HomeCaliforniaModoc County
Modoc County, California: commercial real estate data.
Modoc County, California has a population of 8,600 across 3,918 square miles, down 2.4 percent since the 2020 census base. County output reached $687.7 m in 2024, 160 establishments operate here, and the SBA record carries 9 7(a) approvals worth $6.9 m.
112 sourced county values · tier FULL · 12 sections
Modoc County
How many people live in Modoc County
- Population8,600
- Households3,267
- Average household size2.63
- Median household income$59,455
- Median age47.5
- Median gross rent$836 per month
- Median owner-occupied home value$224,700
- Home value to household income3.8 times
- Annual rent as a share of median income16.9 percent
- Adults 25 and over with a bachelor degree or higher24.8 percent
- Adults 25 and over with a graduate degree6.9 percent
- Adults 25 and over6,415
- Population under 181,639
- Share under 1819.1 percent
- Population 65 and over2,722
- Share 65 and over31.7 percent
- Working age population, 18 to 644,239
- Civilian labor force3,368
- Unemployment rate7.6 percent
- Labor force participation, adults 18 and over48.4 percent
- Rank by population among California counties56th of 58
- Rank by population among US county-equivalents2599th
Modoc County is the 56th largest of 58 California counties by population. A median home costs 3.8 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 31.7 percent against 19.1 percent, which points demand at health care, services and single storey product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Modoc County
Is Modoc County growing
- Population change since the 2020 census base-2.39 percent
- Census 2020 base population8,699
- Births, 202415
- Deaths, 2024128
- Natural change, 2024-113
- Net domestic migration, 2024-2
- Net international migration, 202440
- Total net migration, 202438
- Cumulative net domestic migration, 2021 to 2024-50
- Rank by growth among US county-equivalents2593rd
The county has lost 2.39 percent of its population since the 2020 census base. Deaths exceeded births in 2024, so all of the growth came from people moving in. A market held up by migration alone is more sensitive to a change in relative cost than one growing from household formation.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Modoc County
Where people moving to Modoc County come from
- Tax returns filed by households arriving191
- People arriving, from those returns365
- Adjusted gross income arriving$7.4 m
- Net adjusted gross income movement$0
- Average income of an arriving household$38,497
- Largest single originModoc County Non-migrants (2,781 households)
- Largest single destination (2,781 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Modoc County Non-migrants | 2,781 | 5,679 | $158.3 m |
| Other flows - Same State | 131 | 252 | $5.0 m |
| Other flows - Different State | 60 | 113 | $2.4 m |
| Other flows - West | 60 | 113 | $2.4 m |
The largest single source of arrivals is Modoc County Non-migrants, which is the catchment a retail or multifamily study should look at first.
US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Modoc County
What the Modoc County economy runs on
- County GDP, 2024$687.7 m
- County GDP, 2023$660.2 m
- GDP change, 2023 to 20244.2 percent
- GDP change over five years44.1 percent
- Rank by GDP among California counties55th
- Rank by GDP among US county-equivalents2160th
- GDP per resident$79,960
Output grew 4.2 percent in the latest year and 44.1 percent over five, which is the trend line a lender will read behind any single year figure.
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Modoc County
Who employs people in Modoc County
- Covered employment, annual average2,768
- Establishments reporting426
- Average annual pay$50,973
- Average weekly wage$980
- Sector 11, employment336
- Sector 11, average annual pay$54,067
- Sector 44-45, employment178
- Sector 44-45, average annual pay$35,123
- Sector 56, employment165
- Sector 56, average annual pay$39,969
- Sector 81, employment112
- Sector 81, average annual pay$43,149
- Sector 42, employment102
- Sector 23, employment74
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 11 | 336 | 51 | $54,067 |
| Sector 44-45 | 178 | 19 | $35,123 |
| Sector 56 | 165 | 6 | $39,969 |
| Sector 81 | 112 | 14 | $43,149 |
| Sector 42 | 102 | 13 | $64,395 |
| Sector 23 | 74 | 20 | $57,086 |
| Sector 54 | 64 | 15 | $54,200 |
| Sector 31-33 | 9 | 5 | $37,287 |
The largest sector is the biggest private employer group at 336 jobs, 12.1 percent of covered employment. Average pay per job sits below median household income, so households here typically need more than one earner.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Modoc County
What businesses operate in Modoc County
- Establishments, all industries160
- Employment at those establishments1,258
- Annual payroll$70.2 m
- Establishments per 1,000 residents18.6
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against.
US Census Bureau, County Business Patterns, 2023.
Modoc County
What is being built in Modoc County
- Housing units authorised by permit, 20245
- Declared construction value permitted$750,875
- Single family units authorised5
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$150,175
- Units authorised per 1,000 households1.5
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Modoc County
How much SBA lending happens in Modoc County
- 7(a) approvals recorded9
- 7(a) gross approval dollars$6.9 m
- Average 7(a) approval$762,733
- Median 7(a) approval$200,000
- 10th percentile approval$7,800
- 90th percentile approval$3,187,900
- Largest single approval$3,187,900
- Jobs reported supported, 7(a)59
- Jobs per approval6.6
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals8
- Median 7(a) term180 months
- Share of loans on real estate terms, 240 months or longer44.4 percent
- Loans on real estate terms4
- Loans on working capital terms, 120 months or shorter4
- Franchise loans1
- Franchise share of approvals11.1 percent
- Leading industry by approval countSupermarkets and Other Grocery Retailers (except Convenience Retailers) (2)
- Most active lenderOpen Bank (2)
The average approval of $762,733 sits well above the median of $200,000, so a small number of large deals is pulling the mean up. The median is the better guide to what a typical borrower here actually gets. 44.4 percent of approvals run on real estate terms of 240 months or more, so this is a market where SBA credit is buying buildings, not just funding operations.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Modoc County
Do SBA loans in Modoc County get paid back
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Exempt from disclosure5
- Status: Paid in full3
- Status: Cancelled1
Too few loans have reached a final outcome to publish a charge off rate. only 3 resolved loans, too few to publish a rate. A rate computed on a handful of loans is noise, so none is shown.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Modoc County
Which parts of Modoc County get the lending
- Places in the county with recorded lending3
- ALTURAS, approvals7
- CANBY, approvals1
- TULELAKE, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| ALTURAS | 7 | $6,820,700 |
| CANBY | 1 | $10,000 |
| TULELAKE | 1 | $33,900 |
ALTURAS accounts for 7 approvals against 1 in CANBY. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Modoc County
How big is Modoc County
- Land area3,918 sq mi
- Rank by land area among California counties12th of 58
- Width, east to west74.6 mi
- Height, north to south56.2 mi
- Geographies sharing a boundary3
- Residents per square mile of land2
- Establishments per square mile0.04
US Census Bureau county boundary geometry, TIGER, adjacency computed from shared boundary vertices, TIGER county boundaries. US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year. US Census Bureau, County Business Patterns, 2023.
Modoc County
What hazards affect Modoc County
- EPA radon zone predicted average indoor radon screening level less than 2 pCi/LZone 3
- Communities in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 3, a predicted average indoor radon screening level less than 2 pCi/L.
US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001. FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved.
Coverage
What this page does not hold.
Every item below could be filled with a plausible figure. None of them is. On a page a lender may read, a number that cannot be traced is worse than an absence, so the absences are named.
- No 504 approvals recorded in this county in the FOIA release covering FY2010 onward.
- Flood zone record counts are not held. The flood coverage export has not landed, so no count is shown rather than an estimated one.
- Traffic counts resolve in the platform, not in this dataset, so no AADT figure is printed here.
- Zoning is in build. Parcel level zoning is not published on this page.
Feasibility studies
When a Modoc County site needs a document a lender will accept.
The same data layer behind this page is the one the studies are written from. A study for a Modoc County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population8,600
- Households3,267
- Average household size2.63
- Median household income$59,455
- Median age47.5
Common questions
Modoc County questions, answered from the record.
How many people live in Modoc County, California?
8,600, in 3,267 households, ranking 56th of 58 California counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Modoc County growing?
The population has fallen 2.39 percent since the 2020 census base. In 2024 there were 15 births against 128 deaths, with net migration of 38. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Modoc County?
$59,455. The median owner-occupied home is valued at $224,700, which is 3.8 times income, and median gross rent is $836 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Modoc County?
160 establishments, employing 1,258 people with an annual payroll of $70.2 m. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in Modoc County?
Average annual pay is $50,973, or $980 a week, across 2,768 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Modoc County?
9 7(a) approvals totalling $6.9 m since FY2020, across 7 lenders, with a median approval of $200,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Modoc County?
5 housing units were authorised by permit in 2024, with a declared construction value of $750,875. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Modoc County?
Zone 3, a predicted average indoor radon screening level less than 2 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Modoc County come from?
The largest single origin is Modoc County Non-migrants, with 2,781 households. Arriving households report an average income of $38,497 against null for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Modoc County on this page?
No. Annual average daily traffic resolves in the platform rather than in this dataset, so no AADT figure is printed here. It is a gap we know about rather than a figure we estimated.
Is zoning published for Modoc County?
Not yet. The zoning layer is in build. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame with confirm locally attached.