ZIP code 24085

ZIP 24085 is a small town in Botetourt County, Virginia, with 2,425 residents counted in the Census American Community Survey 2019-2023 ACS 5-year estimates, which places it #470 of 903 ranked by population — larger than 48% of them. The median age here is 51.7 years against 39.1 nationally, a markedly older profile that usually tracks retirees staying put and younger households leaving for work. At this population the ACS sample is small, so the margin of error around every dollar figure below is wide — treat the numbers as a band, not a point, and expect them to move between annual releases without the place itself changing.

Households in ZIP 24085 earn a median of $54,728 a year, 30.3% below the national figure of $78,538. The median is the midpoint household, not an average, so a handful of very high earners cannot drag it upward the way they distort a mean. Poverty reaches 8.9% of residents here, below the 12.4% national rate.

The typical owner-occupied home in ZIP 24085 is valued at $140,900, 53.6% below the national figure, while median gross rent runs $647 a month, 54% below the national figure, or roughly $7,764 across a full year. A household on the local median income would put about 14.2% of gross pay toward that rent against the federal 30% cost-burden threshold, so renting here is cheap relative to what people here earn. The home-price-to-income ratio works out to 2.6×, against roughly 3.9× nationally, so buying is easier here than in the average US market. 92.3% of occupied homes are owner-occupied versus 65% nationally, an owner-dominated market where rental listings are scarce and rent medians rest on a thin sample. Gross rent folds in the utilities a tenant pays separately, so it is closer to the real monthly outlay than a headline rent figure.

A median age of 51.7 puts ZIP 24085 well into retirement-weighted territory, which pulls median household income down even where household wealth is high, because retirement draws are counted differently from wages.

Every value on this page is published directly by the Census for this area — nothing is modelled or interpolated. Small-area estimates still carry wider margins of error than state or national figures, so check the linked ACS tables before relying on them for lending, appraisal or legal work.

ZIP 24085 is tabulated inside Botetourt County, Virginia, one of 6 ZIP areas the Census publishes for that county and 903 across Virginia. Fewer than 2,500 people are counted here, so the ZIP behaves like a village delivery route rather than a neighbourhood. County assignment on this page follows the largest share of the ZIP's land area, which matters where a delivery route crosses a county line: mail addressed to 24085 can be handled by a post office in a neighbouring county even though the tabulation area is filed here.

Against its own county, 24085 reports a median household income of $54,728, 36% below the $85,028 county median, and 25% below the $72,517 typical VA ZIP. Owner-occupied homes are valued at a median of $140,900, 48% below the county figure and 45% below the statewide ZIP median. Rent is reported gross — the contract amount plus tenant-paid utilities — at $647 a month, which is why it reads higher than the advertised rent on a listing for the same unit.

Virginia charges 4.3% statewide, and local governments overlapping 24085 may add county, city or special-district levies on top. We publish the state floor for this ZIP rather than guessing a combined figure, because ZIP boundaries and taxing-district boundaries were drawn for different purposes and do not line up.

Everything above comes from the Census Bureau American Community Survey 2019-2023 ACS 5-year estimates for this ZIP Code Tabulation Area, with sales tax rates traced to the state revenue agency. Five-year estimates pool sixty months of responses, so they are stable enough to compare 24085 with its neighbours but always trail the current year, and any value the Census suppressed for sample size is shown as unpublished rather than filled in with a model.