Tuscola County, Michigan: commercial real estate data.
Tuscola County, Michigan has a population of 52,980 across 803 square miles, down 1.1 percent since the 2020 census base. County output reached $1.77 bn in 2024, 842 establishments operate here, and the SBA record carries 38 7(a) approvals worth $17.1 m.
127 sourced county values · tier FULL · 12 sections
Tuscola County
How many people live in Tuscola County
- Population52,980
- Households21,498
- Average household size2.46
- Median household income$63,811
- Median age44.8
- Median gross rent$819 per month
- Median owner-occupied home value$149,500
- Home value to household income2.3 times
- Annual rent as a share of median income15.4 percent
- Adults 25 and over with a bachelor degree or higher16.3 percent
- Adults 25 and over with a graduate degree5.9 percent
- Adults 25 and over38,632
- Population under 1810,639
- Share under 1820.1 percent
- Population 65 and over11,619
- Share 65 and over21.9 percent
- Working age population, 18 to 6430,722
- Civilian labor force23,861
- Unemployment rate6.0 percent
- Labor force participation, adults 18 and over56.4 percent
- Rank by population among Michigan counties34th of 83
- Rank by population among US county-equivalents976th
Tuscola County is the 34th largest of 83 Michigan counties by population. A median home costs 2.3 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 21.9 percent against 20.1 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.
Tuscola County
Is Tuscola County growing
- Population change since the 2020 census base-1.05 percent
- Census 2020 base population53,317
- Births, 2024483
- Deaths, 2024703
- Natural change, 2024-220
- Net domestic migration, 202469
- Net international migration, 202454
- Total net migration, 2024123
- Cumulative net domestic migration, 2021 to 2024291
- Rank by growth among US county-equivalents2203rd
The county has lost 1.05 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.
Tuscola County
Where people moving to Tuscola County come from
- Tax returns filed by households arriving1,208
- People arriving, from those returns2,181
- Adjusted gross income arriving$59.9 m
- Net adjusted gross income movement$0
- Average income of an arriving household$49,559
- Largest single originTuscola County Non-migrants (20,973 households)
- Largest single destination (20,973 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Tuscola County Non-migrants | 20,973 | 41,825 | $1.22 bn |
| Genesee County | 205 | 380 | $9.1 m |
| Other flows - Different State | 191 | 324 | $10.8 m |
| Saginaw County | 141 | 263 | $7.2 m |
| Other flows - Same State | 132 | 237 | $6.9 m |
| Lapeer County | 119 | 220 | $4.7 m |
| Other flows - South | 96 | 164 | $4.8 m |
| Sanilac County | 93 | 170 | $3.7 m |
The largest single source of arrivals is Tuscola 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.
Tuscola County
What the Tuscola County economy runs on
- County GDP, 2024$1.77 bn
- County GDP, 2023$1.78 bn
- GDP change, 2023 to 2024-0.5 percent
- GDP change over five years31.1 percent
- Rank by GDP among Michigan counties41st
- Rank by GDP among US county-equivalents1377th
- GDP per resident$33,383
Output grew -0.5 percent in the latest year and 31.1 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.
Tuscola County
Who employs people in Tuscola County
- Covered employment, annual average12,102
- Establishments reporting921
- Average annual pay$50,754
- Average weekly wage$976
- Sector 62, employment1,960
- Sector 62, average annual pay$50,368
- Sector 31-33, employment1,421
- Sector 31-33, average annual pay$65,425
- Sector 44-45, employment1,398
- Sector 44-45, average annual pay$34,730
- Sector 72, employment992
- Sector 72, average annual pay$18,907
- Sector 23, employment625
- Sector 56, employment591
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 1,960 | 89 | $50,368 |
| Sector 31-33 | 1,421 | 55 | $65,425 |
| Sector 44-45 | 1,398 | 112 | $34,730 |
| Sector 72 | 992 | 60 | $18,907 |
| Sector 23 | 625 | 119 | $53,327 |
| Sector 56 | 591 | 30 | $68,278 |
| Sector 42 | 428 | 37 | $79,733 |
| Sector 81 | 362 | 66 | $40,292 |
The largest sector is the biggest private employer group at 1,960 jobs, 16.2 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.
Tuscola County
What businesses operate in Tuscola County
- Establishments, all industries842
- Employment at those establishments9,643
- Annual payroll$467.5 m
- Establishments per 1,000 residents15.9
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.
Tuscola County
What is being built in Tuscola County
- Housing units authorised by permit, 202455
- Declared construction value permitted$15.3 m
- Single family units authorised55
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$277,495
- Units authorised per 1,000 households2.6
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Tuscola County
How much SBA lending happens in Tuscola County
- 7(a) approvals recorded38
- 7(a) gross approval dollars$17.1 m
- Average 7(a) approval$448,853
- Median 7(a) approval$56,600
- 10th percentile approval$16,500
- 90th percentile approval$1,200,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)276
- Jobs per approval7.3
- Distinct 7(a) lenders active9
- Distinct industries receiving approvals28
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer13.2 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter30
- Franchise loans6
- Franchise share of approvals15.8 percent
- Leading industry by approval countHardware Retailers (3)
- Most active lenderThe Huntington National Bank (28)
- 504 approvals recorded2
- 504 gross approval dollars$828,000
- Average 504 approval$414,000
- Median 504 approval$608,000
- Distinct CDCs active1
- 504 jobs per approval10.5
- 504 jobs per million dollars approved25.4
- Most active CDCMichigan Certified Development Corporation (2)
- 7(a) share of SBA approvals95.0 percent
- Combined SBA approval dollars$17.9 m
The average approval of $448,853 sits well above the median of $56,600, 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 13.2 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.
Tuscola County
Do SBA loans in Tuscola County get paid back
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Exempt from disclosure32
- Status: Paid in full3
- Status: Cancelled1
- Status: Committed, not yet disbursed2
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.
Tuscola County
Which parts of Tuscola County get the lending
- Places in the county with recorded lending8
- CARO, approvals10
- Reese, approvals9
- Vassar, approvals8
- Millington, approvals6
- FAIRGROVE, approvals2
- Richville, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| CARO | 10 | $2,192,700 |
| Reese | 9 | $2,932,700 |
| Vassar | 8 | $1,120,100 |
| Millington | 6 | $5,700,600 |
| FAIRGROVE | 2 | $92,000 |
| Richville | 1 | $378,200 |
| Novi | 1 | $4,600,100 |
| CASS CITY | 1 | $40,000 |
CARO accounts for 10 approvals against 9 in Reese. 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.
Tuscola County
How big is Tuscola County
- Land area803 sq mi
- Rank by land area among Michigan counties20th of 83
- Width, east to west29.8 mi
- Height, north to south35 mi
- Geographies sharing a boundary6
- Residents per square mile of land66
- Establishments per square mile1.05
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.
Tuscola County
What hazards affect Tuscola County
- EPA radon zone predicted average indoor radon screening level less than 2 pCi/LZone 3
- Communities in the NFIP Community Status Book20
- Of those, participating in the NFIP15
- NFIP participation rate75.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 6
- 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 6, 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 Tuscola 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 Tuscola County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population52,980
- Households21,498
- Average household size2.46
- Median household income$63,811
- Median age44.8
Common questions
Tuscola County questions, answered from the record.
How many people live in Tuscola County, Michigan?
52,980, in 21,498 households, ranking 34th of 83 Michigan counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Tuscola County growing?
The population has fallen 1.05 percent since the 2020 census base. In 2024 there were 483 births against 703 deaths, with net migration of 123. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Tuscola County?
$63,811. The median owner-occupied home is valued at $149,500, which is 2.3 times income, and median gross rent is $819 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Tuscola County?
842 establishments, employing 9,643 people with an annual payroll of $467.5 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 Tuscola County?
Average annual pay is $50,754, or $976 a week, across 12,102 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Tuscola County?
38 7(a) approvals totalling $17.1 m since FY2020, across 9 lenders, with a median approval of $56,600, plus 2 504 approvals worth $828,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Tuscola County?
55 housing units were authorised by permit in 2024, with a declared construction value of $15.3 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Tuscola 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 Tuscola County come from?
The largest single origin is Tuscola County Non-migrants, with 20,973 households. Arriving households report an average income of $49,559 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 Tuscola 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 Tuscola 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.