HomeCaliforniaSan Joaquin County
San Joaquin County, California: commercial real estate data.
San Joaquin County, California has a population of 797,334 across 1,391 square miles, up 4.7 percent since the 2020 census base. County output reached $46.52 bn in 2024, 13,638 establishments operate here, and the SBA record carries 630 7(a) approvals worth $485.2 m.
129 sourced county values · tier FULL · 12 sections
San Joaquin County
How many people live in San Joaquin County
- Population797,334
- Households245,250
- Average household size3.25
- Median household income$92,179
- Median age35.4
- Median gross rent$1,734 per month
- Median owner-occupied home value$530,700
- Home value to household income5.8 times
- Annual rent as a share of median income22.6 percent
- Adults 25 and over with a bachelor degree or higher22.8 percent
- Adults 25 and over with a graduate degree7.3 percent
- Adults 25 and over513,773
- Population under 18208,824
- Share under 1826.2 percent
- Population 65 and over107,730
- Share 65 and over13.5 percent
- Working age population, 18 to 64480,780
- Civilian labor force379,834
- Unemployment rate7.6 percent
- Labor force participation, adults 18 and over64.5 percent
- Rank by population among California counties14th of 58
- Rank by population among US county-equivalents81st
San Joaquin County is the 14th largest of 58 California counties by population. A median home costs 5.8 times median household income, which is a stretched ownership market and usually shows up as rental demand. Residents under 18 outnumber those 65 and over, at 26.2 percent against 13.5 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
San Joaquin County
Is San Joaquin County growing
- Population change since the 2020 census base4.73 percent
- Census 2020 base population779,232
- Births, 20248,554
- Deaths, 20245,880
- Natural change, 20242,674
- Net domestic migration, 2024-42
- Net international migration, 20247,528
- Total net migration, 20247,486
- Cumulative net domestic migration, 2021 to 20245,413
- Rank by growth among US county-equivalents569th
The county has grown 4.73 percent since the 2020 census base. Migration contributed more to 2024 change than births over deaths, so demand here follows people arriving rather than families forming.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
San Joaquin County
Where people moving to San Joaquin County come from
- Tax returns filed by households arriving16,617
- People arriving, from those returns32,908
- Adjusted gross income arriving$1.45 bn
- Net adjusted gross income movement$0
- Average income of an arriving household$87,006
- Largest single originSan Joaquin County Non-migrants (282,567 households)
- Largest single destination (282,567 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| San Joaquin County Non-migrants | 282,567 | 609,147 | $22.78 bn |
| Alameda County | 3,895 | 8,884 | $452.7 m |
| Santa Clara County | 2,567 | 5,780 | $341.7 m |
| Other flows - Different State | 1,813 | 3,183 | $109.1 m |
| Stanislaus County | 1,551 | 2,865 | $89.2 m |
| Sacramento County | 1,274 | 2,198 | $71.9 m |
| Contra Costa County | 1,091 | 2,155 | $88.7 m |
| Other flows - South | 708 | 1,298 | $45.0 m |
The largest single source of arrivals is San Joaquin 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.
San Joaquin County
What the San Joaquin County economy runs on
- County GDP, 2024$46.52 bn
- County GDP, 2023$42.94 bn
- GDP change, 2023 to 20248.3 percent
- GDP change over five years39.7 percent
- Rank by GDP among California counties15th
- Rank by GDP among US county-equivalents127th
- GDP per resident$58,346
Output grew 8.3 percent in the latest year and 39.7 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.
San Joaquin County
Who employs people in San Joaquin County
- Covered employment, annual average287,828
- Establishments reporting22,110
- Average annual pay$63,300
- Average weekly wage$1,217
- Sector 48-49, employment44,886
- Sector 48-49, average annual pay$66,864
- Sector 62, employment37,849
- Sector 62, average annual pay$62,153
- Sector 44-45, employment26,668
- Sector 44-45, average annual pay$42,361
- Sector 31-33, employment23,339
- Sector 31-33, average annual pay$74,341
- Sector 72, employment21,491
- Sector 56, employment14,855
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 48-49 | 44,886 | 1,611 | $66,864 |
| Sector 62 | 37,849 | 8,490 | $62,153 |
| Sector 44-45 | 26,668 | 1,650 | $42,361 |
| Sector 31-33 | 23,339 | 620 | $74,341 |
| Sector 72 | 21,491 | 1,312 | $28,456 |
| Sector 56 | 14,855 | 810 | $47,450 |
| Sector 23 | 14,597 | 1,432 | $82,483 |
| Sector 11 | 14,196 | 934 | $46,146 |
The largest sector is the biggest private employer group at 44,886 jobs, 15.6 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.
San Joaquin County
What businesses operate in San Joaquin County
- Establishments, all industries13,638
- Employment at those establishments232,910
- Annual payroll$13.24 bn
- Establishments per 1,000 residents17.1
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.
San Joaquin County
What is being built in San Joaquin County
- Housing units authorised by permit, 20243,779
- Declared construction value permitted$1.61 bn
- Single family units authorised3,773
- Multifamily units authorised6
- Multifamily share of units0.2 percent
- Average declared value per unit$426,465
- Units authorised per 1,000 households15.4
Multifamily is 0.2 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
San Joaquin County
How much SBA lending happens in San Joaquin County
- 7(a) approvals recorded630
- 7(a) gross approval dollars$485.2 m
- Average 7(a) approval$770,193
- Median 7(a) approval$350,000
- 10th percentile approval$31,800
- 90th percentile approval$2,146,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)7,951
- Jobs per approval12.6
- Distinct 7(a) lenders active91
- Distinct industries receiving approvals206
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer32.4 percent
- Loans on real estate terms204
- Loans on working capital terms, 120 months or shorter410
- Franchise loans79
- Franchise share of approvals12.5 percent
- Leading industry by approval countGeneral Freight Trucking, Long-Distance, Truckload (47)
- Most active lenderU.S. Bank, National Association (86)
- 504 approvals recorded289
- 504 gross approval dollars$344.3 m
- Average 504 approval$1,191,374
- Median 504 approval$619,000
- Distinct CDCs active17
- 504 jobs per approval12.3
- 504 jobs per million dollars approved10.4
- Most active CDCMortgage Capital Development Corporation (69)
- 7(a) share of SBA approvals68.6 percent
- Combined SBA approval dollars$829.5 m
The average approval of $770,193 sits well above the median of $350,000, 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. 32.4 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. US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
San Joaquin County
Do SBA loans in San Joaquin County get paid back
- Loans with a final outcome recorded127
- Paid in full116
- Charged off11
- Charge off rate on resolved loans8.7 percent
- Status: Exempt from disclosure377
- Status: Paid in full116
- Status: Cancelled98
- Status: Charged off11
- Status: Committed, not yet disbursed28
| NAICS | Industry | Resolved loans | Charged off | Charge off rate |
|---|---|---|---|---|
| 484110 | General Freight Trucking, Local | 16 | 2 | 12.5% |
| 484121 | General Freight Trucking, Long-Distance, Truckload | 12 | 3 | 25.0% |
Of the 127 loans that have reached a final outcome, 8.7 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong. Among industries with at least ten resolved loans, General Freight Trucking, Long-Distance, Truckload carries the highest charge off rate at 25.0 percent.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
San Joaquin County
Which parts of San Joaquin County get the lending
- Places in the county with recorded lending18
- STOCKTON, approvals271
- Tracy, approvals122
- Manteca, approvals87
- LODI, approvals67
- LATHROP, approvals34
- RIPON, approvals11
| Place | Approvals | Gross approval dollars |
|---|---|---|
| STOCKTON | 271 | $223,027,200 |
| Tracy | 122 | $75,060,200 |
| Manteca | 87 | $50,709,800 |
| LODI | 67 | $54,120,500 |
| LATHROP | 34 | $33,803,700 |
| RIPON | 11 | $20,191,000 |
| MOUNTAIN HOUSE | 8 | $1,579,000 |
| ESCALON | 6 | $5,339,300 |
STOCKTON accounts for 271 approvals against 122 in Tracy. 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.
San Joaquin County
How big is San Joaquin County
- Land area1,391 sq mi
- Rank by land area among California counties33rd of 58
- Width, east to west36 mi
- Height, north to south56.5 mi
- Geographies sharing a boundary6
- Residents per square mile of land573
- Establishments per square mile9.80
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.
San Joaquin County
What hazards affect San Joaquin County
- EPA radon zone predicted average indoor radon screening level less than 2 pCi/LZone 3
- Communities in the NFIP Community Status Book8
- Of those, participating in the NFIP8
- NFIP participation rate100.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 7
- Communities carrying a CRS class4
The EPA places the county in radon zone 3, a predicted average indoor radon screening level less than 2 pCi/L. The best Community Rating System class in the county is 7, which carries a flood insurance premium discount for properties in the participating community.
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.
- 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 San Joaquin 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 San Joaquin County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population797,334
- Households245,250
- Average household size3.25
- Median household income$92,179
- Median age35.4
Common questions
San Joaquin County questions, answered from the record.
How many people live in San Joaquin County, California?
797,334, in 245,250 households, ranking 14th of 58 California counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is San Joaquin County growing?
The population has grown 4.73 percent since the 2020 census base. In 2024 there were 8,554 births against 5,880 deaths, with net migration of 7,486. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in San Joaquin County?
$92,179. The median owner-occupied home is valued at $530,700, which is 5.8 times income, and median gross rent is $1,734 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in San Joaquin County?
13,638 establishments, employing 232,910 people with an annual payroll of $13.24 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in San Joaquin County?
Average annual pay is $63,300, or $1,217 a week, across 287,828 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in San Joaquin County?
630 7(a) approvals totalling $485.2 m since FY2020, across 91 lenders, with a median approval of $350,000, plus 289 504 approvals worth $344.3 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in San Joaquin County get paid back?
Of the 127 loans that have reached a final outcome, 116 were paid in full and 11 charged off, a charge off rate of 8.7 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in San Joaquin County?
3,779 housing units were authorised by permit in 2024, with a declared construction value of $1.61 bn. Multifamily was 0.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for San Joaquin 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 San Joaquin County come from?
The largest single origin is San Joaquin County Non-migrants, with 282,567 households. Arriving households report an average income of $87,006 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 San Joaquin 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 San Joaquin 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.