1st Advantage MortgageIn Bedford County, Virginia, the typical household earns $78,937 a year and the typical rent is $952. A loan makes sense only if its total cost beats your alternatives and the payment fits your budget. Check the lender's Virginia license first.
On this page
- Bedford County, VA: the basics
- Household income in Bedford County
- Renting and owning in Bedford County
- Employment and commuting in Bedford County
- Places inside Bedford County
- How Bedford County compares with nearby counties
- Bedford County households compared
- Reading the Bedford County data as a borrower
- A Bedford County household budget, worked through
- Lender oversight for Bedford County
- Before you sign
- More guides for Bedford County
- Frequently asked questions
Bedford County, VA: the basics
The latest five-year Census estimate puts Bedford County's population at 80,894; only 25 of Virginia's 133 county-level areas are larger. Packed into 760 square miles, that is close to 106 residents for every square mile of land. It is one of the counties that make up the Lynchburg, VA metropolitan statistical area (OMB, 2023). The Census Bureau counts 6 places in the county (1 incorporated, 5 census-designated); the largest is Forest, with about 13,430 residents, or 17% of the county.
Household income in Bedford County
Bedford County households have a median income of $78,937 (ACS 2020 to 2024), which ranks 49th of 133 in Virginia.
| Band | Bedford County | Compared with Virginia |
|---|---|---|
| Under $35,000 | 18.1% | +0.3 pts |
| $35,000 to $99,999 | 44.7% | +9.5 pts |
| $100,000 to $199,999 | 27.9% | -1.3 pts |
| $200,000 or more | 9.3% | -8.4 pts |
About 18% of households earn under $35,000, while 37% clear $100,000. 8.1% of residents fall below the federal poverty line (statewide: 9.9%). The Gini index of income inequality is 0.433 (0 is perfect equality). A household earning below the $78,937 median should test any payment carefully; one earning above it should still pick the shortest term it can manage.
Renting and owning in Bedford County
Median gross rent, utilities included, comes to $952 in Bedford County versus $1,579 statewide. Rent takes 30% or more of income for 45% of renter households here. With a median value of $297,400, a typical Bedford County house costs 3.8 times what the median household earns in a year. The ownership rate is 85%. Half the housing stock was built before 1990.
| Home costs | Bedford County | Virginia | U.S. middle county |
|---|---|---|---|
| Median gross rent | $952/mo | $1,579/mo | $877/mo |
| Median home value | $297,400 | $383,700 | $185,300 |
| Owners | 85% | 67% | 75% |
| Rent-burdened renters | 45% | 49% | 45% |
| Burdened owners | 21% | 25% | n/a |
| Mobile homes | 9.6% | 4.3% | n/a |
In an owner-heavy county like Bedford County, many borrowers can also choose a home equity loan or line of credit. Those can price lower but put the house on the line, so compare the two in writing; our personal loan vs. HELOC guide walks through it.
Employment and commuting in Bedford County
By the Census industry count, 26% of employed Bedford County residents work in education and health care and 12% in manufacturing. Manufacturing stands out: 12% of workers here, versus 7% statewide. Averaged over the five survey years, 3.1% of the labor force was out of work and looking. About 78% drive to work alone and 15% have trips of 45 minutes or more. Only 3.2% of homes here go without a vehicle.
| Sector | Bedford County | Compared with Virginia |
|---|---|---|
| Education and health care | 25.7% | +3.4 pts |
| Manufacturing | 12.3% | +5.2 pts |
| Professional and administrative services | 9.9% | -6.9 pts |
| Retail trade | 9.6% | -0.2 pts |
| Construction | 8.7% | +2.2 pts |
| Finance, insurance and real estate | 7.0% | +0.5 pts |
If your hours swing with the season or with overtime, size a loan payment against your base pay, not your best month.
Places inside Bedford County
The table lists the 6 largest of 6 Census places in Bedford County, by population. Together all 6 hold about 22,728 people, so roughly 72% of residents live outside any named place. Among places of 500 or more people, median income runs from $70,288 in Bedford to $94,390 in Stewartsville. Live in one of these Bedford County communities, or between them? This is your local guide.
| Place | Type | Population | Median income | Median rent | From county center |
|---|---|---|---|---|---|
| Forest | CDP | 13,430 | $81,552 | $1,315 | 14 mi |
| Bedford | town | 7,724 | $70,288 | $828 | 2 mi |
| Stewartsville | CDP | 737 | $94,390 | n/a | 15 mi |
| Moneta | CDP | 395 | n/a | $1,363 | 10 mi |
| Montvale | CDP | 351 | n/a | n/a | 12 mi |
| Big Island | CDP | 91 | n/a | n/a | 18 mi |
How Bedford County compares with nearby counties
Six nearby counties, 19 to 30 miles away by the straight-line distance between their centers. Botetourt County leads the group on income ($81,213), Roanoke city trails ($55,378), and Bedford County out-earns 5 of the six.
| County | Miles | Median household income | Median rent | Homeownership |
|---|---|---|---|---|
| Bedford County | - | $78,937 | $952/mo | 85% |
| Lynchburg city, VA | 19 mi | $57,947 | $1,073/mo | 49% |
| Botetourt County, VA | 23 mi | $81,213 | $1,035/mo | 86% |
| Roanoke city, VA | 24 mi | $55,378 | $996/mo | 52% |
| Campbell County, VA | 25 mi | $66,165 | $891/mo | 75% |
| Salem city, VA | 29 mi | $66,725 | $1,133/mo | 63% |
| Franklin County, VA | 30 mi | $68,849 | $829/mo | 78% |
Bedford County households compared
Degree holders: 34% of adults over 25. 5.7% of residents have no health coverage.
| Residents | Bedford County | Virginia | Middle U.S. county |
|---|---|---|---|
| Median age | 47.2 | 39.0 | 41.5 |
| Bachelor's or higher | 33.7% | 42.2% | 22.2% |
| No high school diploma | 7.1% | 8.4% | n/a |
| No health insurance | 5.7% | 6.9% | 7.8% |
| No vehicle | 3.2% | 6.1% | 5.4% |
| Work from home | 12.7% | 18.3% | 8.7% |
| Poverty rate | 8.1% | 9.9% | 13.2% |
| Unemployment (ACS) | 3.1% | 4.3% | 4.4% |
| Trip time | Share |
|---|---|
| Under 15 min | 21.0% |
| 15 to 29 min | 41.9% |
| 30 to 44 min | 22.3% |
| 45 to 59 min | 8.3% |
| 60+ min | 6.5% |
Reading the Bedford County data as a borrower
The county's numbers point to a few situations that come up often for Bedford County borrowers.
- Older households. A 47.2 median age means fixed-income borrowing is common; a fixed payment and short term limit risk.
- Scams. A fee demanded before funding is a red flag; report it at ReportFraud.ftc.gov (spotting scams).
- Credit reports. Pull free reports at AnnualCreditReport.com and dispute errors before applying.
A Bedford County household budget, worked through
Here is the Bedford County median household run through a simple DTI check. Your numbers will differ.
- $78,937 a year is $6,578 of gross monthly income
- Median rent: $952, or 14 cents of every gross dollar
- 43% debt-to-income limit: $1,877 left for all other debt payments
Subtract what you already pay on other debts. A new payment should fit in what remains, with some to spare.
Lender oversight for Bedford County
Licensing happens at the state level, so a lender working with Bedford County borrowers answers to the Virginia Bureau of Financial Institutions. Banks and credit unions have their own regulators, and the CFPB takes complaints about any lender. The Virginia guide covers state rules in more detail.
Before you sign
Quick steps for Bedford County:
- Write down what the expense costs; a smaller loan costs less.
- Ask each lender for the APR and all fees in writing.
- Verify the Virginia license before giving out your Social Security number.
- Ask a Bedford County credit union about member loans.
More guides for Bedford County
The Virginia guide covers the whole state.
Frequently asked questions
Is Bedford County a high-income county?
Its $78,937 median ranks 49th of 133 Virginia counties and compares with $65,681 for the median U.S. county.
What do renters pay in Bedford County?
$952 a month at the median, about 14% of median household income.
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 Forest, Bedford, Stewartsville, Moneta, Montvale and 1 more.
Does my county matter to the questionnaire?
Only your state does. Whether you live in Bedford County or elsewhere in Virginia, the same rules apply.
Where can someone in Bedford County check a lender's license?
With the Virginia Bureau of Financial Institutions. If a lender is unlicensed or asks for a fee before funding, walk away.