HomeMississippiPearl River County
Pearl River County, Mississippi: commercial real estate data.
Pearl River County, Mississippi has a population of 57,458 across 811 square miles, up 5.1 percent since the 2020 census base. County output reached $1.53 bn in 2024, 894 establishments operate here, and the SBA record carries 14 7(a) approvals worth $3.4 m.
119 sourced county values · tier FULL · 11 sections
Pearl River County
How many people live in Pearl River County
- Population57,458
- Households21,880
- Average household size2.63
- Median household income$58,135
- Median age41.6
- Median gross rent$906 per month
- Median owner-occupied home value$182,300
- Home value to household income3.1 times
- Annual rent as a share of median income18.7 percent
- Adults 25 and over with a bachelor degree or higher17.0 percent
- Adults 25 and over with a graduate degree4.7 percent
- Adults 25 and over39,335
- Population under 1813,147
- Share under 1822.9 percent
- Population 65 and over11,246
- Share 65 and over19.6 percent
- Working age population, 18 to 6433,065
- Civilian labor force25,776
- Unemployment rate6.1 percent
- Labor force participation, adults 18 and over58.2 percent
- Rank by population among Mississippi counties14th of 82
- Rank by population among US county-equivalents925th
Pearl River County is the 14th largest of 82 Mississippi counties by population. A median home costs 3.1 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 22.9 percent against 19.6 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Pearl River County
Is Pearl River County growing
- Population change since the 2020 census base5.13 percent
- Census 2020 base population56,147
- Births, 2024700
- Deaths, 2024752
- Natural change, 2024-52
- Net domestic migration, 2024804
- Net international migration, 202482
- Total net migration, 2024886
- Cumulative net domestic migration, 2021 to 20243,284
- Rank by growth among US county-equivalents512th
The county has grown 5.13 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.
Pearl River County
Where people moving to Pearl River County come from
- Tax returns filed by households arriving1,430
- People arriving, from those returns2,877
- Adjusted gross income arriving$77.1 m
- Net adjusted gross income movement$0
- Average income of an arriving household$53,892
- Largest single originPearl River County Non-migrants (17,772 households)
- Largest single destination (17,772 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Pearl River County Non-migrants | 17,772 | 38,792 | $1.06 bn |
| Other flows - Different State | 397 | 761 | $21.1 m |
| St. Tammany Parish | 348 | 709 | $22.6 m |
| Other flows - South | 287 | 540 | $15.8 m |
| Hancock County | 114 | 239 | $6.4 m |
| Jefferson Parish | 99 | 214 | $5.8 m |
| Other flows - Same State | 95 | 161 | $3.0 m |
| Harrison County | 83 | 174 | $3.3 m |
The largest single source of arrivals is Pearl River 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.
Pearl River County
What the Pearl River County economy runs on
- County GDP, 2024$1.53 bn
- County GDP, 2023$1.46 bn
- GDP change, 2023 to 20244.9 percent
- GDP change over five years32.4 percent
- Rank by GDP among Mississippi counties21st
- Rank by GDP among US county-equivalents1500th
- GDP per resident$26,627
Output grew 4.9 percent in the latest year and 32.4 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.
Pearl River County
Who employs people in Pearl River County
- Covered employment, annual average11,629
- Establishments reporting1,010
- Average annual pay$41,138
- Average weekly wage$791
- Sector 44-45, employment2,394
- Sector 44-45, average annual pay$31,157
- Sector 72, employment1,418
- Sector 72, average annual pay$16,421
- Sector 31-33, employment685
- Sector 31-33, average annual pay$57,171
- Sector 23, employment631
- Sector 23, average annual pay$59,596
- Sector 81, employment343
- Sector 42, employment320
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 2,394 | 201 | $31,157 |
| Sector 72 | 1,418 | 106 | $16,421 |
| Sector 31-33 | 685 | 41 | $57,171 |
| Sector 23 | 631 | 97 | $59,596 |
| Sector 81 | 343 | 80 | $33,112 |
| Sector 42 | 320 | 37 | $66,157 |
| Sector 52 | 314 | 72 | $55,779 |
| Sector 54 | 250 | 62 | $85,010 |
The largest sector is the biggest private employer group at 2,394 jobs, 20.6 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.
Pearl River County
What businesses operate in Pearl River County
- Establishments, all industries894
- Employment at those establishments8,948
- Annual payroll$342.3 m
- Establishments per 1,000 residents15.6
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.
Pearl River County
What is being built in Pearl River County
- Housing units authorised by permit, 2024330
- Declared construction value permitted$54.7 m
- Single family units authorised322
- Multifamily units authorised8
- Multifamily share of units2.4 percent
- Average declared value per unit$165,883
- Units authorised per 1,000 households15.1
Multifamily is 2.4 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Pearl River County
How much SBA lending happens in Pearl River County
- 7(a) approvals recorded14
- 7(a) gross approval dollars$3.4 m
- Average 7(a) approval$245,264
- Median 7(a) approval$245,000
- 10th percentile approval$25,000
- 90th percentile approval$500,000
- Largest single approval$821,000
- Jobs reported supported, 7(a)129
- Jobs per approval9.2
- Distinct 7(a) lenders active9
- Distinct industries receiving approvals11
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer0.0 percent
- Loans on real estate terms0
- Loans on working capital terms, 120 months or shorter12
- Franchise loans4
- Franchise share of approvals28.6 percent
- Leading industry by approval countGeneral Freight Trucking, Long-Distance, Truckload (2)
- Most active lenderHancock Whitney Bank (3)
- 504 approvals recorded1
- 504 gross approval dollars$128,000
- Average 504 approval$128,000
- Median 504 approval$128,000
- Distinct CDCs active1
- 504 jobs per approval20.0
- 504 jobs per million dollars approved156.3
- Most active CDCCentral Mississippi Development Company, Inc. (1)
- 7(a) share of SBA approvals93.3 percent
- Combined SBA approval dollars$3.6 m
The average approval of $245,264 sits close to the median of $245,000, so lending here is fairly evenly sized rather than driven by a few large deals. Only 0.0 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.
Pearl River County
Do SBA loans in Pearl River County get paid back
- Loans with a final outcome recorded2
- Paid in full2
- Charged off0
- Status: Exempt from disclosure9
- Status: Paid in full2
- Status: Cancelled2
- Status: Committed, not yet disbursed1
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.
Pearl River County
Which parts of Pearl River County get the lending
- Places in the county with recorded lending4
- POPLARVILLE, approvals8
- PICAYUNE, approvals4
- Nicholson, approvals1
- CARRIERE, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| POPLARVILLE | 8 | $1,883,700 |
| PICAYUNE | 4 | $1,429,000 |
| Nicholson | 1 | $100,000 |
| CARRIERE | 1 | $21,000 |
POPLARVILLE accounts for 8 approvals against 4 in PICAYUNE. 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.
Pearl River County
How big is Pearl River County
- Land area811 sq mi
- Rank by land area among Mississippi counties4th of 82
- Width, east to west29.8 mi
- Height, north to south38.3 mi
- Geographies sharing a boundary5
- Residents per square mile of land71
- Establishments per square mile1.10
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 Pearl River 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 Pearl River County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population57,458
- Households21,880
- Average household size2.63
- Median household income$58,135
- Median age41.6
Common questions
Pearl River County questions, answered from the record.
How many people live in Pearl River County, Mississippi?
57,458, in 21,880 households, ranking 14th of 82 Mississippi counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Pearl River County growing?
The population has grown 5.13 percent since the 2020 census base. In 2024 there were 700 births against 752 deaths, with net migration of 886. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Pearl River County?
$58,135. The median owner-occupied home is valued at $182,300, which is 3.1 times income, and median gross rent is $906 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Pearl River County?
894 establishments, employing 8,948 people with an annual payroll of $342.3 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 Pearl River County?
Average annual pay is $41,138, or $791 a week, across 11,629 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Pearl River County?
14 7(a) approvals totalling $3.4 m since FY2020, across 9 lenders, with a median approval of $245,000, plus 1 504 approvals worth $128,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Pearl River County?
330 housing units were authorised by permit in 2024, with a declared construction value of $54.7 m. Multifamily was 2.4 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Pearl River 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 Pearl River County come from?
The largest single origin is Pearl River County Non-migrants, with 17,772 households. Arriving households report an average income of $53,892 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 Pearl River 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 Pearl River 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.