West Virginia · GEOID 54013

Calhoun County

2024 ACS 5-year estimates · population 6,048 · 3,185 housing units

Median household income

$43,980

State $60,534

Median home value

$100,500

State $168,419

Median gross rent

$473

State $879

Homeownership rate

87.1%

State 74.9%

Renter cost-burden rate

44.8%

≥30% of income

Owner cost-burden rate

10.3%

≥30% of income

Homeowner vacancy

0.0%

Of owner-occupied + for-sale units

Rental vacancy

11.7%

Of renter-occupied + for-rent units

Overall vacancy

20.7%

All housing units

Price-to-income ratio

2.29

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Calhoun County	West Virginia
Population	6,048	1,778,373
Population density (per sq. mi.)	21.66	—
Median household income	$43,980	$60,534
HUD Area Median Income (4-person, 100%)	$48,500	—
Households	2,525	—
Average household size	2.39 people	—
Owner-occupied	87.1%	74.9%
Renter-occupied	12.9%	25.1%
Race	95.8% White · 0.1% 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

Calhoun County compared with West Virginia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

10.1% hold a bachelor's degree or higher (state: 24.1%).

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	44.6%	$33,750	$844	$94,609
1 earner	26.9%	$45,734	$1,143	$139,218
2 earners	26.0%	$94,583	$2,365	$321,051
3+ earners	2.5%	$187,813	$4,695	$668,084

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

2,525

Average size: 2.39 people

Households with children

496

19.6% of households

Per-capita income

$31,472

Poverty rate: 34.0%

Section 2

Residential Market Analysis

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

Tenure

87.1% owner-occupied vs. state average 74.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 72.3% · Missing middle (2–19 units) 1.4%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

54.2% built before 1980 · Median structure age 1,975.00 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: $100,500.

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: $473.

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 660 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 0.0% · For rent 6.5% · Seasonal 49.1% · Other 37.1%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

13.8% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 86.2% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

10.2%

324 units of 3,185 total

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

"Other vacant" share of all housing

7.7%

245 units of 3,185 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$35,184

100% MHI$43,980

120% MHI$52,776

County-wide median from ACS 5-year estimates. A household at 100% MHI in Calhoun 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	$42,100	$48,100	$60,100
100% AMI	$33,950	$38,800	$48,500
120% AMI	$40,750	$46,550	$58,200

HUD FMR Area: Calhoun County, WV. 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

44.8% of renter households spend ≥30% of income on rent (27.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

10.3% 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 Calhoun County.

Covered employment

605

Across 9 sectors

Establishments

101

QCEW 2024

Avg annual pay (workforce)

$53,514

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	173	$91,216	$308,517	+$208,017	$2,280
NAICS 61 Educational services NAICS 61	163	$48,340	$148,918	+$48,418	$1,209
NAICS 44-45 Retail trade NAICS 44-45	124	$24,731	$61,038	−$39,462	$618
NAICS 92 Public administration NAICS 92	47	$42,712	$127,969	+$27,469	$1,068
NAICS 48-49 Transportation and warehousing NAICS 48-49	27	$41,519	$123,528	+$23,028	$1,038
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	25	$29,808	$79,936	−$20,564	$745
NAICS 62 Health care and social assistance NAICS 62	24	$51,811	$161,839	+$61,339	$1,295
NAICS 31-33 Manufacturing NAICS 31-33	16	$23,972	$58,212	−$42,288	$599
NAICS 22 Utilities NAICS 22	6	$24,849	$61,477	−$39,023	$621

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	163	$48,340	$148,918	+$48,418	$1,209
NAICS 624 Social assistance NAICS 624	89	$26,547	$67,797	−$32,703	$664
NAICS 213 Support activities for mining NAICS 213	61	$51,562	$160,912	+$60,412	$1,289
NAICS 457 Gasoline stations and fuel dealers NAICS 457	33	$19,314	$40,874	−$59,626	$483
NAICS 921 Executive, legislative, and other general government support NAICS 921	29	$31,801	$87,355	−$13,145	$795
NAICS 237 Heavy and civil engineering construction NAICS 237	28	$41,100	$121,969	+$21,469	$1,028
NAICS 456 Health and personal care retailers NAICS 456	26	$38,749	$113,217	+$12,717	$969
NAICS 485 Transit and ground passenger transportation NAICS 485	16	$37,341	$107,976	+$7,476	$934
NAICS 491 Postal service NAICS 491	11	$47,596	$146,149	+$45,649	$1,190
NAICS 922 Justice, public order, and safety activities NAICS 922	11	$66,570	$216,777	+$116,277	$1,664
NAICS 221 Utilities NAICS 221	6	$24,849	$61,477	−$39,023	$621
NAICS 811 Repair and maintenance NAICS 811	5	$25,237	$62,921	−$37,579	$631
NAICS 923 Administration of human resource programs NAICS 923	4	$27,689	$72,048	−$28,452	$692
NAICS 924 Administration of environmental quality programs NAICS 924	4	$60,552	$194,376	+$93,876	$1,514
NAICS 561 Administrative and support services NAICS 561	2	$42,613	$127,601	+$27,101	$1,065

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	500	250	100%	$12.23	$25,440	$63,677	$636
Fast Food and Counter Workers SOC 35-3023 · prior-year code differs	1,130	(3,880)	(77%)	$12.24	$25,460	$63,751	$637
Cashiers SOC 41-2011	3,960	(980)	(20%)	$12.42	$25,840	$65,166	$646
Retail Salespersons SOC 41-2031	3,530	(390)	(10%)	$14.82	$30,820	$83,703	$771
Janitors and Cleaners SOC 37-2011	1,920	100	5%	$15.89	$33,040	$91,967	$826
Tellers SOC 43-3071	610	(190)	(24%)	$16.48	$34,270	$96,545	$857
Office Clerks, General SOC 43-9061	1,970	(4,010)	(67%)	$16.83	$35,000	$99,262	$875
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,900	(1,690)	(47%)	$17.37	$36,130	$103,469	$903
Waiters and Waitresses SOC 35-3031	1,390	(1,030)	(43%)	$17.94	$37,310	$107,861	$933
Firefighters SOC 33-2011	190	(70)	(27%)	$20.18	$41,960	$125,170	$1,049
Maintenance and Repair Workers, General SOC 49-9071	1,510	(730)	(33%)	$20.64	$42,920	$128,743	$1,073
Construction Laborers SOC 47-2061	1,760	(640)	(27%)	$21.07	$43,830	$132,131	$1,096
Carpenters SOC 47-2031	880	300	52%	$23.12	$48,090	$147,988	$1,202
Paramedics SOC 29-2043 · prior-year code differs	310	(360)	(54%)	$24.20	$50,330	$156,326	$1,258
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	3,070	0	0%	$24.28	$50,510	$156,996	$1,263
Elementary School Teachers, Except Special Education SOC 25-2021	1,520	(130)	(8%)	—	$53,920	$169,689	$1,348
Police and Sheriff's Patrol Officers SOC 33-3051	570	(190)	(25%)	$26.61	$55,360	$175,049	$1,384
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	450	0	0%	$28.18	$58,610	$187,147	$1,465
Electricians SOC 47-2111	840	130	18%	$33.39	$69,460	$227,534	$1,737
Registered Nurses SOC 29-1141	3,230	80	3%	$39.76	$82,700	$276,818	$2,068

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: 54013 · pulled from Full Housing Data Table.xlsx.