Virginia · GEOID 51031

Campbell County

2024 ACS 5-year estimates · population 55,312 · 25,533 housing units

Median household income

$66,165

State $99,933

Median home value

$211,600

State $421,251

Median gross rent

$891

State $1,592

Homeownership rate

74.9%

State 67.3%

Renter cost-burden rate

33.8%

≥30% of income

Owner cost-burden rate

17.3%

≥30% of income

Homeowner vacancy

2.0%

Of owner-occupied + for-sale units

Rental vacancy

4.2%

Of renter-occupied + for-rent units

Overall vacancy

12.9%

All housing units

Price-to-income ratio

3.20

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Campbell County	Virginia
Population	55,312	8,705,170
Population density (per sq. mi.)	109.91	—
Median household income	$66,165	$99,933
HUD Area Median Income (4-person, 100%)	$88,300	—
Households	22,240	—
Average household size	2.45 people	—
Owner-occupied	74.9%	67.3%
Renter-occupied	25.1%	32.7%
Race	77.3% White · 14.2% 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

Campbell County compared with Virginia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

26.1% hold a bachelor's degree or higher (state: 42.2%).

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	18.9%	$42,580	$1,065	$127,478
1 earner	28.4%	$67,150	$1,679	$218,936
2 earners	41.5%	$104,752	$2,619	$358,903
3+ earners	11.2%	$144,638	$3,616	$507,372

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

22,240

Average size: 2.45 people

Households with children

5,314

23.9% of households

Per-capita income

$34,966

Poverty rate: 9.9%

Section 2

Residential Market Analysis

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

Tenure

74.9% owner-occupied vs. state average 67.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 70.0% · Missing middle (2–19 units) 9.6%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

47.3% built before 1980 · Median structure age 1,982.00 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: $211,600.

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: $891.

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 3,293 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 10.1% · For rent 7.5% · Seasonal 4.7% · Other 68.0%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

27.3% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 72.7% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.6%

156 units of 25,533 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

8.8%

2,239 units of 25,533 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$52,932

100% MHI$66,165

120% MHI$79,398

County-wide median from ACS 5-year estimates. A household at 100% MHI in Campbell 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	$49,500	$56,550	$70,650
100% AMI	$61,810	$70,640	$88,300
120% AMI	$74,150	$84,750	$105,950

HUD FMR Area: Lynchburg, VA MSA. 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

33.8% of renter households spend ≥30% of income on rent (13.2% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

17.3% 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 Campbell County.

Covered employment

18,315

Across 19 sectors

Establishments

1,772

QCEW 2024

Avg annual pay (workforce)

$57,598

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	4,738	$89,528	$302,234	+$90,634	$2,238
NAICS 44-45 Retail trade NAICS 44-45	2,222	$30,945	$84,168	−$127,432	$774
NAICS 23 Construction NAICS 23	1,950	$62,611	$202,040	−$9,560	$1,565
NAICS 62 Health care and social assistance NAICS 62	1,686	$40,632	$120,227	−$91,373	$1,016
NAICS 61 Educational services NAICS 61	1,549	$42,462	$127,038	−$84,562	$1,062
NAICS 72 Accommodation and food services NAICS 72	1,306	$20,705	$46,052	−$165,548	$518
NAICS 42 Wholesale trade NAICS 42	783	$71,870	$236,505	+$24,905	$1,797
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	771	$41,144	$122,132	−$89,468	$1,029
NAICS 54 Professional, scientific, and technical services NAICS 54	589	$76,167	$252,500	+$40,900	$1,904
NAICS 48-49 Transportation and warehousing NAICS 48-49	579	$57,234	$182,025	−$29,575	$1,431
NAICS 92 Public administration NAICS 92	544	$51,140	$159,341	−$52,259	$1,279
NAICS 52 Finance and insurance NAICS 52	427	$68,956	$225,658	+$14,058	$1,724
NAICS 81 Other services (except public administration) NAICS 81	401	$36,232	$103,848	−$107,752	$906
NAICS 71 Arts, entertainment, and recreation NAICS 71	194	$16,597	$30,760	−$180,840	$415
NAICS 53 Real estate and rental and leasing NAICS 53	156	$59,091	$188,937	−$22,663	$1,477
NAICS 51 Information NAICS 51	137	$48,787	$150,582	−$61,018	$1,220
NAICS 22 Utilities NAICS 22	120	$94,328	$320,101	+$108,501	$2,358
NAICS 55 Management of companies and enterprises NAICS 55	102	$78,990	$263,008	+$51,408	$1,975
NAICS 99 Unclassified NAICS 99	61	$37,072	$106,975	−$104,625	$927

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 332 Fabricated metal product manufacturing NAICS 332	2,680	$107,903	$370,632	+$159,032	$2,698
NAICS 238 Specialty trade contractors NAICS 238	1,585	$61,677	$198,563	−$13,037	$1,542
NAICS 611 Educational services NAICS 611	1,549	$42,462	$127,038	−$84,562	$1,062
NAICS 722 Food services and drinking places NAICS 722	1,199	$20,692	$46,003	−$165,597	$517
NAICS 561 Administrative and support services NAICS 561	702	$42,005	$125,337	−$86,263	$1,050
NAICS 624 Social assistance NAICS 624	668	$30,418	$82,207	−$129,393	$760
NAICS 621 Ambulatory health care services NAICS 621	663	$51,244	$159,728	−$51,872	$1,281
NAICS 541 Professional, scientific, and technical services NAICS 541	589	$76,167	$252,500	+$40,900	$1,904
NAICS 455 General merchandise retailers NAICS 455	573	$25,533	$64,023	−$147,577	$638
NAICS 423 Merchant wholesalers, durable goods NAICS 423	477	$63,505	$205,368	−$6,232	$1,588
NAICS 484 Truck transportation NAICS 484	427	$59,128	$189,075	−$22,525	$1,478
NAICS 445 Food and beverage retailers NAICS 445	419	$21,269	$48,151	−$163,449	$532
NAICS 441 Motor vehicle and parts dealers NAICS 441	382	$43,549	$131,085	−$80,515	$1,089
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	335	$33,727	$94,524	−$117,076	$843
NAICS 922 Justice, public order, and safety activities NAICS 922	291	$55,915	$177,115	−$34,485	$1,398
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	289	$83,813	$280,961	+$69,361	$2,095
NAICS 524 Insurance carriers and related activities NAICS 524	256	$71,121	$233,717	+$22,117	$1,778
NAICS 457 Gasoline stations and fuel dealers NAICS 457	226	$27,677	$72,004	−$139,596	$692
NAICS 321 Wood product manufacturing NAICS 321	225	$67,149	$218,932	+$7,332	$1,679
NAICS 811 Repair and maintenance NAICS 811	203	$42,105	$125,710	−$85,890	$1,053
NAICS 236 Construction of buildings NAICS 236	198	$68,169	$222,729	+$11,129	$1,704
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	192	$16,489	$30,358	−$181,242	$412
NAICS 237 Heavy and civil engineering construction NAICS 237	167	$64,882	$210,493	−$1,107	$1,622
NAICS 522 Credit intermediation and related activities NAICS 522	149	$62,641	$202,152	−$9,448	$1,566
NAICS 921 Executive, legislative, and other general government support NAICS 921	132	$49,498	$153,229	−$58,371	$1,237
NAICS 221 Utilities NAICS 221	120	$94,328	$320,101	+$108,501	$2,358
NAICS 812 Personal and laundry services NAICS 812	112	$30,210	$81,432	−$130,168	$755
NAICS 721 Accommodation NAICS 721	108	$20,662	$45,891	−$165,709	$517
NAICS 456 Health and personal care retailers NAICS 456	104	$41,457	$123,298	−$88,302	$1,036
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	103	$75,182	$248,833	+$37,233	$1,880
NAICS 551 Management of companies and enterprises NAICS 551	102	$78,990	$263,008	+$51,408	$1,975
NAICS 926 Administration of economic programs NAICS 926	90	$39,391	$115,607	−$95,993	$985
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	88	$37,802	$109,692	−$101,908	$945
NAICS 113 Forestry and logging NAICS 113	78	$52,940	$166,041	−$45,559	$1,324
NAICS 562 Waste management and remediation services NAICS 562	68	$32,865	$91,315	−$120,285	$822
NAICS 491 Postal service NAICS 491	61	$65,262	$211,908	+$308	$1,632
NAICS 999 Unclassified NAICS 999	61	$37,072	$106,975	−$104,625	$927
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	53	$42,589	$127,511	−$84,089	$1,065
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	52	$34,682	$98,079	−$113,521	$867
NAICS 333 Machinery manufacturing NAICS 333	47	$56,928	$180,886	−$30,714	$1,423
NAICS 488 Support activities for transportation NAICS 488	47	$49,322	$152,574	−$59,026	$1,233
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	44	$25,775	$64,924	−$146,676	$644
NAICS 112 Animal production and aquaculture NAICS 112	42	$58,182	$185,554	−$26,046	$1,455
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	41	$22,756	$53,686	−$157,914	$569
NAICS 814 Private households NAICS 814	34	$23,369	$55,968	−$155,632	$584
NAICS 513 Publishing industries NAICS 513	21	$73,174	$241,359	+$29,759	$1,829
NAICS 924 Administration of environmental quality programs NAICS 924	18	$55,686	$176,263	−$35,337	$1,392
NAICS 425 Wholesale trade agents and brokers NAICS 425	17	$103,545	$354,410	+$142,810	$2,589
NAICS 923 Administration of human resource programs NAICS 923	10	$43,150	$129,599	−$82,001	$1,079
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	3	$1,371	$0	−$211,600	$34

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	3,280	(480)	(13%)	$14.11	$29,360	$78,268	$734
Cashiers SOC 41-2011	2,810	(200)	(7%)	$14.15	$29,430	$78,529	$736
Childcare Workers SOC 39-9011	280	(90)	(24%)	$14.97	$31,140	$84,894	$779
Retail Salespersons SOC 41-2031	2,950	(240)	(8%)	$16.09	$33,470	$93,567	$837
Janitors and Cleaners SOC 37-2011	1,590	(310)	(16%)	$16.52	$34,350	$96,843	$859
Construction Laborers SOC 47-2061	600	220	58%	$19.51	$40,570	$119,996	$1,014
Tellers SOC 43-3071	210	(330)	(61%)	$19.67	$40,910	$121,261	$1,023
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,300	(710)	(35%)	$19.97	$41,540	$123,606	$1,039
Waiters and Waitresses SOC 35-3031	1,410	(270)	(16%)	$20.01	$41,620	$123,904	$1,041
Office Clerks, General SOC 43-9061	1,440	(780)	(35%)	$20.61	$42,860	$128,520	$1,072
Firefighters SOC 33-2011	260	90	53%	$20.76	$43,170	$129,674	$1,079
Carpenters SOC 47-2031	480	(80)	(14%)	$24.39	$50,730	$157,815	$1,268
Maintenance and Repair Workers, General SOC 49-9071	880	(10)	(1%)	$25.00	$52,000	$162,542	$1,300
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,410	(100)	(7%)	$26.51	$55,150	$174,268	$1,379
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	330	—	—	$26.94	$56,020	$177,506	$1,401
Elementary School Teachers, Except Special Education SOC 25-2021	1,080	210	24%	—	$56,300	$178,548	$1,408
Police and Sheriff's Patrol Officers SOC 33-3051	430	10	2%	$28.17	$58,590	$187,072	$1,465
Electricians SOC 47-2111	380	140	58%	$28.97	$60,260	$193,289	$1,507
Registered Nurses SOC 29-1141	2,200	(50)	(2%)	$41.06	$85,400	$286,868	$2,135

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: 51031 · pulled from Full Housing Data Table.xlsx.