McIntosh County, Georgia: commercial real estate data.
McIntosh County, Georgia has a population of 11,312 across 424 square miles, up 7.5 percent since the 2020 census base. County output reached $312.5 m in 2024, 194 establishments operate here, and the SBA record carries 7 7(a) approvals worth $17.6 m.
121 sourced county values · tier FULL · 12 sections
McIntosh County
How many people live in McIntosh County
- Population11,312
- Households5,067
- Average household size2.23
- Median household income$50,273
- Median age51.8
- Median gross rent$800 per month
- Median owner-occupied home value$182,700
- Home value to household income3.6 times
- Annual rent as a share of median income19.1 percent
- Adults 25 and over with a bachelor degree or higher20.0 percent
- Adults 25 and over with a graduate degree7.5 percent
- Adults 25 and over9,035
- Population under 181,712
- Share under 1815.1 percent
- Population 65 and over3,348
- Share 65 and over29.6 percent
- Working age population, 18 to 646,252
- Civilian labor force4,757
- Unemployment rate3.2 percent
- Labor force participation, adults 18 and over49.6 percent
- Rank by population among Georgia counties118th of 159
- Rank by population among US county-equivalents2399th
McIntosh County is the 118th 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 65 and over outnumber those under 18, at 29.6 percent against 15.1 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.
McIntosh County
Is McIntosh County growing
- Population change since the 2020 census base7.55 percent
- Census 2020 base population10,972
- Births, 2024103
- Deaths, 2024181
- Natural change, 2024-78
- Net domestic migration, 2024343
- Net international migration, 20241
- Total net migration, 2024344
- Cumulative net domestic migration, 2021 to 20241,170
- Rank by growth among US county-equivalents272nd
The county has grown 7.55 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.
McIntosh County
Where people moving to McIntosh County come from
- Tax returns filed by households arriving458
- People arriving, from those returns870
- Adjusted gross income arriving$27.3 m
- Net adjusted gross income movement$0
- Average income of an arriving household$59,585
- Largest single originMcIntosh County Non-migrants (4,071 households)
- Largest single destination (4,071 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| McIntosh County Non-migrants | 4,071 | 7,809 | $244.5 m |
| Other flows - Same State | 137 | 251 | $9.6 m |
| Other flows - Different State | 131 | 240 | $12.1 m |
| Glynn County | 108 | 206 | $4.8 m |
| Other flows - South | 90 | 162 | $6.0 m |
| Chatham County | 38 | 77 | $3.9 m |
| Bryan County | 22 | 39 | $1.9 m |
| Liberty County | 22 | 59 | $1.3 m |
The largest single source of arrivals is McIntosh 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.
McIntosh County
What the McIntosh County economy runs on
- County GDP, 2024$312.5 m
- County GDP, 2023$299.4 m
- GDP change, 2023 to 20244.4 percent
- GDP change over five years15.3 percent
- Rank by GDP among Georgia counties130th
- Rank by GDP among US county-equivalents2679th
- GDP per resident$27,624
Output grew 4.4 percent in the latest year and 15.3 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.
McIntosh County
Who employs people in McIntosh County
- Covered employment, annual average1,772
- Establishments reporting248
- Average annual pay$42,972
- Average weekly wage$826
- Sector 44-45, employment283
- Sector 44-45, average annual pay$27,878
- Sector 23, employment145
- Sector 23, average annual pay$68,740
- Sector 81, employment56
- Sector 81, average annual pay$27,205
- Sector 62, employment37
- Sector 62, average annual pay$50,399
- Sector 54, employment34
- Sector 52, employment18
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 283 | 42 | $27,878 |
| Sector 23 | 145 | 28 | $68,740 |
| Sector 81 | 56 | 19 | $27,205 |
| Sector 62 | 37 | 11 | $50,399 |
| Sector 54 | 34 | 18 | $51,544 |
| Sector 52 | 18 | 8 | $55,589 |
The largest sector is the biggest private employer group at 283 jobs, 16.0 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.
McIntosh County
What businesses operate in McIntosh County
- Establishments, all industries194
- Employment at those establishments1,327
- Annual payroll$52.2 m
- Establishments per 1,000 residents17.1
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.
McIntosh County
What is being built in McIntosh County
- Housing units authorised by permit, 2024125
- Declared construction value permitted$28.3 m
- Single family units authorised125
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$226,296
- Units authorised per 1,000 households24.7
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
McIntosh County
How much SBA lending happens in McIntosh County
- 7(a) approvals recorded7
- 7(a) gross approval dollars$17.6 m
- Average 7(a) approval$2,520,057
- Median 7(a) approval$2,400,000
- 10th percentile approval$15,000
- 90th percentile approval$5,000,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)84
- Jobs per approval12.0
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals6
- Median 7(a) term300 months
- Share of loans on real estate terms, 240 months or longer57.1 percent
- Loans on real estate terms4
- Loans on working capital terms, 120 months or shorter3
- Franchise loans1
- Franchise share of approvals14.3 percent
- Leading industry by approval countRV (Recreational Vehicle) Parks and Campgrounds (2)
- Most active lenderRegions Bank (1)
- 504 approvals recorded4
- 504 gross approval dollars$2.8 m
- Average 504 approval$695,000
- Median 504 approval$695,000
- Distinct CDCs active2
- 504 jobs per approval24.3
- 504 jobs per million dollars approved34.9
- Most active CDCCoastal Area District Development Authority, Inc. (3)
- 7(a) share of SBA approvals63.6 percent
- Combined SBA approval dollars$20.4 m
The average approval of $2,520,057 sits close to the median of $2,400,000, so lending here is fairly evenly sized rather than driven by a few large deals. 57.1 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.
McIntosh County
Do SBA loans in McIntosh County get paid back
- Loans with a final outcome recorded0
- Paid in full0
- Charged off0
- Status: Cancelled4
- Status: Exempt from disclosure3
Too few loans have reached a final outcome to publish a charge off rate. only 0 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.
McIntosh County
Which parts of McIntosh County get the lending
- Places in the county with recorded lending2
- Darien, approvals6
- TOWNSEND, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Darien | 6 | $15,240,400 |
| TOWNSEND | 1 | $2,400,000 |
Darien accounts for 6 approvals against 1 in TOWNSEND. 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.
McIntosh County
How big is McIntosh County
- Land area424 sq mi
- Rank by land area among Georgia counties50th of 159
- Width, east to west28.7 mi
- Height, north to south28 mi
- Geographies sharing a boundary4
- Residents per square mile of land27
- Establishments per square mile0.46
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.
McIntosh County
What hazards affect McIntosh County
- EPA radon zone predicted average indoor radon screening level less than 2 pCi/LZone 3
- Communities in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- 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 7
- 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 7, 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 McIntosh 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 McIntosh County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population11,312
- Households5,067
- Average household size2.23
- Median household income$50,273
- Median age51.8
Common questions
McIntosh County questions, answered from the record.
How many people live in McIntosh County, Georgia?
11,312, in 5,067 households, ranking 118th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is McIntosh County growing?
The population has grown 7.55 percent since the 2020 census base. In 2024 there were 103 births against 181 deaths, with net migration of 344. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in McIntosh County?
$50,273. The median owner-occupied home is valued at $182,700, which is 3.6 times income, and median gross rent is $800 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in McIntosh County?
194 establishments, employing 1,327 people with an annual payroll of $52.2 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 McIntosh County?
Average annual pay is $42,972, or $826 a week, across 1,772 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in McIntosh County?
7 7(a) approvals totalling $17.6 m since FY2020, across 7 lenders, with a median approval of $2,400,000, plus 4 504 approvals worth $2.8 m. These are approvals recorded in the release, not loans disbursed.
What is being built in McIntosh County?
125 housing units were authorised by permit in 2024, with a declared construction value of $28.3 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for McIntosh 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 McIntosh County come from?
The largest single origin is McIntosh County Non-migrants, with 4,071 households. Arriving households report an average income of $59,585 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 McIntosh 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 McIntosh 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.