Madison County, Georgia: commercial real estate data.
Madison County, Georgia has a population of 31,528 across 282 square miles, up 8.8 percent since the 2020 census base. County output reached $884.8 m in 2024, 425 establishments operate here, and the SBA record carries 11 7(a) approvals worth $8.1 m.
125 sourced county values · tier FULL · 12 sections
Madison County
How many people live in Madison County
- Population31,528
- Households11,242
- Average household size2.80
- Median household income$61,963
- Median age39.9
- Median gross rent$972 per month
- Median owner-occupied home value$219,700
- Home value to household income3.5 times
- Annual rent as a share of median income18.8 percent
- Adults 25 and over with a bachelor degree or higher21.1 percent
- Adults 25 and over with a graduate degree10.3 percent
- Adults 25 and over21,654
- Population under 187,383
- Share under 1823.4 percent
- Population 65 and over5,794
- Share 65 and over18.4 percent
- Working age population, 18 to 6418,351
- Civilian labor force14,679
- Unemployment rate3.9 percent
- Labor force participation, adults 18 and over60.8 percent
- Rank by population among Georgia counties59th of 159
- Rank by population among US county-equivalents1431st
Madison County is the 59th largest of 159 Georgia counties by population. A median home costs 3.5 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 23.4 percent against 18.4 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Madison County
Is Madison County growing
- Population change since the 2020 census base8.78 percent
- Census 2020 base population30,127
- Births, 2024407
- Deaths, 2024348
- Natural change, 202459
- Net domestic migration, 2024376
- Net international migration, 202480
- Total net migration, 2024456
- Cumulative net domestic migration, 2021 to 20242,259
- Rank by growth among US county-equivalents196th
The county has grown 8.78 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.
Madison County
Where people moving to Madison County come from
- Tax returns filed by households arriving1,060
- People arriving, from those returns2,174
- Adjusted gross income arriving$53.8 m
- Net adjusted gross income movement$0
- Average income of an arriving household$50,709
- Largest single originMadison County Non-migrants (10,564 households)
- Largest single destination (10,564 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Madison County Non-migrants | 10,564 | 22,783 | $650.9 m |
| Clarke County | 278 | 541 | $11.1 m |
| Other flows - Same State | 149 | 286 | $7.8 m |
| Jackson County | 140 | 310 | $7.5 m |
| Other flows - Different State | 123 | 240 | $6.7 m |
| Other flows - South | 101 | 194 | $5.3 m |
| Barrow County | 58 | 137 | $3.8 m |
| Franklin County | 53 | 89 | $2.1 m |
The largest single source of arrivals is Madison 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.
Madison County
What the Madison County economy runs on
- County GDP, 2024$884.8 m
- County GDP, 2023$773.4 m
- GDP change, 2023 to 202414.4 percent
- GDP change over five years76.9 percent
- Rank by GDP among Georgia counties87th
- Rank by GDP among US county-equivalents1942nd
- GDP per resident$28,064
Output grew 14.4 percent in the latest year and 76.9 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.
Madison County
Who employs people in Madison County
- Covered employment, annual average4,034
- Establishments reporting505
- Average annual pay$44,626
- Average weekly wage$858
- Sector 44-45, employment522
- Sector 44-45, average annual pay$28,054
- Sector 31-33, employment477
- Sector 31-33, average annual pay$49,799
- Sector 23, employment413
- Sector 23, average annual pay$59,778
- Sector 56, employment224
- Sector 56, average annual pay$56,016
- Sector 72, employment224
- Sector 81, employment74
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 522 | 67 | $28,054 |
| Sector 31-33 | 477 | 32 | $49,799 |
| Sector 23 | 413 | 103 | $59,778 |
| Sector 56 | 224 | 34 | $56,016 |
| Sector 72 | 224 | 24 | $18,016 |
| Sector 81 | 74 | 32 | $42,339 |
| Sector 52 | 53 | 13 | $71,460 |
| Sector 53 | 40 | 15 | $42,462 |
The largest sector is the biggest private employer group at 522 jobs, 12.9 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.
Madison County
What businesses operate in Madison County
- Establishments, all industries425
- Employment at those establishments3,059
- Annual payroll$123.5 m
- Establishments per 1,000 residents13.5
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.
Madison County
What is being built in Madison County
- Housing units authorised by permit, 2024189
- Declared construction value permitted$52.7 m
- Single family units authorised177
- Multifamily units authorised12
- Multifamily share of units6.3 percent
- Average declared value per unit$278,930
- Units authorised per 1,000 households16.8
Multifamily is 6.3 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Madison County
How much SBA lending happens in Madison County
- 7(a) approvals recorded11
- 7(a) gross approval dollars$8.1 m
- Average 7(a) approval$739,527
- Median 7(a) approval$450,000
- 10th percentile approval$150,000
- 90th percentile approval$1,580,000
- Largest single approval$1,880,200
- Jobs reported supported, 7(a)72
- Jobs per approval6.5
- Distinct 7(a) lenders active10
- Distinct industries receiving approvals10
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer45.5 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter6
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countAll Other Automotive Repair and Maintenance (2)
- Most active lenderFirst-Citizens Bank & Trust Company (2)
- 504 approvals recorded1
- 504 gross approval dollars$181,000
- Average 504 approval$181,000
- Median 504 approval$181,000
- Distinct CDCs active1
- 504 jobs per approval3.0
- 504 jobs per million dollars approved16.6
- Most active CDCFlorida Business Development Corporation (1)
- 7(a) share of SBA approvals91.7 percent
- Combined SBA approval dollars$8.3 m
The average approval of $739,527 sits well above the median of $450,000, 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. 45.5 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.
Madison County
Do SBA loans in Madison County get paid back
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Paid in full3
- Status: Exempt from disclosure6
- 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.
Madison County
Which parts of Madison County get the lending
- Places in the county with recorded lending5
- DANIELSVILLE, approvals5
- Hull, approvals3
- COMER, approvals1
- CARLTON, approvals1
- COMMERCE, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| DANIELSVILLE | 5 | $4,834,800 |
| Hull | 3 | $700,000 |
| COMER | 1 | $1,500,000 |
| CARLTON | 1 | $1,000,000 |
| COMMERCE | 1 | $100,000 |
DANIELSVILLE accounts for 5 approvals against 3 in Hull. 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.
Madison County
How big is Madison County
- Land area282 sq mi
- Rank by land area among Georgia counties106th of 159
- Width, east to west24.4 mi
- Height, north to south19 mi
- Geographies sharing a boundary7
- Residents per square mile of land112
- Establishments per square mile1.51
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.
Madison County
What hazards affect Madison County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- Communities in the NFIP Community Status Book7
- Of those, participating in the NFIP5
- NFIP participation rate71.4 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 2, a predicted average indoor radon screening level from 2 to 4 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.
- 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 Madison 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 Madison County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population31,528
- Households11,242
- Average household size2.80
- Median household income$61,963
- Median age39.9
Common questions
Madison County questions, answered from the record.
How many people live in Madison County, Georgia?
31,528, in 11,242 households, ranking 59th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Madison County growing?
The population has grown 8.78 percent since the 2020 census base. In 2024 there were 407 births against 348 deaths, with net migration of 456. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Madison County?
$61,963. The median owner-occupied home is valued at $219,700, which is 3.5 times income, and median gross rent is $972 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Madison County?
425 establishments, employing 3,059 people with an annual payroll of $123.5 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 Madison County?
Average annual pay is $44,626, or $858 a week, across 4,034 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Madison County?
11 7(a) approvals totalling $8.1 m since FY2020, across 10 lenders, with a median approval of $450,000, plus 1 504 approvals worth $181,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Madison County?
189 housing units were authorised by permit in 2024, with a declared construction value of $52.7 m. Multifamily was 6.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Madison 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 Madison County come from?
The largest single origin is Madison County Non-migrants, with 10,564 households. Arriving households report an average income of $50,709 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 Madison 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 Madison 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.