165	$73,560	$242,796	+$73,596	$1,839
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	153	$60,302	$193,445	+$24,245	$1,508
NAICS 221 Utilities NAICS 221	149	$126,735	$440,731	+$271,531	$3,168
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	148	$19,625	$42,031	−$127,169	$491
NAICS 323 Printing and related support activities NAICS 323	144	$44,562	$134,855	−$34,345	$1,114
NAICS 213 Support activities for mining NAICS 213	135	$77,179	$256,267	+$87,067	$1,929
NAICS 456 Health and personal care retailers NAICS 456	116	$51,144	$159,356	−$9,844	$1,279
NAICS 812 Personal and laundry services NAICS 812	113	$26,545	$67,790	−$101,410	$664
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	100	$55,852	$176,881	+$7,681	$1,396
NAICS 921 Executive, legislative, and other general government support NAICS 921	97	$51,897	$162,159	−$7,041	$1,297
NAICS 491 Postal service NAICS 491	89	$65,257	$211,889	+$42,689	$1,631
NAICS 611 Educational services NAICS 611	88	$23,086	$54,914	−$114,286	$577
NAICS 532 Rental and leasing services NAICS 532	84	$45,142	$137,014	−$32,186	$1,129
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	73	$31,531	$86,350	−$82,850	$788
NAICS 484 Truck transportation NAICS 484	69	$57,406	$182,665	+$13,465	$1,435
NAICS 517 Telecommunications NAICS 517	67	$90,405	$305,499	+$136,299	$2,260
NAICS 923 Administration of human resource programs NAICS 923	61	$67,756	$221,191	+$51,991	$1,694
NAICS 113 Forestry and logging NAICS 113	55	$51,695	$161,407	−$7,793	$1,292
NAICS 924 Administration of environmental quality programs NAICS 924	52	$69,685	$228,372	+$59,172	$1,742
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	38	$30,098	$81,015	−$88,185	$752
NAICS 486 Pipeline transportation NAICS 486	30	$106,904	$366,913	+$197,713	$2,673
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	21	$56,213	$178,224	+$9,024	$1,405
NAICS 551 Management of companies and enterprises NAICS 551	20	$126,509	$439,890	+$270,690	$3,163
NAICS 211 Oil and gas extraction NAICS 211	19	$144,439	$506,631	+$337,431	$3,611
NAICS 926 Administration of economic programs NAICS 926	18	$91,012	$307,758	+$138,558	$2,275
NAICS 425 Wholesale trade agents and brokers NAICS 425	18	$111,999	$385,879	+$216,679	$2,800
NAICS 492 Couriers and messengers NAICS 492	13	$72,479	$238,772	+$69,572	$1,812
NAICS 999 Unclassified NAICS 999	12	$40,134	$118,373	−$50,827	$1,003
NAICS 814 Private households NAICS 814	8	$24,649	$60,732	−$108,468	$616
NAICS 928 National security and international affairs NAICS 928	4	$91,877	$310,978	+$141,778	$2,297

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	300	(240)	(44%)	$12.01	$24,980	$61,965	$625
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	5,090	950	23%	$12.38	$25,750	$64,831	$644
Waiters and Waitresses SOC 35-3031	1,400	(100)	(7%)	$13.20	$27,450	$71,159	$686
Cashiers SOC 41-2011	2,820	(130)	(4%)	$13.71	$28,510	$75,104	$713
Janitors and Cleaners SOC 37-2011	1,810	150	9%	$15.73	$32,710	$90,738	$818
Retail Salespersons SOC 41-2031	2,940	(190)	(6%)	$15.92	$33,110	$92,227	$828
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,290	(880)	(41%)	$16.92	$35,200	$100,007	$880
Tellers SOC 43-3071	450	(370)	(45%)	$17.46	$36,310	$104,139	$908
Office Clerks, General SOC 43-9061	2,310	(1,160)	(33%)	$18.25	$37,950	$110,243	$949
Construction Laborers SOC 47-2061	1,360	480	55%	$19.39	$40,340	$119,140	$1,009
Firefighters SOC 33-2011	160	(190)	(54%)	$20.88	$43,430	$130,642	$1,086
Paramedics SOC 29-2043 · prior-year code differs	120	(70)	(37%)	$22.60	$47,000	$143,930	$1,175
Carpenters SOC 47-2031	170	—	—	$22.74	$47,310	$145,084	$1,183
Maintenance and Repair Workers, General SOC 49-9071	1,430	240	20%	$23.45	$48,770	$150,519	$1,219
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	320	—	—	$24.83	$51,640	$161,202	$1,291
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	2,170	(490)	(18%)	$25.57	$53,190	$166,972	$1,330
Electricians SOC 47-2111	490	90	23%	$26.85	$55,850	$176,873	$1,396
Elementary School Teachers, Except Special Education SOC 25-2021	920	(1,090)	(54%)	—	$57,420	$182,717	$1,436
Police and Sheriff's Patrol Officers SOC 33-3051	700	(100)	(13%)	$29.65	$61,670	$198,537	$1,542
Registered Nurses SOC 29-1141	1,980	30	2%	$40.45	$84,130	$282,141	$2,103

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: 48347 · pulled from Full Housing Data Table.xlsx.