Nassau County, Florida: commercial real estate data.
Nassau County, Florida has a population of 97,859 across 649 square miles, up 15.5 percent since the 2020 census base. County output reached $4.98 bn in 2024, 2,261 establishments operate here, and the SBA record carries 115 7(a) approvals worth $76.8 m.
126 sourced county values · tier FULL · 12 sections
Nassau County
How many people live in Nassau County
- Population97,859
- Households39,307
- Average household size2.49
- Median household income$89,804
- Median age46.5
- Median gross rent$1,526 per month
- Median owner-occupied home value$382,800
- Home value to household income4.3 times
- Annual rent as a share of median income20.4 percent
- Adults 25 and over with a bachelor degree or higher35.6 percent
- Adults 25 and over with a graduate degree13.4 percent
- Adults 25 and over72,891
- Population under 1818,923
- Share under 1819.3 percent
- Population 65 and over23,395
- Share 65 and over23.9 percent
- Working age population, 18 to 6455,541
- Civilian labor force46,467
- Unemployment rate4.5 percent
- Labor force participation, adults 18 and over58.9 percent
- Rank by population among Florida counties37th of 67
- Rank by population among US county-equivalents634th
Nassau County is the 37th largest of 67 Florida counties by population. A median home costs 4.3 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 23.9 percent against 19.3 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.
Nassau County
Is Nassau County growing
- Population change since the 2020 census base15.52 percent
- Census 2020 base population90,356
- Births, 2024810
- Deaths, 20241,130
- Natural change, 2024-320
- Net domestic migration, 20242,988
- Net international migration, 2024119
- Total net migration, 20243,107
- Cumulative net domestic migration, 2021 to 202414,312
- Rank by growth among US county-equivalents51st
The county has grown 15.52 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.
Nassau County
Where people moving to Nassau County come from
- Tax returns filed by households arriving4,565
- People arriving, from those returns8,856
- Adjusted gross income arriving$632.6 m
- Net adjusted gross income movement$0
- Average income of an arriving household$138,568
- Largest single originNassau County Non-migrants (36,735 households)
- Largest single destination (36,735 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Nassau County Non-migrants | 36,735 | 74,269 | $4.91 bn |
| Other flows - Different State | 2,153 | 4,216 | $352.3 m |
| Duval County | 1,137 | 2,221 | $150.5 m |
| Other flows - South | 1,111 | 2,177 | $178.3 m |
| Other flows - Northeast | 459 | 890 | $97.5 m |
| Other flows - West | 304 | 595 | $34.3 m |
| Other flows - Midwest | 279 | 554 | $42.2 m |
| Other flows - Same State | 277 | 499 | $25.9 m |
The largest single source of arrivals is Nassau 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.
Nassau County
What the Nassau County economy runs on
- County GDP, 2024$4.98 bn
- County GDP, 2023$4.63 bn
- GDP change, 2023 to 20247.5 percent
- GDP change over five years53.6 percent
- Rank by GDP among Florida counties38th
- Rank by GDP among US county-equivalents718th
- GDP per resident$50,891
Output grew 7.5 percent in the latest year and 53.6 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.
Nassau County
Who employs people in Nassau County
- Covered employment, annual average27,451
- Establishments reporting2,944
- Average annual pay$56,807
- Average weekly wage$1,092
- Sector 72, employment5,523
- Sector 72, average annual pay$33,662
- Sector 44-45, employment4,278
- Sector 44-45, average annual pay$33,594
- Sector 62, employment2,837
- Sector 62, average annual pay$57,342
- Sector 23, employment1,832
- Sector 23, average annual pay$54,972
- Sector 56, employment1,604
- Sector 31-33, employment1,519
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 72 | 5,523 | 251 | $33,662 |
| Sector 44-45 | 4,278 | 319 | $33,594 |
| Sector 62 | 2,837 | 262 | $57,342 |
| Sector 23 | 1,832 | 396 | $54,972 |
| Sector 56 | 1,604 | 228 | $52,512 |
| Sector 31-33 | 1,519 | 83 | $86,471 |
| Sector 54 | 1,170 | 421 | $88,906 |
| Sector 81 | 1,102 | 219 | $46,330 |
The largest sector is the biggest private employer group at 5,523 jobs, 20.1 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.
Nassau County
What businesses operate in Nassau County
- Establishments, all industries2,261
- Employment at those establishments21,651
- Annual payroll$986.0 m
- Establishments per 1,000 residents23.1
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.
Nassau County
What is being built in Nassau County
- Housing units authorised by permit, 2024953
- Declared construction value permitted$398.6 m
- Single family units authorised925
- Multifamily units authorised28
- Multifamily share of units2.9 percent
- Average declared value per unit$418,301
- Units authorised per 1,000 households24.2
Multifamily is 2.9 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Nassau County
How much SBA lending happens in Nassau County
- 7(a) approvals recorded115
- 7(a) gross approval dollars$76.8 m
- Average 7(a) approval$668,197
- Median 7(a) approval$350,000
- 10th percentile approval$50,000
- 90th percentile approval$1,616,300
- Largest single approval$4,029,000
- Jobs reported supported, 7(a)1,285
- Jobs per approval11.2
- Distinct 7(a) lenders active32
- Distinct industries receiving approvals65
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer33.0 percent
- Loans on real estate terms38
- Loans on working capital terms, 120 months or shorter68
- Franchise loans20
- Franchise share of approvals17.4 percent
- Leading industry by approval countFull-Service Restaurants (14)
- Most active lenderPineland Bank (30)
- 504 approvals recorded43
- 504 gross approval dollars$25.3 m
- Average 504 approval$589,140
- Median 504 approval$378,000
- Distinct CDCs active5
- 504 jobs per approval6.4
- 504 jobs per million dollars approved10.9
- Most active CDCFlorida First Capital Finance Corporation, Inc. (30)
- 7(a) share of SBA approvals72.8 percent
- Combined SBA approval dollars$102.2 m
The average approval of $668,197 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. 33.0 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.
Nassau County
Do SBA loans in Nassau County get paid back
- Loans with a final outcome recorded28
- Paid in full28
- Charged off0
- Charge off rate on resolved loans0.0 percent
- Status: Exempt from disclosure69
- Status: Paid in full28
- Status: Cancelled17
- Status: Committed, not yet disbursed1
Of the 28 loans that have reached a final outcome, 0.0 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.
Nassau County
Which parts of Nassau County get the lending
- Places in the county with recorded lending4
- FERNANDINA BEACH, approvals67
- YULEE, approvals35
- CALLAHAN, approvals7
- HILLIARD, approvals6
| Place | Approvals | Gross approval dollars |
|---|---|---|
| FERNANDINA BEACH | 67 | $40,465,900 |
| YULEE | 35 | $28,380,600 |
| CALLAHAN | 7 | $3,226,200 |
| HILLIARD | 6 | $4,770,000 |
FERNANDINA BEACH accounts for 67 approvals against 35 in YULEE. 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.
Nassau County
How big is Nassau County
- Land area649 sq mi
- Rank by land area among Florida counties39th of 67
- Width, east to west37.1 mi
- Height, north to south37.9 mi
- Geographies sharing a boundary2
- Residents per square mile of land151
- Establishments per square mile3.48
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.
Nassau County
What hazards affect Nassau 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 5
- Communities carrying a CRS class2
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 5, 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 Nassau 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 Nassau County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population97,859
- Households39,307
- Average household size2.49
- Median household income$89,804
- Median age46.5
Common questions
Nassau County questions, answered from the record.
How many people live in Nassau County, Florida?
97,859, in 39,307 households, ranking 37th of 67 Florida counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Nassau County growing?
The population has grown 15.52 percent since the 2020 census base. In 2024 there were 810 births against 1,130 deaths, with net migration of 3,107. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Nassau County?
$89,804. The median owner-occupied home is valued at $382,800, which is 4.3 times income, and median gross rent is $1,526 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Nassau County?
2,261 establishments, employing 21,651 people with an annual payroll of $986.0 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 Nassau County?
Average annual pay is $56,807, or $1,092 a week, across 27,451 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Nassau County?
115 7(a) approvals totalling $76.8 m since FY2020, across 32 lenders, with a median approval of $350,000, plus 43 504 approvals worth $25.3 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Nassau County get paid back?
Of the 28 loans that have reached a final outcome, 28 were paid in full and 0 charged off, a charge off rate of 0.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Nassau County?
953 housing units were authorised by permit in 2024, with a declared construction value of $398.6 m. Multifamily was 2.9 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Nassau 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 Nassau County come from?
The largest single origin is Nassau County Non-migrants, with 36,735 households. Arriving households report an average income of $138,568 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 Nassau 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 Nassau 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.