HomeMississippiWarren County
Warren County, Mississippi: commercial real estate data.
Warren County, Mississippi has a population of 43,020 across 589 square miles, down 5.8 percent since the 2020 census base. County output reached $3.58 bn in 2024, 942 establishments operate here, and the SBA record carries 18 7(a) approvals worth $16.6 m.
104 sourced county values · tier FULL · 10 sections
Warren County
How many people live in Warren County
- Population43,020
- Households16,772
- Average household size2.56
- Median household income$59,401
- Median age40.8
- Median gross rent$888 per month
- Median owner-occupied home value$156,400
- Home value to household income2.6 times
- Annual rent as a share of median income17.9 percent
- Adults 25 and over with a bachelor degree or higher28.8 percent
- Adults 25 and over with a graduate degree12.0 percent
- Adults 25 and over29,482
- Population under 1810,115
- Share under 1823.5 percent
- Population 65 and over8,155
- Share 65 and over19.0 percent
- Working age population, 18 to 6424,750
- Civilian labor force19,779
- Unemployment rate4.8 percent
- Labor force participation, adults 18 and over60.1 percent
- Rank by population among Mississippi counties17th of 82
- Rank by population among US county-equivalents1146th
Warren County is the 17th largest of 82 Mississippi counties by population. A median home costs 2.6 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 23.5 percent against 19.0 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Warren County
Is Warren County growing
- Population change since the 2020 census base-5.85 percent
- Census 2020 base population44,719
- Births, 2024489
- Deaths, 2024545
- Natural change, 2024-56
- Net domestic migration, 2024-214
- Net international migration, 202450
- Total net migration, 2024-164
- Cumulative net domestic migration, 2021 to 2024-2,127
- Rank by growth among US county-equivalents3035th
The county has lost 5.85 percent of its population since the 2020 census base.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Warren County
Where people moving to Warren County come from
- Tax returns filed by households arriving745
- People arriving, from those returns1,373
- Adjusted gross income arriving$38.7 m
- Net adjusted gross income movement$0
- Average income of an arriving household$51,898
- Largest single originWarren County Non-migrants (15,862 households)
- Largest single destination (15,862 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Warren County Non-migrants | 15,862 | 32,185 | $997.1 m |
| Other flows - Different State | 383 | 660 | $22.4 m |
| Other flows - South | 284 | 499 | $15.8 m |
| Other flows - Same State | 160 | 318 | $6.6 m |
| Hinds County | 99 | 183 | $3.8 m |
| Other flows - West | 54 | 83 | $3.0 m |
| Other flows - Midwest | 45 | 78 | $3.5 m |
| Rankin County | 33 | 65 | $2.2 m |
The largest single source of arrivals is Warren 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.
Warren County
What the Warren County economy runs on
- County GDP, 2024$3.58 bn
- County GDP, 2023$3.49 bn
- GDP change, 2023 to 20242.7 percent
- GDP change over five years47.9 percent
- Rank by GDP among Mississippi counties12th
- Rank by GDP among US county-equivalents880th
- GDP per resident$83,242
Output grew 2.7 percent in the latest year and 47.9 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.
Warren County
Who employs people in Warren County
- Covered employment, annual average18,797
- Establishments reporting1,090
- Average annual pay$56,234
- Average weekly wage$1,081
- Sector 72, employment2,783
- Sector 72, average annual pay$25,302
- Sector 31-33, employment2,554
- Sector 31-33, average annual pay$69,212
- Sector 44-45, employment2,374
- Sector 44-45, average annual pay$35,685
- Sector 62, employment2,274
- Sector 62, average annual pay$54,204
- Sector 48-49, employment1,016
- Sector 56, employment637
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 72 | 2,783 | 126 | $25,302 |
| Sector 31-33 | 2,554 | 31 | $69,212 |
| Sector 44-45 | 2,374 | 201 | $35,685 |
| Sector 62 | 2,274 | 139 | $54,204 |
| Sector 48-49 | 1,016 | 32 | $90,412 |
| Sector 56 | 637 | 50 | $34,405 |
| Sector 23 | 442 | 73 | $64,261 |
| Sector 54 | 407 | 92 | $75,045 |
The largest sector is the biggest private employer group at 2,783 jobs, 14.8 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.
Warren County
What businesses operate in Warren County
- Establishments, all industries942
- Employment at those establishments14,647
- Annual payroll$675.1 m
- Establishments per 1,000 residents21.9
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.
Warren County
What is being built in Warren County
- Housing units authorised by permit, 202412
- Declared construction value permitted$4.0 m
- Single family units authorised12
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$331,236
- Units authorised per 1,000 households0.7
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Warren County
How much SBA lending happens in Warren County
- 7(a) approvals recorded18
- 7(a) gross approval dollars$16.6 m
- Average 7(a) approval$924,272
- Median 7(a) approval$645,000
- 10th percentile approval$25,000
- 90th percentile approval$2,475,000
- Largest single approval$2,644,000
- Jobs reported supported, 7(a)252
- Jobs per approval14.0
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals11
- Median 7(a) term180 months
- Share of loans on real estate terms, 240 months or longer38.9 percent
- Loans on real estate terms7
- Loans on working capital terms, 120 months or shorter7
- Franchise loans4
- Franchise share of approvals22.2 percent
- Leading industry by approval countHotels (except Casino Hotels) and Motels (5)
- Most active lenderPeoples Bank (8)
The average approval of $924,272 sits well above the median of $645,000, 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. 38.9 percent of approvals run on real estate terms of 240 months or more, so this is a market where SBA credit is buying buildings, not just funding operations.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Warren County
Do SBA loans in Warren County get paid back
- Loans with a final outcome recorded5
- Paid in full5
- Charged off0
- Status: Exempt from disclosure9
- Status: Paid in full5
- Status: Cancelled2
- Status: Committed, not yet disbursed2
Too few loans have reached a final outcome to publish a charge off rate. only 5 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.
Warren County
How big is Warren County
- Land area589 sq mi
- Rank by land area among Mississippi counties35th of 82
- Width, east to west36.3 mi
- Height, north to south37.2 mi
- Geographies sharing a boundary4
- Residents per square mile of land73
- Establishments per square mile1.60
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 504 approvals recorded in this county in the FOIA release covering FY2010 onward.
- 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 Warren 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 Warren County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population43,020
- Households16,772
- Average household size2.56
- Median household income$59,401
- Median age40.8
Common questions
Warren County questions, answered from the record.
How many people live in Warren County, Mississippi?
43,020, in 16,772 households, ranking 17th of 82 Mississippi counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Warren County growing?
The population has fallen 5.85 percent since the 2020 census base. In 2024 there were 489 births against 545 deaths, with net migration of -164. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Warren County?
$59,401. The median owner-occupied home is valued at $156,400, which is 2.6 times income, and median gross rent is $888 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Warren County?
942 establishments, employing 14,647 people with an annual payroll of $675.1 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 Warren County?
Average annual pay is $56,234, or $1,081 a week, across 18,797 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Warren County?
18 7(a) approvals totalling $16.6 m since FY2020, across 7 lenders, with a median approval of $645,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Warren County?
12 housing units were authorised by permit in 2024, with a declared construction value of $4.0 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Warren 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 Warren County come from?
The largest single origin is Warren County Non-migrants, with 15,862 households. Arriving households report an average income of $51,898 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 Warren 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 Warren 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.