West Virginia · GEOID 54025

Greenbrier County

2024 ACS 5-year estimates · population 32,386 · 17,913 housing units

Median household income

$48,218

State $60,534

Median home value

$149,000

State $168,419

Median gross rent

$868

State $879

Homeownership rate

73.1%

State 74.9%

Renter cost-burden rate

57.4%

≥30% of income

Owner cost-burden rate

17.5%

≥30% of income

Homeowner vacancy

2.2%

Of owner-occupied + for-sale units

Rental vacancy

10.6%

Of renter-occupied + for-rent units

Overall vacancy

17.4%

All housing units

Price-to-income ratio

3.09

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Greenbrier County	West Virginia
Population	32,386	1,778,373
Population density (per sq. mi.)	31.76	—
Median household income	$48,218	$60,534
HUD Area Median Income (4-person, 100%)	$70,600	—
Households	14,788	—
Average household size	2.15 people	—
Owner-occupied	73.1%	74.9%
Renter-occupied	26.9%	25.1%
Race	92.5% White · 2.3% 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

Greenbrier County compared with West Virginia.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

22.2% 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	23.7%	$43,574	$1,089	$131,178
1 earner	33.9%	$51,400	$1,285	$160,309
2 earners	36.4%	$93,618	$2,340	$317,458
3+ earners	6.0%	$122,629	$3,066	$425,447

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

14,788

Average size: 2.15 people

Households with children

3,027

20.5% of households

Per-capita income

$31,258

Poverty rate: 24.5%

Section 2

Residential Market Analysis

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

Tenure

73.1% owner-occupied vs. state average 74.9%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 75.3% · Missing middle (2–19 units) 9.6%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

53.8% built before 1980 · Median structure age 1,977.00 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: $149,000.

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: $868.

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 3,125 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 7.6% · For rent 15.2% · Seasonal 46.2% · Other 29.1%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

24.8% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 75.2% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

8.1%

1,443 units of 17,913 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

5.1%

908 units of 17,913 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$38,574

100% MHI$48,218

120% MHI$57,862

County-wide median from ACS 5-year estimates. A household at 100% MHI in Greenbrier 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	$49,420	$56,480	$70,600
120% AMI	$59,300	$67,800	$84,700

HUD FMR Area: Greenbrier 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

57.4% of renter households spend ≥30% of income on rent (29.2% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

17.5% 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 Greenbrier County.

Covered employment

11,997

Across 19 sectors

Establishments

1,256

QCEW 2024

Avg annual pay (workforce)

$43,790

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	2,852	$44,011	$132,804	−$16,196	$1,100
NAICS 72 Accommodation and food services NAICS 72	2,506	$35,552	$101,317	−$47,683	$889
NAICS 44-45 Retail trade NAICS 44-45	1,637	$34,952	$99,084	−$49,916	$874
NAICS 61 Educational services NAICS 61	1,216	$57,124	$181,615	+$32,615	$1,428
NAICS 23 Construction NAICS 23	803	$44,773	$135,641	−$13,359	$1,119
NAICS 31-33 Manufacturing NAICS 31-33	690	$48,649	$150,069	+$1,069	$1,216
NAICS 92 Public administration NAICS 92	439	$50,123	$155,555	+$6,555	$1,253
NAICS 71 Arts, entertainment, and recreation NAICS 71	339	$28,882	$76,489	−$72,511	$722
NAICS 48-49 Transportation and warehousing NAICS 48-49	317	$52,468	$164,284	+$15,284	$1,312
NAICS 81 Other services (except public administration) NAICS 81	219	$36,131	$103,472	−$45,528	$903
NAICS 52 Finance and insurance NAICS 52	193	$56,426	$179,017	+$30,017	$1,411
NAICS 42 Wholesale trade NAICS 42	152	$51,975	$162,449	+$13,449	$1,299
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	146	$46,322	$141,407	−$7,593	$1,158
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	133	$90,515	$305,908	+$156,908	$2,263
NAICS 53 Real estate and rental and leasing NAICS 53	128	$45,291	$137,569	−$11,431	$1,132
NAICS 51 Information NAICS 51	109	$41,931	$125,062	−$23,938	$1,048
NAICS 22 Utilities NAICS 22	94	$99,685	$340,042	+$191,042	$2,492
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	20	$39,115	$114,580	−$34,420	$978
NAICS 99 Unclassified NAICS 99	4	$21,774	$50,031	−$98,969	$544

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 721 Accommodation NAICS 721	1,436	$44,687	$135,321	−$13,679	$1,117
NAICS 611 Educational services NAICS 611	1,216	$57,124	$181,615	+$32,615	$1,428
NAICS 621 Ambulatory health care services NAICS 621	1,162	$56,687	$179,989	+$30,989	$1,417
NAICS 722 Food services and drinking places NAICS 722	1,070	$23,293	$55,685	−$93,315	$582
NAICS 624 Social assistance NAICS 624	704	$21,995	$50,853	−$98,147	$550
NAICS 455 General merchandise retailers NAICS 455	439	$30,047	$80,826	−$68,174	$751
NAICS 321 Wood product manufacturing NAICS 321	364	$44,952	$136,307	−$12,693	$1,124
NAICS 561 Administrative and support services NAICS 561	340	$38,265	$111,416	−$37,584	$957
NAICS 236 Construction of buildings NAICS 236	276	$41,492	$123,428	−$25,572	$1,037
NAICS 238 Specialty trade contractors NAICS 238	266	$42,345	$126,603	−$22,397	$1,059
NAICS 237 Heavy and civil engineering construction NAICS 237	260	$50,912	$158,492	+$9,492	$1,273
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	260	$28,762	$76,042	−$72,958	$719
NAICS 445 Food and beverage retailers NAICS 445	259	$32,517	$90,020	−$58,980	$813
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	245	$40,435	$119,493	−$29,507	$1,011
NAICS 921 Executive, legislative, and other general government support NAICS 921	238	$41,637	$123,968	−$25,032	$1,041
NAICS 441 Motor vehicle and parts dealers NAICS 441	226	$49,593	$153,582	+$4,582	$1,240
NAICS 457 Gasoline stations and fuel dealers NAICS 457	223	$24,142	$58,845	−$90,155	$604
NAICS 212 Mining (except oil and gas) NAICS 212	122	$90,998	$307,706	+$158,706	$2,275
NAICS 522 Credit intermediation and related activities NAICS 522	113	$55,964	$177,297	+$28,297	$1,399
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	99	$27,338	$70,742	−$78,258	$683
NAICS 812 Personal and laundry services NAICS 812	96	$37,723	$109,398	−$39,602	$943
NAICS 221 Utilities NAICS 221	94	$99,685	$340,042	+$191,042	$2,492
NAICS 531 Real estate NAICS 531	93	$40,140	$118,395	−$30,605	$1,004
NAICS 334 Computer and electronic product manufacturing NAICS 334	86	$69,092	$226,164	+$77,164	$1,727
NAICS 112 Animal production and aquaculture NAICS 112	83	$39,499	$116,009	−$32,991	$987
NAICS 485 Transit and ground passenger transportation NAICS 485	80	$31,064	$84,611	−$64,389	$777
NAICS 922 Justice, public order, and safety activities NAICS 922	79	$63,079	$203,782	+$54,782	$1,577
NAICS 423 Merchant wholesalers, durable goods NAICS 423	76	$51,147	$159,367	+$10,367	$1,279
NAICS 524 Insurance carriers and related activities NAICS 524	69	$51,903	$162,181	+$13,181	$1,298
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	65	$52,009	$162,576	+$13,576	$1,300
NAICS 484 Truck transportation NAICS 484	56	$52,672	$165,044	+$16,044	$1,317
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	54	$31,828	$87,455	−$61,545	$796
NAICS 456 Health and personal care retailers NAICS 456	53	$58,669	$187,366	+$38,366	$1,467
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	53	$38,168	$111,055	−$37,945	$954
NAICS 491 Postal service NAICS 491	52	$58,220	$185,695	+$36,695	$1,456
NAICS 113 Forestry and logging NAICS 113	48	$52,715	$165,204	+$16,204	$1,318
NAICS 811 Repair and maintenance NAICS 811	47	$37,729	$109,421	−$39,579	$943
NAICS 924 Administration of environmental quality programs NAICS 924	42	$59,764	$191,442	+$42,442	$1,494
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	37	$42,449	$126,990	−$22,010	$1,061
NAICS 926 Administration of economic programs NAICS 926	36	$54,982	$173,642	+$24,642	$1,375
NAICS 513 Publishing industries NAICS 513	36	$41,217	$122,404	−$26,596	$1,030
NAICS 532 Rental and leasing services NAICS 532	35	$58,979	$188,520	+$39,520	$1,474
NAICS 488 Support activities for transportation NAICS 488	33	$47,016	$143,990	−$5,010	$1,175
NAICS 923 Administration of human resource programs NAICS 923	32	$54,028	$170,091	+$21,091	$1,351
NAICS 517 Telecommunications NAICS 517	31	$72,135	$237,491	+$88,491	$1,803
NAICS 814 Private households NAICS 814	23	$21,525	$49,104	−$99,896	$538
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	19	$18,385	$37,416	−$111,584	$460
NAICS 928 National security and international affairs NAICS 928	11	$81,152	$271,056	+$122,056	$2,029
NAICS 333 Machinery manufacturing NAICS 333	11	$56,361	$178,775	+$29,775	$1,409
NAICS 425 Wholesale trade agents and brokers NAICS 425	11	$57,485	$182,959	+$33,959	$1,437
NAICS 999 Unclassified NAICS 999	4	$21,774	$50,031	−$98,969	$544

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	570	(2,100)	(79%)	$12.32	$25,620	$64,347	$641
Cashiers SOC 41-2011	2,570	(790)	(24%)	$12.40	$25,790	$64,980	$645
Childcare Workers SOC 39-9011	200	(50)	(20%)	$12.73	$26,470	$67,511	$662
Retail Salespersons SOC 41-2031	1,720	(730)	(30%)	$15.10	$31,410	$85,899	$785
Janitors and Cleaners SOC 37-2011	990	(80)	(7%)	$15.78	$32,810	$91,110	$820
Tellers SOC 43-3071	340	(70)	(17%)	$15.91	$33,090	$92,153	$827
Office Clerks, General SOC 43-9061	1,030	(2,350)	(70%)	$15.97	$33,220	$92,637	$831
Waiters and Waitresses SOC 35-3031	910	(140)	(13%)	$17.34	$36,070	$103,245	$902
Home Health and Personal Care Aides SOC 31-1131 · prior-year code differs	1,090	(410)	(27%)	$17.35	$36,100	$103,357	$903
Maintenance and Repair Workers, General SOC 49-9071	990	(190)	(16%)	$20.43	$42,490	$127,143	$1,062
Construction Laborers SOC 47-2061	540	(170)	(24%)	$20.63	$42,910	$128,706	$1,073
Carpenters SOC 47-2031	350	(70)	(17%)	$22.84	$47,510	$145,829	$1,188
Paramedics SOC 29-2043 · prior-year code differs	150	(250)	(63%)	$23.38	$48,620	$149,961	$1,216
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	1,700	170	11%	$24.65	$51,280	$159,862	$1,282
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	180	70	64%	$24.67	$51,310	$159,974	$1,283
Elementary School Teachers, Except Special Education SOC 25-2021	1,080	(170)	(14%)	—	$53,360	$167,605	$1,334
Police and Sheriff's Patrol Officers SOC 33-3051	360	(160)	(31%)	$26.21	$54,520	$171,922	$1,363
Electricians SOC 47-2111	660	70	12%	$35.63	$74,110	$244,843	$1,853
Registered Nurses SOC 29-1141	1,580	(150)	(9%)	$37.20	$77,380	$257,015	$1,935

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: 54025 · pulled from Full Housing Data Table.xlsx.