Douglas County, Georgia: commercial real estate data.
Douglas County, Georgia has a population of 147,888 across 200 square miles, up 5.2 percent since the 2020 census base. County output reached $8.18 bn in 2024, 2,875 establishments operate here, and the SBA record carries 163 7(a) approvals worth $134.6 m.
129 sourced county values · tier FULL · 12 sections
Douglas County
How many people live in Douglas County
- Population147,888
- Households52,079
- Average household size2.84
- Median household income$82,984
- Median age36.9
- Median gross rent$1,570 per month
- Median owner-occupied home value$296,900
- Home value to household income3.6 times
- Annual rent as a share of median income22.7 percent
- Adults 25 and over with a bachelor degree or higher30.9 percent
- Adults 25 and over with a graduate degree12.1 percent
- Adults 25 and over96,624
- Population under 1837,449
- Share under 1825.3 percent
- Population 65 and over18,051
- Share 65 and over12.2 percent
- Working age population, 18 to 6492,388
- Civilian labor force76,037
- Unemployment rate6.2 percent
- Labor force participation, adults 18 and over68.8 percent
- Rank by population among Georgia counties18th of 159
- Rank by population among US county-equivalents462nd
Douglas County is the 18th largest of 159 Georgia counties by population. A median home costs 3.6 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 25.3 percent against 12.2 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Douglas County
Is Douglas County growing
- Population change since the 2020 census base5.23 percent
- Census 2020 base population144,336
- Births, 20241,736
- Deaths, 20241,171
- Natural change, 2024565
- Net domestic migration, 20241,601
- Net international migration, 2024334
- Total net migration, 20241,935
- Cumulative net domestic migration, 2021 to 20244,225
- Rank by growth among US county-equivalents500th
The county has grown 5.23 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.
Douglas County
Where people moving to Douglas County come from
- Tax returns filed by households arriving6,632
- People arriving, from those returns12,590
- Adjusted gross income arriving$294.2 m
- Net adjusted gross income movement$0
- Average income of an arriving household$44,367
- Largest single originDouglas County Non-migrants (49,140 households)
- Largest single destination (49,140 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Douglas County Non-migrants | 49,140 | 100,045 | $3.03 bn |
| Other flows - Different State | 1,598 | 3,002 | $75.9 m |
| Cobb County | 1,353 | 2,604 | $56.0 m |
| Fulton County | 931 | 1,735 | $39.3 m |
| Other flows - South | 854 | 1,593 | $38.4 m |
| Paulding County | 472 | 946 | $22.0 m |
| Carroll County | 412 | 875 | $18.6 m |
| Other flows - Same State | 308 | 557 | $11.5 m |
The largest single source of arrivals is Douglas 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.
Douglas County
What the Douglas County economy runs on
- County GDP, 2024$8.18 bn
- County GDP, 2023$7.54 bn
- GDP change, 2023 to 20248.5 percent
- GDP change over five years57.9 percent
- Rank by GDP among Georgia counties18th
- Rank by GDP among US county-equivalents518th
- GDP per resident$55,308
Output grew 8.5 percent in the latest year and 57.9 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.
Douglas County
Who employs people in Douglas County
- Covered employment, annual average51,003
- Establishments reporting3,527
- Average annual pay$57,949
- Average weekly wage$1,114
- Sector 44-45, employment8,321
- Sector 44-45, average annual pay$37,327
- Sector 48-49, employment6,742
- Sector 48-49, average annual pay$64,944
- Sector 62, employment5,199
- Sector 62, average annual pay$62,947
- Sector 56, employment5,037
- Sector 56, average annual pay$43,492
- Sector 72, employment4,979
- Sector 31-33, employment3,196
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 8,321 | 470 | $37,327 |
| Sector 48-49 | 6,742 | 177 | $64,944 |
| Sector 62 | 5,199 | 380 | $62,947 |
| Sector 56 | 5,037 | 221 | $43,492 |
| Sector 72 | 4,979 | 290 | $23,805 |
| Sector 31-33 | 3,196 | 123 | $72,268 |
| Sector 23 | 2,697 | 354 | $76,574 |
| Sector 54 | 1,213 | 313 | $101,910 |
The largest sector is the biggest private employer group at 8,321 jobs, 16.3 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.
Douglas County
What businesses operate in Douglas County
- Establishments, all industries2,875
- Employment at those establishments47,319
- Annual payroll$2.33 bn
- Establishments per 1,000 residents19.4
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.
Douglas County
What is being built in Douglas County
- Housing units authorised by permit, 2024638
- Declared construction value permitted$118.2 m
- Single family units authorised532
- Multifamily units authorised106
- Multifamily share of units16.6 percent
- Average declared value per unit$185,297
- Units authorised per 1,000 households12.3
Multifamily is 16.6 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Douglas County
How much SBA lending happens in Douglas County
- 7(a) approvals recorded163
- 7(a) gross approval dollars$134.6 m
- Average 7(a) approval$825,638
- Median 7(a) approval$350,000
- 10th percentile approval$50,000
- 90th percentile approval$2,350,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)1,943
- Jobs per approval11.9
- Distinct 7(a) lenders active56
- Distinct industries receiving approvals81
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer30.1 percent
- Loans on real estate terms49
- Loans on working capital terms, 120 months or shorter101
- Franchise loans39
- Franchise share of approvals23.9 percent
- Leading industry by approval countLimited-Service Restaurants (9)
- Most active lenderReadycap Lending, LLC (15)
- 504 approvals recorded30
- 504 gross approval dollars$28.6 m
- Average 504 approval$954,600
- Median 504 approval$635,000
- Distinct CDCs active7
- 504 jobs per approval10.7
- 504 jobs per million dollars approved11.2
- Most active CDCCapital Partners Certified Development Company (14)
- 7(a) share of SBA approvals84.5 percent
- Combined SBA approval dollars$163.2 m
The average approval of $825,638 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. 30.1 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.
Douglas County
Do SBA loans in Douglas County get paid back
- Loans with a final outcome recorded32
- Paid in full27
- Charged off5
- Charge off rate on resolved loans15.6 percent
- Status: Paid in full27
- Status: Charged off5
- Status: Cancelled21
- Status: Exempt from disclosure100
- Status: Committed, not yet disbursed10
Of the 32 loans that have reached a final outcome, 15.6 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.
Douglas County
Which parts of Douglas County get the lending
- Places in the county with recorded lending7
- Douglasville, approvals109
- Lithia Springs, approvals39
- VILLA RICA, approvals5
- AUSTELL, approvals5
- Winston, approvals3
- GLENN HEIGHTS, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Douglasville | 109 | $71,312,800 |
| Lithia Springs | 39 | $41,484,700 |
| VILLA RICA | 5 | $8,849,000 |
| AUSTELL | 5 | $10,814,000 |
| Winston | 3 | $1,918,500 |
| GLENN HEIGHTS | 1 | $150,000 |
| MAUK | 1 | $50,000 |
Douglasville accounts for 109 approvals against 39 in Lithia Springs. 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.
Douglas County
How big is Douglas County
- Land area200 sq mi
- Rank by land area among Georgia counties137th of 159
- Width, east to west18.9 mi
- Height, north to south16.1 mi
- Geographies sharing a boundary4
- Residents per square mile of land739
- Establishments per square mile14.38
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.
Douglas County
What hazards affect Douglas County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- 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 2, a predicted average indoor radon screening level from 2 to 4 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 Douglas 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 Douglas County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population147,888
- Households52,079
- Average household size2.84
- Median household income$82,984
- Median age36.9
Common questions
Douglas County questions, answered from the record.
How many people live in Douglas County, Georgia?
147,888, in 52,079 households, ranking 18th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Douglas County growing?
The population has grown 5.23 percent since the 2020 census base. In 2024 there were 1,736 births against 1,171 deaths, with net migration of 1,935. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Douglas County?
$82,984. The median owner-occupied home is valued at $296,900, which is 3.6 times income, and median gross rent is $1,570 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Douglas County?
2,875 establishments, employing 47,319 people with an annual payroll of $2.33 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 Douglas County?
Average annual pay is $57,949, or $1,114 a week, across 51,003 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Douglas County?
163 7(a) approvals totalling $134.6 m since FY2020, across 56 lenders, with a median approval of $350,000, plus 30 504 approvals worth $28.6 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Douglas County get paid back?
Of the 32 loans that have reached a final outcome, 27 were paid in full and 5 charged off, a charge off rate of 15.6 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Douglas County?
638 housing units were authorised by permit in 2024, with a declared construction value of $118.2 m. Multifamily was 16.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Douglas County?
Zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Douglas County come from?
The largest single origin is Douglas County Non-migrants, with 49,140 households. Arriving households report an average income of $44,367 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 Douglas 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 Douglas 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.