HomeNew JerseyWarren County
Warren County, New Jersey: commercial real estate data.
Warren County, New Jersey has a population of 110,849 across 357 square miles, up 2.2 percent since the 2020 census base. County output reached $6.16 bn in 2024, 2,286 establishments operate here, and the SBA record carries 143 7(a) approvals worth $67.4 m.
123 sourced county values · tier FULL · 11 sections
Warren County
How many people live in Warren County
- Population110,849
- Households45,391
- Average household size2.44
- Median household income$100,869
- Median age44.0
- Median gross rent$1,409 per month
- Median owner-occupied home value$346,500
- Home value to household income3.4 times
- Annual rent as a share of median income16.8 percent
- Adults 25 and over with a bachelor degree or higher36.5 percent
- Adults 25 and over with a graduate degree12.0 percent
- Adults 25 and over80,815
- Population under 1821,393
- Share under 1819.3 percent
- Population 65 and over21,672
- Share 65 and over19.6 percent
- Working age population, 18 to 6467,784
- Civilian labor force62,053
- Unemployment rate5.1 percent
- Labor force participation, adults 18 and over69.4 percent
- Rank by population among New Jersey counties19th of 21
- Rank by population among US county-equivalents568th
Warren County is the 19th largest of 21 New Jersey counties by population. A median home costs 3.4 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 19.6 percent against 19.3 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.
Warren County
Is Warren County growing
- Population change since the 2020 census base2.19 percent
- Census 2020 base population109,635
- Births, 2024945
- Deaths, 20241,108
- Natural change, 2024-163
- Net domestic migration, 2024369
- Net international migration, 2024485
- Total net migration, 2024854
- Cumulative net domestic migration, 2021 to 20242,085
- Rank by growth among US county-equivalents1110th
The county has grown 2.19 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.
Warren County
Where people moving to Warren County come from
- Tax returns filed by households arriving3,354
- People arriving, from those returns5,651
- Adjusted gross income arriving$246.4 m
- Net adjusted gross income movement$0
- Average income of an arriving household$73,470
- Largest single originWarren County Non-migrants (44,143 households)
- Largest single destination (44,143 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Warren County Non-migrants | 44,143 | 86,544 | $4.08 bn |
| Other flows - Different State | 670 | 1,072 | $41.2 m |
| Morris County | 517 | 860 | $44.2 m |
| Other flows - South | 296 | 492 | $17.2 m |
| Hunterdon County | 291 | 465 | $25.4 m |
| Other flows - Northeast | 255 | 389 | $16.5 m |
| Sussex County | 224 | 351 | $17.0 m |
| Northampton County | 222 | 347 | $10.3 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$6.16 bn
- County GDP, 2023$5.74 bn
- GDP change, 2023 to 20247.3 percent
- GDP change over five years49.4 percent
- Rank by GDP among New Jersey counties21st
- Rank by GDP among US county-equivalents638th
- GDP per resident$55,586
Output grew 7.3 percent in the latest year and 49.4 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.
Warren County
Who employs people in Warren County
- Covered employment, annual average33,264
- Establishments reporting2,852
- Average annual pay$64,742
- Average weekly wage$1,245
- Sector 62, employment6,133
- Sector 62, average annual pay$65,912
- Sector 44-45, employment5,576
- Sector 44-45, average annual pay$39,170
- Sector 31-33, employment3,317
- Sector 31-33, average annual pay$84,880
- Sector 72, employment2,549
- Sector 72, average annual pay$25,030
- Sector 56, employment1,416
- Sector 81, employment1,294
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 6,133 | 566 | $65,912 |
| Sector 44-45 | 5,576 | 320 | $39,170 |
| Sector 31-33 | 3,317 | 126 | $84,880 |
| Sector 72 | 2,549 | 221 | $25,030 |
| Sector 56 | 1,416 | 162 | $51,484 |
| Sector 81 | 1,294 | 272 | $40,085 |
| Sector 42 | 1,081 | 103 | $112,164 |
| Sector 48-49 | 710 | 66 | $57,403 |
The largest sector is the biggest private employer group at 6,133 jobs, 18.4 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 industries2,286
- Employment at those establishments28,428
- Annual payroll$1.55 bn
- Establishments per 1,000 residents20.6
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.
Warren County
What is being built in Warren County
- Housing units authorised by permit, 2024720
- Declared construction value permitted$98.3 m
- Single family units authorised298
- Multifamily units authorised422
- Multifamily share of units58.6 percent
- Average declared value per unit$136,486
- Units authorised per 1,000 households15.9
Multifamily is 58.6 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Warren County
How much SBA lending happens in Warren County
- 7(a) approvals recorded143
- 7(a) gross approval dollars$67.4 m
- Average 7(a) approval$471,145
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,305,000
- Largest single approval$3,735,000
- Jobs reported supported, 7(a)1,276
- Jobs per approval8.9
- Distinct 7(a) lenders active42
- Distinct industries receiving approvals83
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer21.0 percent
- Loans on real estate terms30
- Loans on working capital terms, 120 months or shorter107
- Franchise loans15
- Franchise share of approvals10.5 percent
- Leading industry by approval countFull-Service Restaurants (7)
- Most active lenderTD Bank, National Association (32)
- 504 approvals recorded12
- 504 gross approval dollars$19.1 m
- Average 504 approval$1,591,583
- Median 504 approval$1,003,000
- Distinct CDCs active3
- 504 jobs per approval11.8
- 504 jobs per million dollars approved7.4
- Most active CDCEmpire State Certified Development Corporation (6)
- 7(a) share of SBA approvals92.3 percent
- Combined SBA approval dollars$86.5 m
The average approval of $471,145 sits well above the median of $150,000, 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 21.0 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.
Warren County
Do SBA loans in Warren County get paid back
- Loans with a final outcome recorded22
- Paid in full21
- Charged off1
- Charge off rate on resolved loans4.5 percent
- Status: Exempt from disclosure88
- Status: Paid in full21
- Status: Cancelled25
- Status: Charged off1
- Status: Committed, not yet disbursed8
Of the 22 loans that have reached a final outcome, 4.5 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.
Warren County
Which parts of Warren County get the lending
- Places in the county with recorded lending19
- Hackettstown, approvals33
- Phillipsburg, approvals31
- WASHINGTON, approvals17
- BLAIRSTOWN, approvals13
- BELVIDERE, approvals7
- Asbury, approvals6
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Hackettstown | 33 | $15,939,400 |
| Phillipsburg | 31 | $12,130,200 |
| WASHINGTON | 17 | $12,679,400 |
| BLAIRSTOWN | 13 | $6,831,800 |
| BELVIDERE | 7 | $2,186,000 |
| Asbury | 6 | $2,417,000 |
| Columbia | 6 | $4,502,000 |
| STEWARTSVILLE | 5 | $826,000 |
Hackettstown accounts for 33 approvals against 31 in Phillipsburg. 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.
Warren County
How big is Warren County
- Land area357 sq mi
- Rank by land area among New Jersey counties9th of 21
- Width, east to west22.8 mi
- Height, north to south34.7 mi
- Geographies sharing a boundary3
- Residents per square mile of land311
- Establishments per square mile6.40
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 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.
- Population110,849
- Households45,391
- Average household size2.44
- Median household income$100,869
- Median age44.0
Common questions
Warren County questions, answered from the record.
How many people live in Warren County, New Jersey?
110,849, in 45,391 households, ranking 19th of 21 New Jersey counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Warren County growing?
The population has grown 2.19 percent since the 2020 census base. In 2024 there were 945 births against 1,108 deaths, with net migration of 854. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Warren County?
$100,869. The median owner-occupied home is valued at $346,500, which is 3.4 times income, and median gross rent is $1,409 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Warren County?
2,286 establishments, employing 28,428 people with an annual payroll of $1.55 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 Warren County?
Average annual pay is $64,742, or $1,245 a week, across 33,264 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?
143 7(a) approvals totalling $67.4 m since FY2020, across 42 lenders, with a median approval of $150,000, plus 12 504 approvals worth $19.1 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Warren County get paid back?
Of the 22 loans that have reached a final outcome, 21 were paid in full and 1 charged off, a charge off rate of 4.5 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Warren County?
720 housing units were authorised by permit in 2024, with a declared construction value of $98.3 m. Multifamily was 58.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Warren 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 Warren County come from?
The largest single origin is Warren County Non-migrants, with 44,143 households. Arriving households report an average income of $73,470 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.