Texas · GEOID 48459

Upshur County

2024 ACS 5-year estimates · population 42,567 · 17,519 housing units

Median household income

$66,208

State $80,443

Median home value

$167,800

State $291,649

Median gross rent

$995

State $1,408

Homeownership rate

80.7%

State 62.6%

Renter cost-burden rate

41.9%

≥30% of income

Owner cost-burden rate

15.7%

≥30% of income

Homeowner vacancy

0.4%

Of owner-occupied + for-sale units

Rental vacancy

7.5%

Of renter-occupied + for-rent units

Overall vacancy

11.1%

All housing units

Price-to-income ratio

2.53

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Upshur County	Texas
Population	42,567	30,188,424
Population density (per sq. mi.)	73.02	—
Median household income	$66,208	$80,443
HUD Area Median Income (4-person, 100%)	$80,600	—
Households	15,583	—
Average household size	2.70 people	—
Owner-occupied	80.7%	62.6%
Renter-occupied	19.3%	37.4%
Race	79.3% White · 7.2% 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

Upshur County compared with Texas.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

18.2% 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	17.7%	$40,963	$1,024	$121,459
1 earner	29.5%	$66,665	$1,667	$217,130
2 earners	45.0%	$98,662	$2,467	$336,234
3+ earners	7.9%	$139,028	$3,476	$486,490

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

15,583

Average size: 2.70 people

Households with children

4,503

28.9% of households

Per-capita income

$33,097

Poverty rate: 11.7%

Section 2

Residential Market Analysis

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

Tenure

80.7% owner-occupied vs. state average 62.6%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 73.3% · Missing middle (2–19 units) 5.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

37.7% built before 1980 · Median structure age 1,989.00 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: $167,800.

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: $995.

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 1,936 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 2.5% · For rent 12.7% · Seasonal 14.7% · Other 67.6%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

17.8% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 82.2% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.6%

284 units of 17,519 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

7.5%

1,308 units of 17,519 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$52,966

100% MHI$66,208

120% MHI$79,450

County-wide median from ACS 5-year estimates. A household at 100% MHI in Upshur 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	$56,420	$64,480	$80,600
120% AMI	$67,700	$77,400	$96,700

HUD FMR Area: Longview, TX 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

41.9% of renter households spend ≥30% of income on rent (18.4% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

15.7% 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 Upshur County.

Covered employment

6,046

Across 19 sectors

Establishments

558

QCEW 2024

Avg annual pay (workforce)

$49,981

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 23 Construction NAICS 23	850	$66,929	$218,113	+$50,313	$1,673
NAICS 62 Health care and social assistance NAICS 62	847	$40,482	$119,668	−$48,132	$1,012
NAICS 44-45 Retail trade NAICS 44-45	845	$31,381	$85,791	−$82,009	$785
NAICS 72 Accommodation and food services NAICS 72	805	$20,097	$43,788	−$124,012	$502
NAICS 31-33 Manufacturing NAICS 31-33	555	$62,250	$200,696	+$32,896	$1,556
NAICS 48-49 Transportation and warehousing NAICS 48-49	350	$78,321	$260,518	+$92,718	$1,958
NAICS 92 Public administration NAICS 92	296	$47,504	$145,807	−$21,993	$1,188
NAICS 52 Finance and insurance NAICS 52	296	$70,312	$230,706	+$62,906	$1,758
NAICS 51 Information NAICS 51	289	$54,767	$172,842	+$5,042	$1,369
NAICS 42 Wholesale trade NAICS 42	228	$55,048	$173,888	+$6,088	$1,376
NAICS 54 Professional, scientific, and technical services NAICS 54	211	$70,417	$231,096	+$63,296	$1,760
NAICS 81 Other services (except public administration) NAICS 81	160	$36,692	$105,561	−$62,239	$917
NAICS 22 Utilities NAICS 22	154	$94,926	$322,327	+$154,527	$2,373
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	40	$33,065	$92,060	−$75,740	$827
NAICS 71 Arts, entertainment, and recreation NAICS 71	40	$26,476	$67,533	−$100,267	$662
NAICS 61 Educational services NAICS 61	33	$23,913	$57,993	−$109,807	$598
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	29	$119,053	$412,136	+$244,336	$2,976
NAICS 53 Real estate and rental and leasing NAICS 53	17	$64,182	$207,888	+$40,088	$1,605
NAICS 99 Unclassified NAICS 99	1	$39,280	$115,194	−$52,606	$982

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 722 Food services and drinking places NAICS 722	745	$19,844	$42,847	−$124,953	$496
NAICS 238 Specialty trade contractors NAICS 238	599	$63,513	$205,397	+$37,597	$1,588
NAICS 623 Nursing and residential care facilities NAICS 623	484	$40,884	$121,165	−$46,635	$1,022
NAICS 455 General merchandise retailers NAICS 455	330	$31,281	$85,419	−$82,381	$782
NAICS 484 Truck transportation NAICS 484	288	$79,457	$264,746	+$96,946	$1,986
NAICS 621 Ambulatory health care services NAICS 621	281	$43,789	$131,978	−$35,822	$1,095
NAICS 522 Credit intermediation and related activities NAICS 522	224	$69,975	$229,451	+$61,651	$1,749
NAICS 541 Professional, scientific, and technical services NAICS 541	211	$70,417	$231,096	+$63,296	$1,760
NAICS 237 Heavy and civil engineering construction NAICS 237	202	$81,741	$273,248	+$105,448	$2,044
NAICS 423 Merchant wholesalers, durable goods NAICS 423	188	$56,343	$178,708	+$10,908	$1,409
NAICS 221 Utilities NAICS 221	154	$94,926	$322,327	+$154,527	$2,373
NAICS 457 Gasoline stations and fuel dealers NAICS 457	140	$24,715	$60,978	−$106,822	$618
NAICS 445 Food and beverage retailers NAICS 445	136	$23,733	$57,323	−$110,477	$593
NAICS 922 Justice, public order, and safety activities NAICS 922	131	$47,423	$145,505	−$22,295	$1,186
NAICS 333 Machinery manufacturing NAICS 333	123	$77,249	$256,527	+$88,727	$1,931
NAICS 921 Executive, legislative, and other general government support NAICS 921	111	$40,093	$118,220	−$49,580	$1,002
NAICS 441 Motor vehicle and parts dealers NAICS 441	87	$50,416	$156,646	−$11,154	$1,260
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	86	$32,582	$90,262	−$77,538	$815
NAICS 624 Social assistance NAICS 624	82	$26,778	$68,657	−$99,143	$669
NAICS 524 Insurance carriers and related activities NAICS 524	64	$50,432	$156,706	−$11,094	$1,261
NAICS 321 Wood product manufacturing NAICS 321	63	$55,181	$174,383	+$6,583	$1,380
NAICS 721 Accommodation NAICS 721	60	$23,237	$55,477	−$112,323	$581
NAICS 811 Repair and maintenance NAICS 811	59	$49,112	$151,792	−$16,008	$1,228
NAICS 491 Postal service NAICS 491	56	$74,651	$246,857	+$79,057	$1,866
NAICS 236 Construction of buildings NAICS 236	49	$47,622	$146,246	−$21,554	$1,191
NAICS 325 Chemical manufacturing NAICS 325	44	$54,731	$172,708	+$4,908	$1,368
NAICS 332 Fabricated metal product manufacturing NAICS 332	41	$38,434	$112,045	−$55,755	$961
NAICS 812 Personal and laundry services NAICS 812	39	$30,913	$84,049	−$83,751	$773
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	38	$26,881	$69,041	−$98,759	$672
NAICS 611 Educational services NAICS 611	33	$23,913	$57,993	−$109,807	$598
NAICS 337 Furniture and related product manufacturing NAICS 337	30	$34,598	$97,766	−$70,034	$865
NAICS 112 Animal production and aquaculture NAICS 112	28	$31,931	$87,839	−$79,961	$798
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	21	$20,282	$44,477	−$123,323	$507
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	8	$238,783	$857,812	+$690,012	$5,970
NAICS 531 Real estate NAICS 531	7	$31,115	$84,801	−$82,999	$778
NAICS 926 Administration of economic programs NAICS 926	6	$33,768	$94,676	−$73,124	$844
NAICS 999 Unclassified NAICS 999	1	$39,280	$115,194	−$52,606	$982

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	(20)	(6%)	$12.33	$25,640	$64,421	$641
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	4,220	1,660	65%	$12.65	$26,310	$66,915	$658
Waiters and Waitresses SOC 35-3031	1,430	(150)	(9%)	$13.33	$27,720	$72,164	$693
Cashiers SOC 41-2011	2,530	400	19%	$13.38	$27,830	$72,573	$696
Janitors and Cleaners SOC 37-2011	1,610	480	42%	$14.94	$31,080	$84,671	$777
Retail Salespersons SOC 41-2031	3,110	(320)	(9%)	$15.46	$32,160	$88,691	$804
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,050	(10)	(1%)	$16.58	$34,490	$97,364	$862
Tellers SOC 43-3071	350	(230)	(40%)	$17.62	$36,660	$105,441	$917
Office Clerks, General SOC 43-9061	1,970	(1,010)	(34%)	$19.02	$39,560	$116,236	$989
Construction Laborers SOC 47-2061	1,610	780	94%	$19.68	$40,940	$121,373	$1,024
Paramedics SOC 29-2043 · prior-year code differs	100	60	150%	$23.24	$48,340	$148,918	$1,209
Firefighters SOC 33-2011	270	(10)	(4%)	$23.52	$48,920	$151,077	$1,223
Carpenters SOC 47-2031	370	—	—	$23.56	$49,000	$151,375	$1,225
Maintenance and Repair Workers, General SOC 49-9071	1,420	500	54%	$24.50	$50,960	$158,671	$1,274
Electricians SOC 47-2111	630	170	37%	$25.27	$52,560	$164,627	$1,314
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	420	(340)	(45%)	$26.52	$55,170	$174,342	$1,379
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	2,290	(480)	(17%)	$26.89	$55,940	$177,208	$1,399
Elementary School Teachers, Except Special Education SOC 25-2021	1,200	50	4%	—	$57,900	$184,504	$1,448
Police and Sheriff's Patrol Officers SOC 33-3051	590	90	18%	$33.45	$69,570	$227,944	$1,739
Registered Nurses SOC 29-1141	2,480	390	19%	$40.81	$84,880	$284,933	$2,122

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: 48459 · pulled from Full Housing Data Table.xlsx.