Upson County, Georgia: commercial real estate data.
Upson County, Georgia has a population of 28,029 across 323 square miles, up 2.4 percent since the 2020 census base. County output reached $976.4 m in 2024, 472 establishments operate here, and the SBA record carries 17 7(a) approvals worth $9.9 m.
123 sourced county values · tier FULL · 12 sections
Upson County
How many people live in Upson County
- Population28,029
- Households10,595
- Average household size2.65
- Median household income$55,429
- Median age41.1
- Median gross rent$849 per month
- Median owner-occupied home value$168,700
- Home value to household income3.0 times
- Annual rent as a share of median income18.4 percent
- Adults 25 and over with a bachelor degree or higher15.5 percent
- Adults 25 and over with a graduate degree5.5 percent
- Adults 25 and over19,346
- Population under 186,397
- Share under 1822.8 percent
- Population 65 and over5,215
- Share 65 and over18.6 percent
- Working age population, 18 to 6416,417
- Civilian labor force12,229
- Unemployment rate3.9 percent
- Labor force participation, adults 18 and over56.5 percent
- Rank by population among Georgia counties69th of 159
- Rank by population among US county-equivalents1540th
Upson County is the 69th largest of 159 Georgia counties by population. A median home costs 3.0 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 22.8 percent against 18.6 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Upson County
Is Upson County growing
- Population change since the 2020 census base2.39 percent
- Census 2020 base population27,696
- Births, 2024303
- Deaths, 2024428
- Natural change, 2024-125
- Net domestic migration, 2024223
- Net international migration, 2024-4
- Total net migration, 2024219
- Cumulative net domestic migration, 2021 to 20241,185
- Rank by growth among US county-equivalents1039th
The county has grown 2.39 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.
Upson County
Where people moving to Upson County come from
- Tax returns filed by households arriving719
- People arriving, from those returns1,396
- Adjusted gross income arriving$32.0 m
- Net adjusted gross income movement$0
- Average income of an arriving household$44,572
- Largest single originUpson County Non-migrants (9,099 households)
- Largest single destination (9,099 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Upson County Non-migrants | 9,099 | 18,595 | $523.2 m |
| Other flows - Same State | 194 | 343 | $8.5 m |
| Other flows - Different State | 153 | 285 | $8.0 m |
| Other flows - South | 96 | 180 | $4.7 m |
| Spalding County | 94 | 209 | $3.1 m |
| Pike County | 81 | 165 | $3.8 m |
| Lamar County | 62 | 127 | $2.8 m |
| Henry County | 48 | 116 | $2.6 m |
The largest single source of arrivals is Upson 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.
Upson County
What the Upson County economy runs on
- County GDP, 2024$976.4 m
- County GDP, 2023$899.8 m
- GDP change, 2023 to 20248.5 percent
- GDP change over five years43.8 percent
- Rank by GDP among Georgia counties83rd
- Rank by GDP among US county-equivalents1866th
- GDP per resident$34,834
Output grew 8.5 percent in the latest year and 43.8 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.
Upson County
Who employs people in Upson County
- Covered employment, annual average7,233
- Establishments reporting524
- Average annual pay$48,658
- Average weekly wage$936
- Sector 44-45, employment1,019
- Sector 44-45, average annual pay$29,828
- Sector 31-33, employment1,002
- Sector 31-33, average annual pay$61,859
- Sector 72, employment757
- Sector 72, average annual pay$18,632
- Sector 81, employment448
- Sector 81, average annual pay$74,695
- Sector 56, employment210
- Sector 23, employment209
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 1,019 | 85 | $29,828 |
| Sector 31-33 | 1,002 | 16 | $61,859 |
| Sector 72 | 757 | 49 | $18,632 |
| Sector 81 | 448 | 50 | $74,695 |
| Sector 56 | 210 | 38 | $38,684 |
| Sector 23 | 209 | 38 | $72,177 |
| Sector 52 | 150 | 26 | $81,882 |
| Sector 54 | 116 | 37 | $65,155 |
The largest sector is the biggest private employer group at 1,019 jobs, 14.1 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.
Upson County
What businesses operate in Upson County
- Establishments, all industries472
- Employment at those establishments6,142
- Annual payroll$266.3 m
- Establishments per 1,000 residents16.8
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.
Upson County
What is being built in Upson County
- Housing units authorised by permit, 2024133
- Declared construction value permitted$36.4 m
- Single family units authorised129
- Multifamily units authorised4
- Multifamily share of units3.0 percent
- Average declared value per unit$273,851
- Units authorised per 1,000 households12.6
Multifamily is 3.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Upson County
How much SBA lending happens in Upson County
- 7(a) approvals recorded17
- 7(a) gross approval dollars$9.9 m
- Average 7(a) approval$583,971
- Median 7(a) approval$350,000
- 10th percentile approval$50,000
- 90th percentile approval$1,875,000
- Largest single approval$3,620,000
- Jobs reported supported, 7(a)170
- Jobs per approval10.0
- Distinct 7(a) lenders active11
- Distinct industries receiving approvals12
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer17.6 percent
- Loans on real estate terms3
- Loans on working capital terms, 120 months or shorter13
- Franchise loans2
- Franchise share of approvals11.8 percent
- Leading industry by approval countLimited-Service Restaurants (3)
- Most active lenderRenasant Bank (2)
- 504 approvals recorded4
- 504 gross approval dollars$2.9 m
- Average 504 approval$712,500
- Median 504 approval$671,000
- Distinct CDCs active3
- 504 jobs per approval22.5
- 504 jobs per million dollars approved31.6
- Most active CDCFlorida Business Development Corporation (2)
- 7(a) share of SBA approvals81.0 percent
- Combined SBA approval dollars$12.8 m
The average approval of $583,971 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. Only 17.6 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
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.
Upson County
Do SBA loans in Upson County get paid back
- Loans with a final outcome recorded2
- Paid in full1
- Charged off1
- Status: Charged off1
- Status: Exempt from disclosure10
- Status: Cancelled5
- Status: Paid in full1
Too few loans have reached a final outcome to publish a charge off rate. only 2 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.
Upson County
Which parts of Upson County get the lending
- Places in the county with recorded lending3
- THOMASTON, approvals13
- Newman, approvals2
- YATESVILLE, approvals2
| Place | Approvals | Gross approval dollars |
|---|---|---|
| THOMASTON | 13 | $5,656,000 |
| Newman | 2 | $211,500 |
| YATESVILLE | 2 | $4,060,000 |
THOMASTON accounts for 13 approvals against 2 in Newman. 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.
Upson County
How big is Upson County
- Land area323 sq mi
- Rank by land area among Georgia counties90th of 159
- Width, east to west23.5 mi
- Height, north to south21 mi
- Geographies sharing a boundary7
- Residents per square mile of land87
- Establishments per square mile1.46
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.
Upson County
What hazards affect Upson County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- Communities in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- NFIP participation rate100.0 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 Upson 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 Upson County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population28,029
- Households10,595
- Average household size2.65
- Median household income$55,429
- Median age41.1
Common questions
Upson County questions, answered from the record.
How many people live in Upson County, Georgia?
28,029, in 10,595 households, ranking 69th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Upson County growing?
The population has grown 2.39 percent since the 2020 census base. In 2024 there were 303 births against 428 deaths, with net migration of 219. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Upson County?
$55,429. The median owner-occupied home is valued at $168,700, which is 3.0 times income, and median gross rent is $849 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Upson County?
472 establishments, employing 6,142 people with an annual payroll of $266.3 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 Upson County?
Average annual pay is $48,658, or $936 a week, across 7,233 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Upson County?
17 7(a) approvals totalling $9.9 m since FY2020, across 11 lenders, with a median approval of $350,000, plus 4 504 approvals worth $2.9 m. These are approvals recorded in the release, not loans disbursed.
What is being built in Upson County?
133 housing units were authorised by permit in 2024, with a declared construction value of $36.4 m. Multifamily was 3.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Upson 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 Upson County come from?
The largest single origin is Upson County Non-migrants, with 9,099 households. Arriving households report an average income of $44,572 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 Upson 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 Upson 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.