Valley County, Idaho: commercial real estate data.
Valley County, Idaho has a population of 12,389 across 3,665 square miles, up 8.8 percent since the 2020 census base. County output reached $849.5 m in 2024, 747 establishments operate here, and the SBA record carries 33 7(a) approvals worth $10.4 m.
118 sourced county values · tier FULL · 11 sections
Valley County
How many people live in Valley County
- Population12,389
- Households4,318
- Average household size2.87
- Median household income$76,078
- Median age46.9
- Median gross rent$1,117 per month
- Median owner-occupied home value$657,000
- Home value to household income8.6 times
- Annual rent as a share of median income17.6 percent
- Adults 25 and over with a bachelor degree or higher40.1 percent
- Adults 25 and over with a graduate degree13.0 percent
- Adults 25 and over9,463
- Population under 182,326
- Share under 1818.8 percent
- Population 65 and over3,349
- Share 65 and over27.0 percent
- Working age population, 18 to 646,714
- Civilian labor force5,218
- Unemployment rate4.8 percent
- Labor force participation, adults 18 and over51.9 percent
- Rank by population among Idaho counties28th of 44
- Rank by population among US county-equivalents2329th
Valley County is the 28th largest of 44 Idaho counties by population. A median home costs 8.6 times median household income, which is a stretched ownership market and usually shows up as rental demand. Residents 65 and over outnumber those under 18, at 27.0 percent against 18.8 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.
Valley County
Is Valley County growing
- Population change since the 2020 census base8.81 percent
- Census 2020 base population11,742
- Births, 202492
- Deaths, 202491
- Natural change, 20241
- Net domestic migration, 2024146
- Net international migration, 20241
- Total net migration, 2024147
- Cumulative net domestic migration, 2021 to 20241,006
- Rank by growth among US county-equivalents195th
The county has grown 8.81 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.
Valley County
Where people moving to Valley County come from
- Tax returns filed by households arriving576
- People arriving, from those returns1,040
- Adjusted gross income arriving$79.7 m
- Net adjusted gross income movement$0
- Average income of an arriving household$138,391
- Largest single originValley County Non-migrants (4,685 households)
- Largest single destination (4,685 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Valley County Non-migrants | 4,685 | 9,337 | $530.4 m |
| Other flows - Different State | 289 | 507 | $45.5 m |
| Other flows - West | 235 | 426 | $34.9 m |
| Ada County | 173 | 327 | $23.7 m |
| Other flows - Same State | 74 | 134 | $8.6 m |
| Canyon County | 40 | 72 | $1.9 m |
| Other flows - South | 32 | 56 | $3.1 m |
| Other flows - Midwest | 22 | 25 | $7.5 m |
The largest single source of arrivals is Valley 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.
Valley County
What the Valley County economy runs on
- County GDP, 2024$849.5 m
- County GDP, 2023$782.8 m
- GDP change, 2023 to 20248.5 percent
- GDP change over five years53.8 percent
- Rank by GDP among Idaho counties23rd
- Rank by GDP among US county-equivalents1983rd
- GDP per resident$68,567
Output grew 8.5 percent in the latest year and 53.8 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.
Valley County
Who employs people in Valley County
- Covered employment, annual average5,516
- Establishments reporting929
- Average annual pay$52,271
- Average weekly wage$1,005
- Sector 72, employment1,252
- Sector 72, average annual pay$33,433
- Sector 44-45, employment742
- Sector 44-45, average annual pay$40,790
- Sector 71, employment466
- Sector 71, average annual pay$34,380
- Sector 23, employment465
- Sector 23, average annual pay$56,834
- Sector 62, employment410
- Sector 53, employment197
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 72 | 1,252 | 111 | $33,433 |
| Sector 44-45 | 742 | 92 | $40,790 |
| Sector 71 | 466 | 31 | $34,380 |
| Sector 23 | 465 | 204 | $56,834 |
| Sector 62 | 410 | 59 | $91,049 |
| Sector 53 | 197 | 70 | $41,804 |
| Sector 81 | 175 | 55 | $32,757 |
| Sector 42 | 94 | 24 | $71,398 |
The largest sector is the biggest private employer group at 1,252 jobs, 22.7 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.
Valley County
What businesses operate in Valley County
- Establishments, all industries747
- Employment at those establishments5,155
- Annual payroll$245.0 m
- Establishments per 1,000 residents60.3
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.
Valley County
What is being built in Valley County
- Housing units authorised by permit, 2024232
- Declared construction value permitted$162.1 m
- Single family units authorised232
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$698,835
- Units authorised per 1,000 households53.7
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Valley County
How much SBA lending happens in Valley County
- 7(a) approvals recorded33
- 7(a) gross approval dollars$10.4 m
- Average 7(a) approval$315,715
- Median 7(a) approval$82,400
- 10th percentile approval$14,000
- 90th percentile approval$895,500
- Largest single approval$2,002,500
- Jobs reported supported, 7(a)207
- Jobs per approval6.3
- Distinct 7(a) lenders active10
- Distinct industries receiving approvals27
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer12.1 percent
- Loans on real estate terms4
- Loans on working capital terms, 120 months or shorter28
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countLessors of Miniwarehouses and Self-Storage Units (2)
- Most active lenderU.S. Bank, National Association (11)
- 504 approvals recorded7
- 504 gross approval dollars$2.5 m
- Average 504 approval$351,429
- Median 504 approval$287,000
- Distinct CDCs active2
- 504 jobs per approval3.6
- 504 jobs per million dollars approved10.2
- Most active CDCCapital Matrix, Inc. (6)
- 7(a) share of SBA approvals82.5 percent
- Combined SBA approval dollars$12.9 m
The average approval of $315,715 sits well above the median of $82,400, 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 12.1 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.
Valley County
Do SBA loans in Valley County get paid back
- Loans with a final outcome recorded7
- Paid in full7
- Charged off0
- Status: Cancelled5
- Status: Exempt from disclosure19
- Status: Paid in full7
- Status: Committed, not yet disbursed2
Too few loans have reached a final outcome to publish a charge off rate. only 7 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.
Valley County
Which parts of Valley County get the lending
- Places in the county with recorded lending3
- MCCALL, approvals22
- Donnelly, approvals8
- CASCADE, approvals3
| Place | Approvals | Gross approval dollars |
|---|---|---|
| MCCALL | 22 | $5,651,800 |
| Donnelly | 8 | $4,673,600 |
| CASCADE | 3 | $93,200 |
MCCALL accounts for 22 approvals against 8 in Donnelly. 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.
Valley County
How big is Valley County
- Land area3,665 sq mi
- Rank by land area among Idaho counties5th of 44
- Width, east to west74.7 mi
- Height, north to south74 mi
- Geographies sharing a boundary6
- Residents per square mile of land3
- Establishments per square mile0.20
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.
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 NFIP communities are listed for this county in the FEMA Community Status Book.
- 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 Valley 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 Valley County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population12,389
- Households4,318
- Average household size2.87
- Median household income$76,078
- Median age46.9
Common questions
Valley County questions, answered from the record.
How many people live in Valley County, Idaho?
12,389, in 4,318 households, ranking 28th of 44 Idaho counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Valley County growing?
The population has grown 8.81 percent since the 2020 census base. In 2024 there were 92 births against 91 deaths, with net migration of 147. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Valley County?
$76,078. The median owner-occupied home is valued at $657,000, which is 8.6 times income, and median gross rent is $1,117 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Valley County?
747 establishments, employing 5,155 people with an annual payroll of $245.0 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 Valley County?
Average annual pay is $52,271, or $1,005 a week, across 5,516 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Valley County?
33 7(a) approvals totalling $10.4 m since FY2020, across 10 lenders, with a median approval of $82,400, plus 7 504 approvals worth $2.5 m. These are approvals recorded in the release, not loans disbursed.
What is being built in Valley County?
232 housing units were authorised by permit in 2024, with a declared construction value of $162.1 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Valley County?
Zone 1, a predicted average indoor radon screening level greater than 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 Valley County come from?
The largest single origin is Valley County Non-migrants, with 4,685 households. Arriving households report an average income of $138,391 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 Valley 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 Valley 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.