Virginia · GEOID 51121

Montgomery County

2024 ACS 5-year estimates · population 99,101 · 42,794 housing units

Median household income

$72,715

State $99,933

Median home value

$304,600

State $421,251

Median gross rent

$1,240

State $1,592

Homeownership rate

55.3%

State 67.3%

Renter cost-burden rate

52.2%

≥30% of income

Owner cost-burden rate

14.8%

≥30% of income

Homeowner vacancy

0.9%

Of owner-occupied + for-sale units

Rental vacancy

4.8%

Of renter-occupied + for-rent units

Overall vacancy

13.6%

All housing units

Price-to-income ratio

4.19

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Montgomery County	Virginia
Population	99,101	8,705,170
Population density (per sq. mi.)	256.18	—
Median household income	$72,715	$99,933
HUD Area Median Income (4-person, 100%)	$119,600	—
Households	36,961	—
Average household size	2.39 people	—
Owner-occupied	55.3%	67.3%
Renter-occupied	44.7%	32.7%
Race	81.8% White · 3.9% 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

Montgomery County compared with Virginia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

48.8% 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	15.0%	$66,836	$1,671	$217,767
1 earner	30.9%	$74,778	$1,869	$247,330
2 earners	45.0%	$137,667	$3,442	$481,424
3+ earners	9.2%	$140,290	$3,507	$491,187

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

36,961

Average size: 2.39 people

Households with children

8,096

21.9% of households

Per-capita income

$38,426

Poverty rate: 30.1%

Section 2

Residential Market Analysis

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

Tenure

55.3% owner-occupied vs. state average 67.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 60.8% · Missing middle (2–19 units) 24.4%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

37.8% built before 1980 · Median structure age 1,986.00 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: $304,600.

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: $1,240.

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 5,833 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 15.7% · Seasonal 11.2% · Other 37.9%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

50.9% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 49.1% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.5%

654 units of 42,794 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

5.2%

2,209 units of 42,794 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$58,172

100% MHI$72,715

120% MHI$87,258

County-wide median from ACS 5-year estimates. A household at 100% MHI in Montgomery 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	$67,000	$76,600	$95,700
100% AMI	$83,720	$95,680	$119,600
120% AMI	$100,450	$114,800	$143,500

HUD FMR Area: Blacksburg-Christiansburg-Radford, VA 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

52.2% of renter households spend ≥30% of income on rent (34.2% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

14.8% 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 Montgomery County.

Covered employment

43,201

Across 21 sectors

Establishments

2,611

QCEW 2024

Avg annual pay (workforce)

$60,812

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	12,039	$79,150	$263,604	−$40,996	$1,979
NAICS 62 Health care and social assistance NAICS 62	5,655	$55,037	$173,847	−$130,753	$1,376
NAICS 31-33 Manufacturing NAICS 31-33	5,019	$67,796	$221,340	−$83,260	$1,695
NAICS 72 Accommodation and food services NAICS 72	4,417	$23,546	$56,627	−$247,973	$589
NAICS 44-45 Retail trade NAICS 44-45	4,374	$34,418	$97,096	−$207,504	$860
NAICS 54 Professional, scientific, and technical services NAICS 54	2,530	$113,012	$389,649	+$85,049	$2,825
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	1,854	$44,479	$134,546	−$170,054	$1,112
NAICS 23 Construction NAICS 23	1,330	$61,984	$199,706	−$104,894	$1,550
NAICS 81 Other services (except public administration) NAICS 81	979	$46,374	$141,600	−$163,000	$1,159
NAICS 48-49 Transportation and warehousing NAICS 48-49	938	$44,137	$133,273	−$171,327	$1,103
NAICS 92 Public administration NAICS 92	906	$65,235	$211,807	−$92,793	$1,631
NAICS 71 Arts, entertainment, and recreation NAICS 71	833	$20,498	$45,281	−$259,319	$512
NAICS 53 Real estate and rental and leasing NAICS 53	700	$51,382	$160,242	−$144,358	$1,285
NAICS 52 Finance and insurance NAICS 52	516	$81,937	$273,978	−$30,622	$2,048
NAICS 42 Wholesale trade NAICS 42	387	$65,308	$212,079	−$92,521	$1,633
NAICS 55 Management of companies and enterprises NAICS 55	221	$94,679	$321,408	+$16,808	$2,367
NAICS 51 Information NAICS 51	208	$64,397	$208,688	−$95,912	$1,610
NAICS 22 Utilities NAICS 22	112	$62,038	$199,907	−$104,693	$1,551
NAICS 99 Unclassified NAICS 99	76	$41,193	$122,315	−$182,285	$1,030
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	59	$35,571	$101,388	−$203,212	$889
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	48	$90,941	$307,494	+$2,894	$2,274

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	12,039	$79,150	$263,604	−$40,996	$1,979
NAICS 722 Food services and drinking places NAICS 722	3,850	$22,866	$54,096	−$250,504	$572
NAICS 541 Professional, scientific, and technical services NAICS 541	2,530	$113,012	$389,649	+$85,049	$2,825
NAICS 621 Ambulatory health care services NAICS 621	1,559	$72,072	$237,257	−$67,343	$1,802
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	1,170	$63,801	$206,469	−$98,131	$1,595
NAICS 445 Food and beverage retailers NAICS 445	900	$26,686	$68,315	−$236,285	$667
NAICS 455 General merchandise retailers NAICS 455	885	$26,002	$65,769	−$238,831	$650
NAICS 624 Social assistance NAICS 624	839	$49,536	$153,370	−$151,230	$1,238
NAICS 441 Motor vehicle and parts dealers NAICS 441	772	$61,815	$199,077	−$105,523	$1,545
NAICS 623 Nursing and residential care facilities NAICS 623	740	$42,091	$125,657	−$178,943	$1,052
NAICS 238 Specialty trade contractors NAICS 238	698	$55,970	$177,320	−$127,280	$1,399
NAICS 531 Real estate NAICS 531	587	$53,085	$166,581	−$138,019	$1,327
NAICS 721 Accommodation NAICS 721	567	$28,163	$73,813	−$230,787	$704
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	526	$25,252	$62,977	−$241,623	$631
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	437	$36,460	$104,697	−$199,903	$912
NAICS 922 Justice, public order, and safety activities NAICS 922	421	$68,249	$223,026	−$81,574	$1,706
NAICS 236 Construction of buildings NAICS 236	402	$67,212	$219,166	−$85,434	$1,680
NAICS 492 Couriers and messengers NAICS 492	374	$37,766	$109,558	−$195,042	$944
NAICS 812 Personal and laundry services NAICS 812	366	$31,660	$86,830	−$217,770	$792
NAICS 311 Food manufacturing NAICS 311	357	$57,428	$182,747	−$121,853	$1,436
NAICS 339 Miscellaneous manufacturing NAICS 339	336	$72,991	$240,678	−$63,922	$1,825
NAICS 423 Merchant wholesalers, durable goods NAICS 423	327	$64,045	$207,378	−$97,222	$1,601
NAICS 811 Repair and maintenance NAICS 811	320	$48,367	$149,019	−$155,581	$1,209
NAICS 522 Credit intermediation and related activities NAICS 522	297	$73,529	$242,680	−$61,920	$1,838
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	281	$20,110	$43,837	−$260,763	$503
NAICS 456 Health and personal care retailers NAICS 456	264	$38,414	$111,970	−$192,630	$960
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	252	$67,524	$220,328	−$84,272	$1,688
NAICS 457 Gasoline stations and fuel dealers NAICS 457	241	$29,933	$80,401	−$224,199	$748
NAICS 921 Executive, legislative, and other general government support NAICS 921	238	$62,494	$201,604	−$102,996	$1,562
NAICS 237 Heavy and civil engineering construction NAICS 237	231	$70,790	$232,485	−$72,115	$1,770
NAICS 551 Management of companies and enterprises NAICS 551	221	$94,679	$321,408	+$16,808	$2,367
NAICS 485 Transit and ground passenger transportation NAICS 485	200	$33,267	$92,812	−$211,788	$832
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	180	$17,941	$35,763	−$268,837	$449
NAICS 484 Truck transportation NAICS 484	177	$48,083	$147,962	−$156,638	$1,202
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	168	$35,693	$101,842	−$202,758	$892
NAICS 524 Insurance carriers and related activities NAICS 524	165	$76,288	$252,950	−$51,650	$1,907
NAICS 333 Machinery manufacturing NAICS 333	160	$79,199	$263,786	−$40,814	$1,980
NAICS 321 Wood product manufacturing NAICS 321	139	$54,635	$172,351	−$132,249	$1,366
NAICS 491 Postal service NAICS 491	119	$73,162	$241,314	−$63,286	$1,829
NAICS 532 Rental and leasing services NAICS 532	113	$42,531	$127,295	−$177,305	$1,063
NAICS 221 Utilities NAICS 221	112	$62,038	$199,907	−$104,693	$1,551
NAICS 924 Administration of environmental quality programs NAICS 924	88	$80,346	$268,056	−$36,544	$2,009
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	88	$21,710	$49,792	−$254,808	$543
NAICS 999 Unclassified NAICS 999	76	$41,193	$122,315	−$182,285	$1,030
NAICS 926 Administration of economic programs NAICS 926	63	$39,718	$116,824	−$187,776	$993
NAICS 334 Computer and electronic product manufacturing NAICS 334	53	$78,722	$262,010	−$42,590	$1,968
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	53	$148,185	$520,575	+$215,975	$3,705
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	50	$31,500	$86,234	−$218,366	$788
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	48	$70,364	$230,899	−$73,701	$1,759
NAICS 517 Telecommunications NAICS 517	44	$81,465	$272,221	−$32,379	$2,037
NAICS 923 Administration of human resource programs NAICS 923	43	$56,154	$178,005	−$126,595	$1,404
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	43	$55,029	$173,817	−$130,783	$1,376
NAICS 562 Waste management and remediation services NAICS 562	42	$27,233	$70,351	−$234,249	$681
NAICS 814 Private households NAICS 814	42	$31,401	$85,866	−$218,734	$785
NAICS 513 Publishing industries NAICS 513	41	$115,936	$400,534	+$95,934	$2,898
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	36	$63,661	$205,948	−$98,652	$1,592
NAICS 323 Printing and related support activities NAICS 323	35	$42,384	$126,748	−$177,852	$1,060
NAICS 332 Fabricated metal product manufacturing NAICS 332	24	$50,603	$157,342	−$147,258	$1,265
NAICS 115 Support activities for agriculture and forestry NAICS 115	23	$41,204	$122,356	−$182,244	$1,030
NAICS 111 Crop production NAICS 111	21	$35,135	$99,765	−$204,835	$878
NAICS 928 National security and international affairs NAICS 928	17	$71,628	$235,604	−$68,996	$1,791
NAICS 425 Wholesale trade agents and brokers NAICS 425	17	$115,594	$399,261	+$94,661	$2,890
NAICS 488 Support activities for transportation NAICS 488	15	$41,630	$123,941	−$180,659	$1,041
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	14	$121,170	$420,016	+$115,416	$3,029
NAICS 561 Administrative and support services NAICS 561	12	$41,695	$124,183	−$180,417	$1,042
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	5	$76,544	$253,903	−$50,697	$1,914

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	1,790	(370)	(17%)	$14.38	$29,900	$80,278	$748
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	2,230	(950)	(30%)	$14.38	$29,920	$80,353	$748
Childcare Workers SOC 39-9011	250	—	—	$14.85	$30,880	$83,926	$772
Retail Salespersons SOC 41-2031	1,690	(360)	(18%)	$16.53	$34,390	$96,992	$860
Janitors and Cleaners SOC 37-2011	1,480	630	74%	$16.66	$34,650	$97,960	$866
Tellers SOC 43-3071	170	(140)	(45%)	$18.33	$38,130	$110,913	$953
Firefighters SOC 33-2011	60	(10)	(14%)	$18.59	$38,660	$112,886	$967
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	760	150	25%	$19.16	$39,840	$117,278	$996
Waiters and Waitresses SOC 35-3031	1,080	(20)	(2%)	$20.58	$42,810	$128,334	$1,070
Office Clerks, General SOC 43-9061	1,480	(540)	(27%)	$21.18	$44,060	$132,987	$1,102
Paramedics SOC 29-2043	120	—	—	$23.42	$48,710	$150,296	$1,218
Carpenters SOC 47-2031	340	60	21%	$23.76	$49,410	$152,901	$1,235
Maintenance and Repair Workers, General SOC 49-9071	930	(10)	(1%)	$24.77	$51,530	$160,793	$1,288
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	920	340	59%	$27.46	$57,110	$181,563	$1,428
Police and Sheriff's Patrol Officers SOC 33-3051	470	80	21%	$28.60	$59,500	$190,460	$1,488
Elementary School Teachers, Except Special Education SOC 25-2021	630	60	11%	—	$62,450	$201,441	$1,561
Electricians SOC 47-2111	270	50	23%	$30.03	$62,460	$201,478	$1,562
Registered Nurses SOC 29-1141	1,330	310	30%	$40.43	$84,090	$281,992	$2,102

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: 51121 · pulled from Full Housing Data Table.xlsx.