Virginia · GEOID 51775

Salem city

2024 ACS 5-year estimates · population 25,618 · 11,112 housing units

Median household income

$66,725

State $99,933

Median home value

$258,600

State $421,251

Median gross rent

$1,133

State $1,592

Homeownership rate

62.8%

State 67.3%

Renter cost-burden rate

50.8%

≥30% of income

Owner cost-burden rate

19.3%

≥30% of income

Homeowner vacancy

0.2%

Of owner-occupied + for-sale units

Rental vacancy

6.1%

Of renter-occupied + for-rent units

Overall vacancy

7.7%

All housing units

Price-to-income ratio

3.88

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Salem city	Virginia
Population	25,618	8,705,170
Population density (per sq. mi.)	1,764.69	—
Median household income	$66,725	$99,933
HUD Area Median Income (4-person, 100%)	$98,500	—
Households	10,256	—
Average household size	2.28 people	—
Owner-occupied	62.8%	67.3%
Renter-occupied	37.2%	32.7%
Race	82.5% White · 8.7% 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

Salem city compared with Virginia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

33.0% 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	16.6%	$55,000	$1,375	$173,709
1 earner	35.9%	$56,761	$1,419	$180,264
2 earners	37.9%	$121,672	$3,042	$421,885
3+ earners	9.7%	$131,475	$3,287	$458,375

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

10,256

Average size: 2.28 people

Households with children

2,368

23.1% of households

Per-capita income

$39,370

Poverty rate: 8.4%

Section 2

Residential Market Analysis

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

Tenure

62.8% owner-occupied vs. state average 67.3%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 74.6% · Missing middle (2–19 units) 18.5%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

69.0% built before 1980 · Median structure age 1,971.00 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: $258,600.

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: $1,133.

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 856 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 1.3% · For rent 29.2% · Seasonal 12.7% · Other 48.8%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

38.4% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 61.6% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

1.0%

109 units of 11,112 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

3.8%

418 units of 11,112 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$53,380

100% MHI$66,725

120% MHI$80,070

County-wide median from ACS 5-year estimates. A household at 100% MHI in Salem city 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	$55,200	$63,050	$78,800
100% AMI	$68,950	$78,800	$98,500
120% AMI	$82,750	$94,550	$118,200

HUD FMR Area: Roanoke, 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

50.8% of renter households spend ≥30% of income on rent (22.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

19.3% 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 Salem city.

Covered employment

19,302

Across 19 sectors

Establishments

1,122

QCEW 2024

Avg annual pay (workforce)

$63,664

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	5,435	$77,521	$257,540	−$1,060	$1,938
NAICS 31-33 Manufacturing NAICS 31-33	2,708	$76,190	$252,586	−$6,014	$1,905
NAICS 42 Wholesale trade NAICS 42	1,993	$85,219	$286,195	+$27,595	$2,130
NAICS 72 Accommodation and food services NAICS 72	1,586	$24,133	$58,812	−$199,788	$603
NAICS 44-45 Retail trade NAICS 44-45	1,546	$33,647	$94,226	−$164,374	$841
NAICS 61 Educational services NAICS 61	1,374	$47,416	$145,479	−$113,121	$1,185
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	945	$43,239	$129,931	−$128,669	$1,081
NAICS 92 Public administration NAICS 92	624	$66,513	$216,564	−$42,036	$1,663
NAICS 54 Professional, scientific, and technical services NAICS 54	624	$80,924	$270,207	+$11,607	$2,023
NAICS 81 Other services (except public administration) NAICS 81	599	$40,264	$118,857	−$139,743	$1,007
NAICS 52 Finance and insurance NAICS 52	440	$80,667	$269,250	+$10,650	$2,017
NAICS 23 Construction NAICS 23	351	$75,047	$248,331	−$10,269	$1,876
NAICS 71 Arts, entertainment, and recreation NAICS 71	337	$30,766	$83,502	−$175,098	$769
NAICS 55 Management of companies and enterprises NAICS 55	253	$70,655	$231,982	−$26,618	$1,766
NAICS 53 Real estate and rental and leasing NAICS 53	190	$47,256	$144,883	−$113,717	$1,181
NAICS 51 Information NAICS 51	131	$45,449	$138,157	−$120,443	$1,136
NAICS 22 Utilities NAICS 22	72	$79,989	$266,727	+$8,127	$2,000
NAICS 48-49 Transportation and warehousing NAICS 48-49	60	$68,884	$225,390	−$33,210	$1,722
NAICS 99 Unclassified NAICS 99	34	$118,552	$410,271	+$151,671	$2,964

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 622 Hospitals NAICS 622	1,809	$106,469	$365,294	+$106,694	$2,662
NAICS 722 Food services and drinking places NAICS 722	1,384	$23,848	$57,751	−$200,849	$596
NAICS 611 Educational services NAICS 611	1,374	$47,416	$145,479	−$113,121	$1,185
NAICS 423 Merchant wholesalers, durable goods NAICS 423	1,104	$95,912	$325,997	+$67,397	$2,398
NAICS 621 Ambulatory health care services NAICS 621	1,043	$89,986	$303,939	+$45,339	$2,250
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	866	$71,296	$234,368	−$24,232	$1,782
NAICS 332 Fabricated metal product manufacturing NAICS 332	780	$73,261	$241,683	−$16,917	$1,832
NAICS 541 Professional, scientific, and technical services NAICS 541	624	$80,924	$270,207	+$11,607	$2,023
NAICS 238 Specialty trade contractors NAICS 238	529	$63,291	$204,571	−$54,029	$1,582
NAICS 922 Justice, public order, and safety activities NAICS 922	407	$69,107	$226,220	−$32,380	$1,728
NAICS 445 Food and beverage retailers NAICS 445	396	$29,558	$79,005	−$179,595	$739
NAICS 623 Nursing and residential care facilities NAICS 623	377	$46,253	$141,150	−$117,450	$1,156
NAICS 455 General merchandise retailers NAICS 455	376	$27,955	$73,038	−$185,562	$699
NAICS 237 Heavy and civil engineering construction NAICS 237	336	$76,288	$252,950	−$5,650	$1,907
NAICS 811 Repair and maintenance NAICS 811	303	$47,634	$146,290	−$112,310	$1,191
NAICS 524 Insurance carriers and related activities NAICS 524	278	$83,355	$279,256	+$20,656	$2,084
NAICS 441 Motor vehicle and parts dealers NAICS 441	269	$51,021	$158,898	−$99,702	$1,276
NAICS 551 Management of companies and enterprises NAICS 551	253	$70,655	$231,982	−$26,618	$1,766
NAICS 236 Construction of buildings NAICS 236	244	$62,333	$201,005	−$57,595	$1,558
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	214	$33,066	$92,063	−$166,537	$827
NAICS 325 Chemical manufacturing NAICS 325	211	$58,877	$188,141	−$70,459	$1,472
NAICS 721 Accommodation NAICS 721	201	$26,217	$66,569	−$192,031	$655
NAICS 624 Social assistance NAICS 624	155	$46,385	$141,641	−$116,959	$1,160
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	146	$33,795	$94,777	−$163,823	$845
NAICS 522 Credit intermediation and related activities NAICS 522	142	$56,911	$180,823	−$77,777	$1,423
NAICS 812 Personal and laundry services NAICS 812	141	$31,423	$85,948	−$172,652	$786
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	123	$26,580	$67,920	−$190,680	$665
NAICS 924 Administration of environmental quality programs NAICS 924	106	$65,851	$214,100	−$44,500	$1,646
NAICS 484 Truck transportation NAICS 484	97	$52,198	$163,279	−$95,321	$1,305
NAICS 532 Rental and leasing services NAICS 532	96	$48,110	$148,062	−$110,538	$1,203
NAICS 531 Real estate NAICS 531	94	$46,383	$141,634	−$116,966	$1,160
NAICS 561 Administrative and support services NAICS 561	93	$26,763	$68,601	−$189,999	$669
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	82	$19,768	$42,564	−$216,036	$494
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	79	$57,686	$183,707	−$74,893	$1,442
NAICS 921 Executive, legislative, and other general government support NAICS 921	72	$62,122	$200,220	−$58,380	$1,553
NAICS 221 Utilities NAICS 221	72	$79,989	$266,727	+$8,127	$2,000
NAICS 491 Postal service NAICS 491	60	$68,884	$225,390	−$33,210	$1,722
NAICS 456 Health and personal care retailers NAICS 456	60	$45,148	$137,037	−$121,563	$1,129
NAICS 323 Printing and related support activities NAICS 323	44	$43,030	$129,153	−$129,447	$1,076
NAICS 457 Gasoline stations and fuel dealers NAICS 457	42	$26,032	$65,880	−$192,720	$651
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	41	$30,016	$80,710	−$177,890	$750
NAICS 517 Telecommunications NAICS 517	34	$67,352	$219,687	−$38,913	$1,684
NAICS 999 Unclassified NAICS 999	34	$118,552	$410,271	+$151,671	$2,964
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	25	$27,959	$73,053	−$185,547	$699
NAICS 425 Wholesale trade agents and brokers NAICS 425	24	$92,174	$312,083	+$53,483	$2,304
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	18	$40,450	$119,549	−$139,051	$1,011
NAICS 339 Miscellaneous manufacturing NAICS 339	16	$30,849	$83,811	−$174,789	$771
NAICS 923 Administration of human resource programs NAICS 923	15	$48,054	$147,854	−$110,746	$1,201
NAICS 562 Waste management and remediation services NAICS 562	14	$53,395	$167,735	−$90,865	$1,335
NAICS 926 Administration of economic programs NAICS 926	13	$39,099	$114,520	−$144,080	$977
NAICS 928 National security and international affairs NAICS 928	11	$63,198	$204,225	−$54,375	$1,580
NAICS 814 Private households NAICS 814	8	$40,036	$118,008	−$140,592	$1,001

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	3,610	10	0%	$14.04	$29,210	$77,710	$730
Cashiers SOC 41-2011	3,380	(560)	(14%)	$14.29	$29,730	$79,646	$743
Childcare Workers SOC 39-9011	530	20	4%	$14.64	$30,460	$82,363	$762
Retail Salespersons SOC 41-2031	4,230	(1,150)	(21%)	$16.17	$33,640	$94,200	$841
Janitors and Cleaners SOC 37-2011	2,120	620	41%	$17.23	$35,840	$102,389	$896
Tellers SOC 43-3071	370	(190)	(34%)	$19.00	$39,530	$116,125	$988
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	2,430	(510)	(17%)	$19.32	$40,190	$118,581	$1,005
Construction Laborers SOC 47-2061	1,210	390	48%	$19.34	$40,220	$118,693	$1,006
Waiters and Waitresses SOC 35-3031	2,220	(260)	(10%)	$20.21	$42,030	$125,430	$1,051
Firefighters SOC 33-2011	540	140	35%	$20.24	$42,090	$125,654	$1,052
Office Clerks, General SOC 43-9061	2,210	(1,420)	(39%)	$21.61	$44,950	$136,300	$1,124
Carpenters SOC 47-2031	830	(150)	(15%)	$23.07	$47,980	$147,578	$1,200
Maintenance and Repair Workers, General SOC 49-9071	1,360	(50)	(4%)	$25.21	$52,430	$164,143	$1,311
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	560	130	30%	$26.09	$54,270	$170,992	$1,357
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	2,760	410	17%	$27.91	$58,040	$185,025	$1,451
Paramedics SOC 29-2043	100	—	—	$27.91	$58,050	$185,062	$1,451
Electricians SOC 47-2111	610	(10)	(2%)	$27.96	$58,150	$185,435	$1,454
Elementary School Teachers, Except Special Education SOC 25-2021	1,450	420	41%	—	$62,830	$202,855	$1,571
Police and Sheriff's Patrol Officers SOC 33-3051	840	150	22%	$30.60	$63,660	$205,945	$1,592
Registered Nurses SOC 29-1141	4,670	580	14%	$42.67	$88,750	$299,338	$2,219

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: 51775 · pulled from Full Housing Data Table.xlsx.