1st Advantage MortgageThe median Page County household earns $57,037, and 11% of residents live below the poverty line. Your income, debts and credit decide what you qualify for. Get offers in writing, compare the total repaid, and never pay a fee up front.
On this page
- Getting oriented in Page County
- Household income in Page County
- Housing costs in Page County
- Jobs and commutes in Page County
- Neighboring counties at a glance
- The communities that make up Page County
- Budget math at the Page County median
- Borrowing situations common in Page County
- Who lives in Page County, in numbers
- Four steps for Page County borrowers
- Licensing and complaints for Page County
- More guides for Page County
- Frequently asked questions
Getting oriented in Page County
The latest five-year Census estimate puts Page County's population at 23,727; only 72 of Virginia's 133 county-level areas are larger. Packed into 310 square miles, that is close to 77 residents for every square mile of land. It sits outside every metropolitan statistical area in the July 2023 OMB delineation. Luray is the biggest of its 3 Census places, at roughly 4,827 people (20% of the county total).
Household income in Page County
Half of Page County households take in less than $57,037 a year and half take in more, 39% below the Virginia median of $93,170. Only 100 Virginia counties post a higher median.
| Yearly household income | Page County | Gap to Virginia |
|---|---|---|
| Under $35,000 | 29.2% | +11.3 pts |
| $35,000 to $99,999 | 44.8% | +9.6 pts |
| $100,000 to $199,999 | 22.3% | -6.9 pts |
| $200,000 or more | 3.7% | -14.0 pts |
Some 29% of households here live on less than $35,000 a year; 26% have six-figure incomes. The poverty rate is 11.3%, 1 point higher than the state's 9.9%. The Gini index of income inequality is 0.431 (0 is perfect equality). If your income is irregular, as it often is with tips, gig work or seasonal jobs, plan around your leaner months rather than the Page County median.
Housing costs in Page County
A typical Page County rental runs $879 a month including utilities, which is 44% below Virginia. Rent takes 30% or more of income for 39% of renter households here. The median owner-occupied home is valued at $233,200, about 4.1 times the median household income. Owners occupy 72% of homes. Median construction year: 1974.
| Home costs | Page County | Virginia | U.S. middle county |
|---|---|---|---|
| Median gross rent | $879/mo | $1,579/mo | $877/mo |
| Median home value | $233,200 | $383,700 | $185,300 |
| Owners | 72% | 67% | 75% |
| Rent-burdened renters | 39% | 49% | 45% |
| Burdened owners | 37% | 25% | n/a |
| Vacant units | 17% | 9% | n/a |
Jobs and commutes in Page County
By the Census industry count, 24% of employed Page County residents work in education and health care and 15% in manufacturing. Compared with Virginia, the county leans toward manufacturing (15% against 7%). The survey's unemployment rate for Page County averages 5.5% over 2020 to 2024 (state: 4.3%). 32% of commuters travel 45 minutes or more each way, and 6% work from home. Households without a car make up 7.8% of the total (6.1% statewide).
| Industry (employed residents 16+) | Page County | Gap to Virginia |
|---|---|---|
| Education and health care | 24.1% | +1.8 pts |
| Manufacturing | 15.2% | +8.1 pts |
| Construction | 10.9% | +4.4 pts |
| Retail trade | 10.8% | +1.0 pts |
| Arts, lodging and food service | 8.9% | +1.0 pts |
| Finance, insurance and real estate | 5.8% | -0.7 pts |
If your hours swing with the season or with overtime, size a loan payment against your base pay, not your best month.
Neighboring counties at a glance
Distances run center to center, from Shenandoah County at 17 miles out to Harrisonburg city at 24. Greene County leads the group on income ($89,808), Harrisonburg city trails ($62,254), and Page County out-earns 0 of the six.
| County | Distance | Median income | Median rent | Owners |
|---|---|---|---|---|
| Page County | - | $57,037 | $879/mo | 72% |
| Shenandoah County, VA | 17 mi | $67,191 | $984/mo | 73% |
| Rappahannock County, VA | 18 mi | $83,380 | $1,290/mo | 73% |
| Madison County, VA | 19 mi | $84,323 | $1,166/mo | 78% |
| Greene County, VA | 23 mi | $89,808 | $1,309/mo | 83% |
| Rockingham County, VA | 23 mi | $80,693 | $1,160/mo | 75% |
| Harrisonburg city, VA | 24 mi | $62,254 | $1,184/mo | 39% |
The communities that make up Page County
The table lists the 3 largest of 3 Census places in Page County, by population. Together all 3 hold about 9,749 people, so roughly 59% of residents live outside any named place. Among places of 500 or more people, median income runs from $50,150 in Luray to $71,458 in Shenandoah. Median rent ranges from $841 in Stanley to $1,093 in Shenandoah. Live in one of these Page County communities, or between them? This is your local guide.
| Community | Type | Residents | Household income (median) | Rent (median) | Distance |
|---|---|---|---|---|---|
| Luray | town | 4,827 | $50,150 | $892 | 3 mi |
| Shenandoah | town | 2,888 | $71,458 | $1,093 | 12 mi |
| Stanley | town | 2,034 | $54,301 | $841 | 3 mi |
Budget math at the Page County median
Lenders compare monthly debt payments with gross monthly income, the debt-to-income ratio. For a Page County household at the medians it works out like this; treat it as an illustration only.
- Median income divided by twelve: $4,753 before taxes
- Housing at the median rent of $879 uses 18%
- Under a 36% cap, $1,711 total minus rent leaves $832
If your rent is above $879, the room shrinks dollar for dollar.
Borrowing situations common in Page County
Based on the Page County data above, these borrowing questions are most likely to matter locally.
- Commuter costs. 32% drive 45 minutes or more. Compare shop financing with a loan, and keep a small repair fund.
- Benefit income. With half of residents older than 45, lenders often see pension and Social Security income, which counts like wages.
- Debt consolidation. One fixed payment can save money only if the written APR and fees beat what you pay now (guide).
Who lives in Page County, in numbers
15% of Page County adults 25 and older hold a bachelor's degree or more. The uninsured rate is 8.0%, against 6.9% for Virginia.
| People and households | Page County | Virginia | Median county |
|---|---|---|---|
| Median age | 45.4 | 39.0 | 41.5 |
| Bachelor's or higher | 15.2% | 42.2% | 22.2% |
| No high school diploma | 16.9% | 8.4% | n/a |
| No health insurance | 8.0% | 6.9% | 7.8% |
| No vehicle | 7.8% | 6.1% | 5.4% |
| Work from home | 5.8% | 18.3% | 8.7% |
| Poverty rate | 11.3% | 9.9% | 13.2% |
| Unemployment (ACS) | 5.5% | 4.3% | 4.4% |
| One-way commute | Share of Page County workers |
|---|---|
| Under 15 min | 30.0% |
| 15 to 29 min | 17.8% |
| 30 to 44 min | 20.3% |
| 45 to 59 min | 12.7% |
| 60+ min | 19.2% |
Four steps for Page County borrowers
Before you apply, wherever you live in Page County:
- Borrow the amount the job needs; extra cash adds interest.
- Collect three written offers and compare APR and total repaid.
- Verify the Virginia license before giving out your Social Security number.
- Read the final agreement; it must match the offer.
Licensing and complaints for Page County
No county office licenses personal lenders. For Page County, check 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.
More guides for Page County
For statewide rules and data, see the Virginia guide.
Frequently asked questions
What is the median household income in Page County?
$57,037 a year in the 2020 to 2024 Census survey, versus $93,170 for Virginia. It ranks 101st of 133 in the state.
How does Page County rent compare with Virginia?
$879 locally versus $1,579 for the state, 44% below.
Should Page County homeowners use home equity instead?
Maybe, but weigh the risk: 72% of Page County homes are owner-occupied, and a home-equity loan or line is secured by the house while a personal loan usually is not.
I live in a small Page County town. Is this my guide?
Yes. If your town has no city guide, this county page is the local one; it covers Luray, Shenandoah, Stanley.
Are Page County applicants treated differently?
No. Everyone answers the same questions and is screened on the same objective points; lending partners set their own criteria under fair-lending laws.