Vermont · GEOID 50005

Caledonia County

2024 ACS 5-year estimates · population 30,475 · 16,164 housing units

Median household income

$69,970

State $82,074

Median home value

$227,900

State $318,810

Median gross rent

$920

State $1,287

Homeownership rate

79.2%

State 73.2%

Renter cost-burden rate

47.6%

≥30% of income

Owner cost-burden rate

21.6%

≥30% of income

Homeowner vacancy

0.8%

Of owner-occupied + for-sale units

Rental vacancy

3.5%

Of renter-occupied + for-rent units

Overall vacancy

19.0%

All housing units

Price-to-income ratio

3.26

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Caledonia County	Vermont
Population	30,475	647,106
Population density (per sq. mi.)	46.94	—
Median household income	$69,970	$82,074
HUD Area Median Income (4-person, 100%)	$96,600	—
Households	13,091	—
Average household size	2.26 people	—
Owner-occupied	79.2%	73.2%
Renter-occupied	20.8%	26.8%
Race	92.8% White · 0.8% 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

Caledonia County compared with Vermont.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

33.2% hold a bachelor's degree or higher (state: 43.8%).

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	18.8%	$43,713	$1,093	$131,695
1 earner	26.7%	$64,557	$1,614	$209,284
2 earners	45.4%	$113,588	$2,840	$391,794
3+ earners	9.0%	$147,602	$3,690	$518,405

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

13,091

Average size: 2.26 people

Households with children

3,263

24.9% of households

Per-capita income

$40,336

Poverty rate: 12.6%

Section 2

Residential Market Analysis

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

Tenure

79.2% owner-occupied vs. state average 73.2%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 76.1% · Missing middle (2–19 units) 14.1%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

59.5% built before 1980 · Median structure age 1,973.00 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: $227,900.

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: $920.

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 3,073 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 2.6% · For rent 3.2% · Seasonal 69.4% · Other 22.4%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

8.2% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 91.8% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

13.2%

2,133 units of 16,164 total

⚑ Above the 10% threshold — meaningful pressure on year-round residents from second-home / short-term-rental demand.

"Other vacant" share of all housing

4.3%

688 units of 16,164 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

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$55,976

100% MHI$69,970

120% MHI$83,964

County-wide median from ACS 5-year estimates. A household at 100% MHI in Caledonia 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	$58,650	$67,000	$83,750
100% AMI	$67,620	$77,280	$96,600
120% AMI	$81,150	$92,750	$115,900

HUD FMR Area: Caledonia County, VT. 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

47.6% of renter households spend ≥30% of income on rent (24.7% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

21.6% 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 Caledonia County.

Covered employment

8,990

Across 16 sectors

Establishments

1,054

QCEW 2024

Avg annual pay (workforce)

$55,853

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 62 Health care and social assistance NAICS 62	1,956	$65,729	$213,646	−$14,254	$1,643
NAICS 44-45 Retail trade NAICS 44-45	1,480	$40,837	$120,990	−$106,910	$1,021
NAICS 31-33 Manufacturing NAICS 31-33	1,164	$62,679	$202,293	−$25,607	$1,567
NAICS 72 Accommodation and food services NAICS 72	858	$24,175	$58,968	−$168,932	$604
NAICS 23 Construction NAICS 23	664	$61,350	$197,346	−$30,554	$1,534
NAICS 61 Educational services NAICS 61	581	$57,540	$183,164	−$44,736	$1,439
NAICS 92 Public administration NAICS 92	515	$67,191	$219,088	−$8,812	$1,680
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	455	$44,996	$136,471	−$91,429	$1,125
NAICS 54 Professional, scientific, and technical services NAICS 54	386	$81,170	$271,123	+$43,223	$2,029
NAICS 48-49 Transportation and warehousing NAICS 48-49	332	$56,594	$179,643	−$48,257	$1,415
NAICS 52 Finance and insurance NAICS 52	259	$88,151	$297,108	+$69,208	$2,204
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	112	$35,363	$100,614	−$127,286	$884
NAICS 53 Real estate and rental and leasing NAICS 53	104	$61,460	$197,755	−$30,145	$1,537
NAICS 71 Arts, entertainment, and recreation NAICS 71	97	$30,606	$82,906	−$144,994	$765
NAICS 55 Management of companies and enterprises NAICS 55	15	$198,200	$706,748	+$478,848	$4,955
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	12	$77,060	$255,824	+$27,924	$1,927

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 621 Ambulatory health care services NAICS 621	776	$60,187	$193,017	−$34,883	$1,505
NAICS 611 Educational services NAICS 611	581	$57,540	$183,164	−$44,736	$1,439
NAICS 561 Administrative and support services NAICS 561	420	$45,016	$136,545	−$91,355	$1,125
NAICS 445 Food and beverage retailers NAICS 445	405	$28,628	$75,544	−$152,356	$716
NAICS 238 Specialty trade contractors NAICS 238	395	$61,189	$196,747	−$31,153	$1,530
NAICS 541 Professional, scientific, and technical services NAICS 541	386	$81,170	$271,123	+$43,223	$2,029
NAICS 441 Motor vehicle and parts dealers NAICS 441	345	$62,952	$203,309	−$24,591	$1,574
NAICS 624 Social assistance NAICS 624	344	$38,153	$110,999	−$116,901	$954
NAICS 457 Gasoline stations and fuel dealers NAICS 457	228	$33,153	$92,387	−$135,513	$829
NAICS 332 Fabricated metal product manufacturing NAICS 332	226	$56,585	$179,609	−$48,291	$1,415
NAICS 922 Justice, public order, and safety activities NAICS 922	220	$86,885	$292,396	+$64,496	$2,172
NAICS 921 Executive, legislative, and other general government support NAICS 921	184	$45,106	$136,880	−$91,020	$1,128
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	160	$38,839	$113,552	−$114,348	$971
NAICS 522 Credit intermediation and related activities NAICS 522	153	$72,220	$237,808	+$9,908	$1,806
NAICS 311 Food manufacturing NAICS 311	146	$49,636	$153,743	−$74,157	$1,241
NAICS 236 Construction of buildings NAICS 236	141	$49,026	$151,472	−$76,428	$1,226
NAICS 237 Heavy and civil engineering construction NAICS 237	129	$74,838	$247,553	+$19,653	$1,871
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	123	$38,434	$112,045	−$115,855	$961
NAICS 333 Machinery manufacturing NAICS 333	116	$65,137	$211,443	−$16,457	$1,628
NAICS 423 Merchant wholesalers, durable goods NAICS 423	114	$67,944	$221,891	−$6,009	$1,699
NAICS 811 Repair and maintenance NAICS 811	110	$58,736	$187,616	−$40,284	$1,468
NAICS 456 Health and personal care retailers NAICS 456	104	$49,173	$152,019	−$75,881	$1,229
NAICS 337 Furniture and related product manufacturing NAICS 337	101	$46,610	$142,479	−$85,421	$1,165
NAICS 455 General merchandise retailers NAICS 455	84	$27,126	$69,953	−$157,947	$678
NAICS 524 Insurance carriers and related activities NAICS 524	82	$84,899	$285,003	+$57,103	$2,122
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	82	$21,616	$49,443	−$178,457	$540
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	77	$68,161	$222,699	−$5,201	$1,704
NAICS 491 Postal service NAICS 491	71	$60,425	$193,903	−$33,997	$1,511
NAICS 517 Telecommunications NAICS 517	64	$90,458	$305,696	+$77,796	$2,261
NAICS 484 Truck transportation NAICS 484	56	$62,951	$203,305	−$24,595	$1,574
NAICS 516 Broadcasting and content providers NAICS 516	55	$22,963	$54,457	−$173,443	$574
NAICS 112 Animal production and aquaculture NAICS 112	51	$34,163	$96,147	−$131,753	$854
NAICS 812 Personal and laundry services NAICS 812	45	$27,999	$73,202	−$154,698	$700
NAICS 513 Publishing industries NAICS 513	41	$98,914	$337,172	+$109,272	$2,473
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	38	$19,095	$40,059	−$187,841	$477
NAICS 325 Chemical manufacturing NAICS 325	35	$62,088	$200,093	−$27,807	$1,552
NAICS 562 Waste management and remediation services NAICS 562	35	$44,760	$135,592	−$92,308	$1,119
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	30	$66,552	$216,710	−$11,190	$1,664
NAICS 321 Wood product manufacturing NAICS 321	28	$43,804	$132,034	−$95,866	$1,095
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	19	$33,362	$93,165	−$134,735	$834
NAICS 551 Management of companies and enterprises NAICS 551	15	$198,200	$706,748	+$478,848	$4,955
NAICS 924 Administration of environmental quality programs NAICS 924	14	$67,288	$219,449	−$8,451	$1,682
NAICS 212 Mining (except oil and gas) NAICS 212	12	$77,060	$255,824	+$27,924	$1,927
NAICS 926 Administration of economic programs NAICS 926	3	$46,710	$142,851	−$85,049	$1,168
NAICS 928 National security and international affairs NAICS 928	2	$60,783	$195,235	−$32,665	$1,520

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
Cashiers SOC 41-2011	2,190	(350)	(14%)	$16.72	$34,770	$98,406	$869
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	1,850	520	39%	$17.75	$36,920	$106,409	$923
Tellers SOC 43-3071	310	0	0%	$20.16	$41,940	$125,095	$1,049
Retail Salespersons SOC 41-2031	2,340	590	34%	$20.50	$42,650	$127,738	$1,066
Janitors and Cleaners SOC 37-2011	1,510	370	32%	$20.61	$42,860	$128,520	$1,072
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	760	(60)	(7%)	$21.45	$44,610	$135,034	$1,115
Construction Laborers SOC 47-2061	510	40	9%	$23.59	$49,060	$151,598	$1,227
Office Clerks, General SOC 43-9061	1,460	1,090	295%	$23.81	$49,510	$153,274	$1,238
Maintenance and Repair Workers, General SOC 49-9071	800	140	21%	$26.61	$55,350	$175,012	$1,384
Paramedics SOC 29-2043 · prior-year code differs	90	(110)	(55%)	$27.68	$57,570	$183,276	$1,439
Waiters and Waitresses SOC 35-3031	1,240	(50)	(4%)	$28.57	$59,420	$190,162	$1,486
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,180	80	7%	$29.45	$61,250	$196,974	$1,531
Carpenters SOC 47-2031	1,210	400	49%	$29.56	$61,480	$197,830	$1,537
Elementary School Teachers, Except Special Education SOC 25-2021	1,300	160	14%	—	$65,150	$211,491	$1,629
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	260	170	189%	$32.51	$67,630	$220,722	$1,691
Police and Sheriff's Patrol Officers SOC 33-3051	320	(70)	(18%)	$34.07	$70,860	$232,745	$1,772
Electricians SOC 47-2111	460	190	70%	$34.11	$70,940	$233,043	$1,774
Registered Nurses SOC 29-1141	1,840	300	19%	$43.94	$91,390	$309,165	$2,285

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: 50005 · pulled from Full Housing Data Table.xlsx.