Highlands County, Florida: commercial real estate data.
Highlands County, Florida has a population of 105,702 across 1,017 square miles, up 8.4 percent since the 2020 census base. County output reached $3.83 bn in 2024, 2,138 establishments operate here, and the SBA record carries 66 7(a) approvals worth $47.0 m.
127 sourced county values · tier FULL · 12 sections
Highlands County
How many people live in Highlands County
- Population105,702
- Households46,879
- Average household size2.25
- Median household income$54,897
- Median age54.4
- Median gross rent$1,035 per month
- Median owner-occupied home value$187,900
- Home value to household income3.4 times
- Annual rent as a share of median income22.6 percent
- Adults 25 and over with a bachelor degree or higher20.5 percent
- Adults 25 and over with a graduate degree7.5 percent
- Adults 25 and over82,181
- Population under 1817,631
- Share under 1816.7 percent
- Population 65 and over38,051
- Share 65 and over36.0 percent
- Working age population, 18 to 6450,020
- Civilian labor force39,261
- Unemployment rate6.4 percent
- Labor force participation, adults 18 and over44.6 percent
- Rank by population among Florida counties36th of 67
- Rank by population among US county-equivalents593rd
Highlands County is the 36th largest of 67 Florida counties by population. A median home costs 3.4 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 36.0 percent against 16.7 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.
Highlands County
Is Highlands County growing
- Population change since the 2020 census base8.44 percent
- Census 2020 base population101,232
- Births, 2024844
- Deaths, 20241,905
- Natural change, 2024-1,061
- Net domestic migration, 20242,047
- Net international migration, 2024637
- Total net migration, 20242,684
- Cumulative net domestic migration, 2021 to 202411,191
- Rank by growth among US county-equivalents213th
The county has grown 8.44 percent 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.
Highlands County
Where people moving to Highlands County come from
- Tax returns filed by households arriving3,965
- People arriving, from those returns6,985
- Adjusted gross income arriving$247.8 m
- Net adjusted gross income movement$0
- Average income of an arriving household$62,503
- Largest single originHighlands County Non-migrants (36,369 households)
- Largest single destination (36,369 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Highlands County Non-migrants | 36,369 | 69,757 | $2.05 bn |
| Other flows - Different State | 1,859 | 3,262 | $123.6 m |
| Other flows - Midwest | 682 | 1,177 | $47.7 m |
| Other flows - South | 532 | 925 | $34.7 m |
| Other flows - Northeast | 468 | 840 | $27.1 m |
| Polk County | 275 | 520 | $11.3 m |
| Miami-Dade County | 252 | 400 | $12.3 m |
| Broward County | 230 | 416 | $19.7 m |
The largest single source of arrivals is Highlands 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.
Highlands County
What the Highlands County economy runs on
- County GDP, 2024$3.83 bn
- County GDP, 2023$3.60 bn
- GDP change, 2023 to 20246.3 percent
- GDP change over five years46.1 percent
- Rank by GDP among Florida counties39th
- Rank by GDP among US county-equivalents836th
- GDP per resident$36,189
Output grew 6.3 percent in the latest year and 46.1 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.
Highlands County
Who employs people in Highlands County
- Covered employment, annual average28,823
- Establishments reporting2,672
- Average annual pay$47,926
- Average weekly wage$922
- Sector 62, employment6,506
- Sector 62, average annual pay$62,018
- Sector 44-45, employment4,783
- Sector 44-45, average annual pay$35,182
- Sector 72, employment3,142
- Sector 72, average annual pay$25,039
- Sector 23, employment1,848
- Sector 23, average annual pay$51,807
- Sector 56, employment1,162
- Sector 54, employment935
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 6,506 | 420 | $62,018 |
| Sector 44-45 | 4,783 | 359 | $35,182 |
| Sector 72 | 3,142 | 185 | $25,039 |
| Sector 23 | 1,848 | 301 | $51,807 |
| Sector 56 | 1,162 | 185 | $42,018 |
| Sector 54 | 935 | 182 | $59,672 |
| Sector 81 | 737 | 180 | $37,214 |
| Sector 31-33 | 733 | 76 | $54,339 |
The largest sector is the biggest private employer group at 6,506 jobs, 22.6 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.
Highlands County
What businesses operate in Highlands County
- Establishments, all industries2,138
- Employment at those establishments22,996
- Annual payroll$973.1 m
- Establishments per 1,000 residents20.2
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.
Highlands County
What is being built in Highlands County
- Housing units authorised by permit, 2024980
- Declared construction value permitted$202.4 m
- Single family units authorised846
- Multifamily units authorised134
- Multifamily share of units13.7 percent
- Average declared value per unit$206,556
- Units authorised per 1,000 households20.9
Multifamily is 13.7 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Highlands County
How much SBA lending happens in Highlands County
- 7(a) approvals recorded66
- 7(a) gross approval dollars$47.0 m
- Average 7(a) approval$711,815
- Median 7(a) approval$187,500
- 10th percentile approval$25,000
- 90th percentile approval$2,125,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)625
- Jobs per approval9.5
- Distinct 7(a) lenders active28
- Distinct industries receiving approvals46
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer30.3 percent
- Loans on real estate terms20
- Loans on working capital terms, 120 months or shorter44
- Franchise loans7
- Franchise share of approvals10.6 percent
- Leading industry by approval countFull-Service Restaurants (5)
- Most active lenderTD Bank, National Association (14)
- 504 approvals recorded15
- 504 gross approval dollars$9.5 m
- Average 504 approval$630,667
- Median 504 approval$331,000
- Distinct CDCs active3
- 504 jobs per approval4.2
- 504 jobs per million dollars approved6.7
- Most active CDCFlorida First Capital Finance Corporation, Inc. (8)
- 7(a) share of SBA approvals81.5 percent
- Combined SBA approval dollars$56.4 m
The average approval of $711,815 sits well above the median of $187,500, 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. 30.3 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.
Highlands County
Do SBA loans in Highlands County get paid back
- Loans with a final outcome recorded10
- Paid in full8
- Charged off2
- Charge off rate on resolved loans20.0 percent
- Status: Exempt from disclosure43
- Status: Paid in full8
- Status: Charged off2
- Status: Cancelled10
- Status: Committed, not yet disbursed3
Of the 10 loans that have reached a final outcome, 20.0 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.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Highlands County
Which parts of Highlands County get the lending
- Places in the county with recorded lending4
- SEBRING, approvals36
- LAKE PLACID, approvals23
- Avon Park, approvals6
- VENUS, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| SEBRING | 36 | $38,585,300 |
| LAKE PLACID | 23 | $5,526,600 |
| Avon Park | 6 | $2,767,900 |
| VENUS | 1 | $100,000 |
SEBRING accounts for 36 approvals against 23 in LAKE PLACID. 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.
Highlands County
How big is Highlands County
- Land area1,017 sq mi
- Rank by land area among Florida counties14th of 67
- Width, east to west38.2 mi
- Height, north to south42.4 mi
- Geographies sharing a boundary5
- Residents per square mile of land104
- Establishments per square mile2.10
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.
Highlands County
What hazards affect Highlands County
- EPA radon zone predicted average indoor radon screening level less than 2 pCi/LZone 3
- Communities in the NFIP Community Status Book4
- Of those, participating in the NFIP4
- 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 8
- Communities carrying a CRS class1
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 8, 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 Highlands 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 Highlands County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population105,702
- Households46,879
- Average household size2.25
- Median household income$54,897
- Median age54.4
Common questions
Highlands County questions, answered from the record.
How many people live in Highlands County, Florida?
105,702, in 46,879 households, ranking 36th of 67 Florida counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Highlands County growing?
The population has grown 8.44 percent since the 2020 census base. In 2024 there were 844 births against 1,905 deaths, with net migration of 2,684. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Highlands County?
$54,897. The median owner-occupied home is valued at $187,900, which is 3.4 times income, and median gross rent is $1,035 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Highlands County?
2,138 establishments, employing 22,996 people with an annual payroll of $973.1 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 Highlands County?
Average annual pay is $47,926, or $922 a week, across 28,823 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Highlands County?
66 7(a) approvals totalling $47.0 m since FY2020, across 28 lenders, with a median approval of $187,500, plus 15 504 approvals worth $9.5 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Highlands County get paid back?
Of the 10 loans that have reached a final outcome, 8 were paid in full and 2 charged off, a charge off rate of 20.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Highlands County?
980 housing units were authorised by permit in 2024, with a declared construction value of $202.4 m. Multifamily was 13.7 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Highlands 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 Highlands County come from?
The largest single origin is Highlands County Non-migrants, with 36,369 households. Arriving households report an average income of $62,503 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 Highlands 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 Highlands 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.