Madison County, Illinois: commercial real estate data.
Madison County, Illinois has a population of 264,238 across 716 square miles, down 1.1 percent since the 2020 census base. County output reached $16.58 bn in 2024, 5,659 establishments operate here, and the SBA record carries 209 7(a) approvals worth $115.4 m.
129 sourced county values · tier FULL · 12 sections
Madison County
How many people live in Madison County
- Population264,238
- Households110,134
- Average household size2.40
- Median household income$75,793
- Median age40.2
- Median gross rent$1,024 per month
- Median owner-occupied home value$173,000
- Home value to household income2.3 times
- Annual rent as a share of median income16.2 percent
- Adults 25 and over with a bachelor degree or higher31.0 percent
- Adults 25 and over with a graduate degree11.2 percent
- Adults 25 and over184,756
- Population under 1856,348
- Share under 1821.3 percent
- Population 65 and over48,934
- Share 65 and over18.5 percent
- Working age population, 18 to 64158,956
- Civilian labor force134,459
- Unemployment rate4.6 percent
- Labor force participation, adults 18 and over64.7 percent
- Rank by population among Illinois counties8th of 102
- Rank by population among US county-equivalents274th
Madison County is the 8th largest of 102 Illinois counties by population. A median home costs 2.3 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 21.3 percent against 18.5 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 base-1.11 percent
- Census 2020 base population265,972
- Births, 20242,198
- Deaths, 20243,040
- Natural change, 2024-842
- Net domestic migration, 2024107
- Net international migration, 2024312
- Total net migration, 2024419
- Cumulative net domestic migration, 2021 to 2024-460
- Rank by growth among US county-equivalents2224th
The county has lost 1.11 percent of its population 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.
Madison County
Where people moving to Madison County come from
- Tax returns filed by households arriving5,413
- People arriving, from those returns9,306
- Adjusted gross income arriving$288.4 m
- Net adjusted gross income movement$0
- Average income of an arriving household$53,270
- Largest single originMadison County Non-migrants (102,128 households)
- Largest single destination (102,128 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Madison County Non-migrants | 102,128 | 203,144 | $8.45 bn |
| Other flows - Different State | 1,563 | 2,806 | $95.5 m |
| St. Clair County | 1,125 | 2,065 | $51.0 m |
| Other flows - South | 714 | 1,301 | $44.3 m |
| St. Louis County | 537 | 914 | $30.3 m |
| Other flows - Midwest | 506 | 872 | $29.1 m |
| St. Louis city | 329 | 503 | $14.1 m |
| Other flows - Same State | 305 | 453 | $14.1 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$16.58 bn
- County GDP, 2023$15.51 bn
- GDP change, 2023 to 20246.9 percent
- GDP change over five years50.7 percent
- Rank by GDP among Illinois counties9th
- Rank by GDP among US county-equivalents305th
- GDP per resident$62,729
Output grew 6.9 percent in the latest year and 50.7 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 average105,166
- Establishments reporting5,398
- Average annual pay$57,153
- Average weekly wage$1,099
- Sector 62, employment15,366
- Sector 62, average annual pay$60,070
- Sector 48-49, employment12,203
- Sector 48-49, average annual pay$58,033
- Sector 44-45, employment11,991
- Sector 44-45, average annual pay$37,015
- Sector 72, employment11,107
- Sector 72, average annual pay$22,457
- Sector 31-33, employment9,524
- Sector 23, employment6,696
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 15,366 | 591 | $60,070 |
| Sector 48-49 | 12,203 | 231 | $58,033 |
| Sector 44-45 | 11,991 | 686 | $37,015 |
| Sector 72 | 11,107 | 573 | $22,457 |
| Sector 31-33 | 9,524 | 194 | $85,621 |
| Sector 23 | 6,696 | 576 | $79,540 |
| Sector 56 | 4,873 | 278 | $48,530 |
| Sector 54 | 3,777 | 498 | $99,884 |
The largest sector is the biggest private employer group at 15,366 jobs, 14.6 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 industries5,659
- Employment at those establishments93,915
- Annual payroll$5.04 bn
- Establishments per 1,000 residents21.4
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, 2024366
- Declared construction value permitted$125.1 m
- Single family units authorised314
- Multifamily units authorised52
- Multifamily share of units14.2 percent
- Average declared value per unit$341,762
- Units authorised per 1,000 households3.3
Multifamily is 14.2 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 recorded209
- 7(a) gross approval dollars$115.4 m
- Average 7(a) approval$552,189
- Median 7(a) approval$253,000
- 10th percentile approval$40,000
- 90th percentile approval$1,845,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,657
- Jobs per approval12.7
- Distinct 7(a) lenders active55
- Distinct industries receiving approvals91
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer26.3 percent
- Loans on real estate terms55
- Loans on working capital terms, 120 months or shorter133
- Franchise loans48
- Franchise share of approvals23.0 percent
- Leading industry by approval countFull-Service Restaurants (13)
- Most active lenderFirst Mid Bank & Trust, National Association (28)
- 504 approvals recorded93
- 504 gross approval dollars$80.5 m
- Average 504 approval$865,280
- Median 504 approval$446,000
- Distinct CDCs active6
- 504 jobs per approval19.6
- 504 jobs per million dollars approved22.7
- Most active CDCSmall Business Growth Corporation (71)
- 7(a) share of SBA approvals69.2 percent
- Combined SBA approval dollars$195.9 m
The average approval of $552,189 sits well above the median of $253,000, 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 26.3 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.
Madison County
Do SBA loans in Madison County get paid back
- Loans with a final outcome recorded43
- Paid in full40
- Charged off3
- Charge off rate on resolved loans7.0 percent
- Status: Exempt from disclosure136
- Status: Paid in full40
- Status: Cancelled26
- Status: Charged off3
- Status: Committed, not yet disbursed4
Of the 43 loans that have reached a final outcome, 7.0 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
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 lending21
- Edwardsville, approvals50
- Collinsville, approvals25
- Granite City, approvals23
- Alton, approvals18
- Highland, approvals17
- GLEN CARBON, approvals16
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Edwardsville | 50 | $17,595,600 |
| Collinsville | 25 | $15,977,200 |
| Granite City | 23 | $7,859,000 |
| Alton | 18 | $14,570,500 |
| Highland | 17 | $9,915,900 |
| GLEN CARBON | 16 | $8,191,700 |
| Maryville | 13 | $6,387,700 |
| Godfrey | 9 | $2,621,200 |
Edwardsville accounts for 50 approvals against 25 in Collinsville. 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 area716 sq mi
- Rank by land area among Illinois counties22nd of 102
- Width, east to west36.7 mi
- Height, north to south23.8 mi
- Geographies sharing a boundary6
- Residents per square mile of land369
- Establishments per square mile7.90
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 Book22
- Of those, participating in the NFIP22
- 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 9
- Communities carrying a CRS class1
The EPA places the county in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. The best Community Rating System class in the county is 9, 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 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.
- Population264,238
- Households110,134
- Average household size2.40
- Median household income$75,793
- Median age40.2
Common questions
Madison County questions, answered from the record.
How many people live in Madison County, Illinois?
264,238, in 110,134 households, ranking 8th of 102 Illinois counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Madison County growing?
The population has fallen 1.11 percent since the 2020 census base. In 2024 there were 2,198 births against 3,040 deaths, with net migration of 419. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Madison County?
$75,793. The median owner-occupied home is valued at $173,000, which is 2.3 times income, and median gross rent is $1,024 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Madison County?
5,659 establishments, employing 93,915 people with an annual payroll of $5.04 bn. 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 $57,153, or $1,099 a week, across 105,166 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?
209 7(a) approvals totalling $115.4 m since FY2020, across 55 lenders, with a median approval of $253,000, plus 93 504 approvals worth $80.5 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Madison County get paid back?
Of the 43 loans that have reached a final outcome, 40 were paid in full and 3 charged off, a charge off rate of 7.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Madison County?
366 housing units were authorised by permit in 2024, with a declared construction value of $125.1 m. Multifamily was 14.2 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 102,128 households. Arriving households report an average income of $53,270 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.