1st Advantage MortgageBedford County households have a median income of $67,225 and median rent of $1,051 a month (ACS 2020 to 2024). A loan makes sense only if its total cost beats your alternatives and the payment fits your budget. Check the lender's Tennessee license first.
On this page
- Who lives in Bedford County
- Work, industries and travel time in Bedford County
- Where Bedford County differs from the rest of Tennessee
- What it costs to live in Bedford County
- What Bedford County households earn
- Places inside Bedford County
- Counties near Bedford County
- Borrowing situations common in Bedford County
- Debt-to-income at Bedford County's medians
- Bedford County demographics against Tennessee
- Verifying a lender from Bedford County
- Four steps for Bedford County borrowers
- Other Tennessee guides
- Frequently asked questions
Who lives in Bedford County
The latest five-year Census estimate puts Bedford County's population at 52,237; only 31 of Tennessee's 95 county-level areas are larger. It covers 474 square miles of land, or about 110 people per square mile. Bedford County is classed as nonmetropolitan in the OMB's July 2023 list. The Census Bureau counts 5 places in the county (4 incorporated, 1 census-designated); the largest is Shelbyville, with about 24,661 residents, or 47% of the county.
Work, industries and travel time in Bedford County
Top Bedford County industry by residents employed: manufacturing, 20%; second, education and health care, 16%. Relative to Tennessee (13%), manufacturing is 8 points bigger in Bedford County (20%). 4.2% of Bedford County's labor force reported being unemployed, averaged across 2020 to 2024. 27% of Bedford County workers get to work in under 15 minutes, while 24% need 45 or more. 3.0% of households have no vehicle.
| Industry | Share of Bedford County workers | vs Tennessee |
|---|---|---|
| Manufacturing | 20.1% | +7.6 pts |
| Education and health care | 16.5% | -5.9 pts |
| Retail trade | 13.2% | +1.6 pts |
| Construction | 11.9% | +4.8 pts |
| Professional and administrative services | 8.2% | -2.4 pts |
| Transportation, warehousing and utilities | 6.8% | -0.4 pts |
Seasonal work is common in many Bedford County industries; if that is you, show a full year of income rather than one strong month.
Where Bedford County differs from the rest of Tennessee
Where Bedford County lands at the extremes of Tennessee's county rankings:
- Few Tennessee counties match Bedford County on the housing vacancy rate: 5% here, 10% for the state, ranking the lowest of 95. Low vacancy tends to push rents up over time.
- Bedford County ranks 5th highest of 95 Tennessee counties for the uninsured rate: 14.6%, against 10.0% statewide. Hospital payment plans are usually interest-free; compare before a loan.
- Bedford County ranks 10th lowest of 95 Tennessee counties for median age: 37.6, against 38.9 statewide. A young county means many first-time borrowers; read every fee line.
What it costs to live in Bedford County
A typical Bedford County rental runs $1,051 a month including utilities, which is 12% below Tennessee. 47% of renting households spend 30% or more of income on rent, and 24% spend half or more. The median owner-occupied home is valued at $281,200, about 4.2 times the median household income. Homeowners 72%, renters 28%. The median year built is 1990. Against the median U.S. county, Bedford County rent is 20% above.
| Home costs | Bedford County | Tennessee | Compared with Tennessee |
|---|---|---|---|
| Vacant units | 5% | 10% | -5.4 pts |
| Owners | 72% | 67% | +4.9 pts |
| Burdened owners | 28% | 25% | +3.4 pts |
| Mobile homes | 11.1% | 8.1% | +3.0 pts |
| Rent-burdened renters | 47% | 49% | -1.6 pts |
| Median gross rent | $1,051/mo | $1,189/mo | 12% lower |
| Median home value | $281,200 | $286,700 | 2% lower |
What Bedford County households earn
The median household income in Bedford County is $67,225; statewide it is $69,595, so Bedford County runs 3% below Tennessee as a whole. In the state ranking that is 21st of 95.
| Band | Bedford County | Compared with Tennessee |
|---|---|---|
| Under $35,000 | 23.0% | -1.1 pts |
| $35,000 to $99,999 | 48.4% | +6.0 pts |
| $100,000 to $199,999 | 22.1% | -2.5 pts |
| $200,000 or more | 6.6% | -2.4 pts |
The spread is wide: 29% of Bedford County households make $100,000 or more, and 23% make less than $35,000. Poverty rate, Bedford County: 12.6%; Tennessee: 13.8%. Gini index for Bedford County: 0.424. A household earning below the $67,225 median should test any payment carefully; one earning above it should still pick the shortest term it can manage.
Places inside Bedford County
The table lists the 5 largest of 5 Census places in Bedford County, by population. Together all 5 hold about 27,201 people, so roughly 48% of residents live outside any named place. Among places of 500 or more people, median income runs from $50,417 in Wartrace to $86,250 in Bell Buckle. Rent is cheapest in Unionville ($784) and steepest in Bell Buckle ($1,208). This guide covers each of the 5 places and the rural areas around them.
| Town or CDP | Type | People | Median household income | Median gross rent | Miles from center |
|---|---|---|---|---|---|
| Shelbyville | city | 24,661 | $55,073 | $1,056 | 1 mi |
| Unionville | CDP | 1,275 | $70,541 | $784 | 9 mi |
| Wartrace | town | 630 | $50,417 | $802 | 7 mi |
| Bell Buckle | town | 529 | $86,250 | $1,208 | 8 mi |
| Normandy | town | 106 | $59,792 | n/a | 12 mi |
Counties near Bedford County
The six counties whose centers lie closest to Bedford County's, from 17 to 30 miles away. 2 of the six report a higher median household income than Bedford County; Rutherford County is highest at $85,470 and Cannon County lowest at $59,443.
| Adjacent area | How far | HH income (median) | Rent (median) | Owner share |
|---|---|---|---|---|
| Bedford County | - | $67,225 | $1,051/mo | 72% |
| Moore County, TN | 17 mi | $66,469 | $841/mo | 83% |
| Marshall County, TN | 18 mi | $71,049 | $946/mo | 77% |
| Coffee County, TN | 21 mi | $61,505 | $913/mo | 69% |
| Rutherford County, TN | 23 mi | $85,470 | $1,502/mo | 65% |
| Lincoln County, TN | 27 mi | $64,667 | $857/mo | 76% |
| Cannon County, TN | 30 mi | $59,443 | $908/mo | 78% |
Borrowing situations common in Bedford County
Based on the Bedford County data above, these borrowing questions are most likely to matter locally.
- Health costs. With 15% of the county uninsured, an interest-free hospital payment plan usually beats a loan (medical bills).
- Vehicle repairs. 24% of Bedford County workers commute 45+ minutes, so a breakdown can cost a paycheck. Get two written estimates.
- Rent squeeze. 47% of renters spend 30%+ of income on rent; borrow only if the loan cuts what you pay overall.
Debt-to-income at Bedford County's medians
DTI math using Bedford County medians ($67,225 income, $1,051 rent):
- Monthly gross at the median, Bedford County: $5,602
- Less median rent of $1,051, which is 19% of it
- 35% debt-to-income limit: $910 left for all other debt payments
- With a 45% ceiling, about $1,470 remains for car, card, student and any new loan payments
These are gross figures; take-home pay in Bedford County will be lower after taxes and deductions.
Bedford County demographics against Tennessee
Bachelor's degree or higher: 17% of Bedford County adults. The uninsured rate is 14.6%, against 10.0% for Tennessee.
| Indicator | Bedford County | +/- Tennessee | +/- U.S. county |
|---|---|---|---|
| Bachelor's or higher | 17.2% | -13.9 pts | -5.0 pts |
| No high school diploma | 14.7% | +4.7 pts | n/a |
| No health insurance | 14.6% | +4.5 pts | +6.7 pts |
| Work from home | 10.5% | -2.4 pts | +1.8 pts |
| No vehicle | 3.0% | -2.2 pts | -2.4 pts |
| Median age | 37.6 | -1.3 yrs | -3.9 yrs |
| Poverty rate | 12.6% | -1.1 pts | -0.6 pts |
| Unemployment (ACS) | 4.2% | -0.5 pts | -0.2 pts |
| Minutes to work | Bedford County workers |
|---|---|
| Under 15 min | 27.2% |
| 15 to 29 min | 31.1% |
| 30 to 44 min | 17.9% |
| 45 to 59 min | 11.7% |
| 60+ min | 12.1% |
Verifying a lender from Bedford County
Bedford County borrowers fall under statewide rules, enforced by the Tennessee Department of Financial Institutions. Banks and credit unions have their own regulators, and the CFPB takes complaints about any lender. The Tennessee page has statewide figures to set beside Bedford County's.
Four steps for Bedford County borrowers
Steps that save money for Bedford County residents:
- Get a written quote for whatever you are paying for in Bedford County.
- Shop at least three lenders, including one Bedford County-area credit union.
- A Tennessee license check takes minutes; do it first.
- Never pay a fee up front to get a loan.
Other Tennessee guides
For statewide rules and data, see the Tennessee guide.
Frequently asked questions
How much do households in Bedford County earn?
The median is $67,225; 29% earn $100,000 or more and 23% under $35,000. A lender uses your own documented income, not this figure.
How much is rent in Bedford County?
Median gross rent, utilities included, is $1,051 a month; 47% of renters spend 30% or more of income on it.
Can Bedford County owners borrow against a $281,200 home?
Many can, through a home equity loan or line. It is secured by the house, so compare it with an unsecured personal loan before choosing.
I live in a small Bedford County town. Is this my guide?
Yes. If your town has no city guide, this county page is the local one; it covers Shelbyville, Unionville, Wartrace, Bell Buckle, Normandy.
Is the fit check different in Bedford County?
No. It is identical everywhere, and it never looks at your neighborhood.