Emanuel County, Georgia: commercial real estate data.
Emanuel County, Georgia has a population of 23,026 across 681 square miles, up 2.0 percent since the 2020 census base. County output reached $995.8 m in 2024, 413 establishments operate here, and the SBA record carries 9 7(a) approvals worth $10.2 m.
115 sourced county values · tier FULL · 12 sections
Emanuel County
How many people live in Emanuel County
- Population23,026
- Households8,312
- Average household size2.77
- Median household income$52,772
- Median age38.3
- Median gross rent$783 per month
- Median owner-occupied home value$94,700
- Home value to household income1.8 times
- Annual rent as a share of median income17.8 percent
- Adults 25 and over with a bachelor degree or higher13.5 percent
- Adults 25 and over with a graduate degree5.1 percent
- Adults 25 and over15,361
- Population under 185,732
- Share under 1824.9 percent
- Population 65 and over3,776
- Share 65 and over16.4 percent
- Working age population, 18 to 6413,518
- Civilian labor force10,111
- Unemployment rate8.9 percent
- Labor force participation, adults 18 and over58.5 percent
- Rank by population among Georgia counties81st of 159
- Rank by population among US county-equivalents1732nd
Emanuel County is the 81st largest of 159 Georgia counties by population. A median home costs 1.8 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 24.9 percent against 16.4 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Emanuel County
Is Emanuel County growing
- Population change since the 2020 census base1.98 percent
- Census 2020 base population22,772
- Births, 2024290
- Deaths, 2024325
- Natural change, 2024-35
- Net domestic migration, 202486
- Net international migration, 202426
- Total net migration, 2024112
- Cumulative net domestic migration, 2021 to 2024486
- Rank by growth among US county-equivalents1172nd
The county has grown 1.98 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.
Emanuel County
Where people moving to Emanuel County come from
- Tax returns filed by households arriving443
- People arriving, from those returns877
- Adjusted gross income arriving$17.9 m
- Net adjusted gross income movement$0
- Average income of an arriving household$40,429
- Largest single originEmanuel County Non-migrants (7,142 households)
- Largest single destination (7,142 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Emanuel County Non-migrants | 7,142 | 15,428 | $378.8 m |
| Other flows - Same State | 224 | 451 | $8.9 m |
| Other flows - Different State | 86 | 148 | $4.6 m |
| Other flows - South | 86 | 148 | $4.6 m |
| Bulloch County | 55 | 102 | $1.7 m |
| Toombs County | 30 | 77 | $972,000 |
| Candler County | 27 | 52 | $891,000 |
| Laurens County | 21 | 47 | $941,000 |
The largest single source of arrivals is Emanuel 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.
Emanuel County
What the Emanuel County economy runs on
- County GDP, 2024$995.8 m
- County GDP, 2023$958.2 m
- GDP change, 2023 to 20243.9 percent
- GDP change over five years36.6 percent
- Rank by GDP among Georgia counties82nd
- Rank by GDP among US county-equivalents1848th
- GDP per resident$43,245
Output grew 3.9 percent in the latest year and 36.6 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.
Emanuel County
Who employs people in Emanuel County
- Covered employment, annual average7,062
- Establishments reporting471
- Average annual pay$45,582
- Average weekly wage$877
- Sector 31-33, employment1,505
- Sector 31-33, average annual pay$54,958
- Sector 44-45, employment928
- Sector 44-45, average annual pay$32,315
- Sector 72, employment522
- Sector 72, average annual pay$16,952
- Sector 42, employment415
- Sector 42, average annual pay$48,524
- Sector 48-49, employment241
- Sector 52, employment191
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 31-33 | 1,505 | 30 | $54,958 |
| Sector 44-45 | 928 | 86 | $32,315 |
| Sector 72 | 522 | 40 | $16,952 |
| Sector 42 | 415 | 22 | $48,524 |
| Sector 48-49 | 241 | 28 | $54,322 |
| Sector 52 | 191 | 21 | $63,086 |
| Sector 23 | 189 | 31 | $47,712 |
| Sector 11 | 164 | 21 | $54,356 |
The largest sector is the biggest private employer group at 1,505 jobs, 21.3 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.
Emanuel County
What businesses operate in Emanuel County
- Establishments, all industries413
- Employment at those establishments5,792
- Annual payroll$262.2 m
- Establishments per 1,000 residents17.9
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.
Emanuel County
What is being built in Emanuel County
- Housing units authorised by permit, 202482
- Declared construction value permitted$5.1 m
- Single family units authorised82
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$62,384
- Units authorised per 1,000 households9.9
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Emanuel County
How much SBA lending happens in Emanuel County
- 7(a) approvals recorded9
- 7(a) gross approval dollars$10.2 m
- Average 7(a) approval$1,132,411
- Median 7(a) approval$944,900
- 10th percentile approval$215,000
- 90th percentile approval$3,000,000
- Largest single approval$3,000,000
- Jobs reported supported, 7(a)211
- Jobs per approval23.4
- Distinct 7(a) lenders active8
- Distinct industries receiving approvals8
- Median 7(a) term244 months
- Share of loans on real estate terms, 240 months or longer55.6 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter4
- Franchise loans1
- Franchise share of approvals11.1 percent
- Leading industry by approval countHome Furnishing Merchant Wholesalers (2)
- Most active lenderNewtek Small Business Finance, Inc. (2)
The average approval of $1,132,411 sits close to the median of $944,900, so lending here is fairly evenly sized rather than driven by a few large deals. 55.6 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.
Emanuel County
Do SBA loans in Emanuel County get paid back
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Exempt from disclosure4
- Status: Paid in full3
- Status: Cancelled1
- Status: Committed, not yet disbursed1
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.
Emanuel County
Which parts of Emanuel County get the lending
- Places in the county with recorded lending5
- SWAINSBORO, approvals5
- ADRIAN, approvals1
- Oak Park, approvals1
- LYONS, approvals1
- Twin City, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| SWAINSBORO | 5 | $6,276,700 |
| ADRIAN | 1 | $400,000 |
| Oak Park | 1 | $215,000 |
| LYONS | 1 | $3,000,000 |
| Twin City | 1 | $300,000 |
SWAINSBORO accounts for 5 approvals against 1 in ADRIAN. 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.
Emanuel County
How big is Emanuel County
- Land area681 sq mi
- Rank by land area among Georgia counties6th of 159
- Width, east to west37.7 mi
- Height, north to south37.5 mi
- Geographies sharing a boundary8
- Residents per square mile of land34
- Establishments per square mile0.61
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.
Emanuel County
What hazards affect Emanuel 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 NFIP3
- NFIP participation rate37.5 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 Emanuel 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 Emanuel County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population23,026
- Households8,312
- Average household size2.77
- Median household income$52,772
- Median age38.3
Common questions
Emanuel County questions, answered from the record.
How many people live in Emanuel County, Georgia?
23,026, in 8,312 households, ranking 81st of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Emanuel County growing?
The population has grown 1.98 percent since the 2020 census base. In 2024 there were 290 births against 325 deaths, with net migration of 112. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Emanuel County?
$52,772. The median owner-occupied home is valued at $94,700, which is 1.8 times income, and median gross rent is $783 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Emanuel County?
413 establishments, employing 5,792 people with an annual payroll of $262.2 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 Emanuel County?
Average annual pay is $45,582, or $877 a week, across 7,062 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Emanuel County?
9 7(a) approvals totalling $10.2 m since FY2020, across 8 lenders, with a median approval of $944,900. These are approvals recorded in the release, not loans disbursed.
What is being built in Emanuel County?
82 housing units were authorised by permit in 2024, with a declared construction value of $5.1 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Emanuel 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 Emanuel County come from?
The largest single origin is Emanuel County Non-migrants, with 7,142 households. Arriving households report an average income of $40,429 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 Emanuel 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 Emanuel 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.