Albany County, New York: commercial real estate data.
Albany County, New York has a population of 317,018 across 523 square miles, up 1.6 percent since the 2020 census base. County output reached $46.13 bn in 2024, 9,465 establishments operate here, and the SBA record carries 306 7(a) approvals worth $173.7 m.
128 sourced county values · tier FULL · 12 sections
Albany County
How many people live in Albany County
- Population317,018
- Households134,703
- Average household size2.35
- Median household income$85,333
- Median age38.4
- Median gross rent$1,313 per month
- Median owner-occupied home value$294,600
- Home value to household income3.5 times
- Annual rent as a share of median income18.5 percent
- Adults 25 and over with a bachelor degree or higher46.4 percent
- Adults 25 and over with a graduate degree22.8 percent
- Adults 25 and over214,344
- Population under 1857,145
- Share under 1818.0 percent
- Population 65 and over57,602
- Share 65 and over18.2 percent
- Working age population, 18 to 64202,271
- Civilian labor force169,596
- Unemployment rate5.0 percent
- Labor force participation, adults 18 and over65.3 percent
- Rank by population among New York counties14th of 62
- Rank by population among US county-equivalents232nd
Albany County is the 14th largest of 62 New York counties by population. A median home costs 3.5 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 18.2 percent against 18.0 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.
Albany County
Is Albany County growing
- Population change since the 2020 census base1.63 percent
- Census 2020 base population314,838
- Births, 20242,726
- Deaths, 20242,867
- Natural change, 2024-141
- Net domestic migration, 2024-990
- Net international migration, 20243,095
- Total net migration, 20242,105
- Cumulative net domestic migration, 2021 to 2024-640
- Rank by growth among US county-equivalents1293rd
The county has grown 1.63 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.
Albany County
Where people moving to Albany County come from
- Tax returns filed by households arriving9,119
- People arriving, from those returns13,897
- Adjusted gross income arriving$1.27 bn
- Net adjusted gross income movement$0
- Average income of an arriving household$139,255
- Largest single originAlbany County Non-migrants (123,946 households)
- Largest single destination (123,946 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Albany County Non-migrants | 123,946 | 227,332 | $14.38 bn |
| Other flows - Different State | 1,808 | 2,830 | $343.7 m |
| Rensselaer County | 1,588 | 2,477 | $89.8 m |
| Schenectady County | 1,063 | 1,673 | $70.3 m |
| Saratoga County | 863 | 1,201 | $60.8 m |
| Other flows - South | 789 | 1,275 | $210.8 m |
| Other flows - Northeast | 468 | 723 | $91.9 m |
| Kings County | 294 | 469 | $18.2 m |
The largest single source of arrivals is Albany 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.
Albany County
What the Albany County economy runs on
- County GDP, 2024$46.13 bn
- County GDP, 2023$44.05 bn
- GDP change, 2023 to 20244.7 percent
- GDP change over five years31.6 percent
- Rank by GDP among New York counties10th
- Rank by GDP among US county-equivalents129th
- GDP per resident$145,509
Output grew 4.7 percent in the latest year and 31.6 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.
Albany County
Who employs people in Albany County
- Covered employment, annual average233,390
- Establishments reporting11,137
- Average annual pay$82,387
- Average weekly wage$1,584
- Sector 62, employment34,548
- Sector 62, average annual pay$67,594
- Sector 44-45, employment20,252
- Sector 44-45, average annual pay$42,344
- Sector 54, employment16,851
- Sector 54, average annual pay$110,855
- Sector 72, employment13,132
- Sector 72, average annual pay$30,598
- Sector 56, employment12,804
- Sector 52, employment9,844
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 34,548 | 952 | $67,594 |
| Sector 44-45 | 20,252 | 1,172 | $42,344 |
| Sector 54 | 16,851 | 1,549 | $110,855 |
| Sector 72 | 13,132 | 893 | $30,598 |
| Sector 56 | 12,804 | 766 | $50,470 |
| Sector 52 | 9,844 | 561 | $126,493 |
| Sector 31-33 | 8,640 | 238 | $92,928 |
| Sector 61 | 8,596 | 190 | $77,577 |
The largest sector is the biggest private employer group at 34,548 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.
Albany County
What businesses operate in Albany County
- Establishments, all industries9,465
- Employment at those establishments180,421
- Annual payroll$11.96 bn
- Establishments per 1,000 residents29.9
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.
Albany County
What is being built in Albany County
- Housing units authorised by permit, 2024741
- Declared construction value permitted$171.8 m
- Single family units authorised190
- Multifamily units authorised551
- Multifamily share of units74.4 percent
- Average declared value per unit$231,878
- Units authorised per 1,000 households5.5
Multifamily is 74.4 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Albany County
How much SBA lending happens in Albany County
- 7(a) approvals recorded306
- 7(a) gross approval dollars$173.7 m
- Average 7(a) approval$567,776
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,590,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,909
- Jobs per approval9.5
- Distinct 7(a) lenders active54
- Distinct industries receiving approvals132
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer11.1 percent
- Loans on real estate terms34
- Loans on working capital terms, 120 months or shorter259
- Franchise loans25
- Franchise share of approvals8.2 percent
- Leading industry by approval countFull-Service Restaurants (30)
- Most active lenderManufacturers and Traders Trust Company (43)
- 504 approvals recorded98
- 504 gross approval dollars$80.2 m
- Average 504 approval$818,786
- Median 504 approval$434,000
- Distinct CDCs active1
- 504 jobs per approval6.8
- 504 jobs per million dollars approved8.3
- Most active CDCEmpire State Certified Development Corporation (98)
- 7(a) share of SBA approvals75.7 percent
- Combined SBA approval dollars$254.0 m
The average approval of $567,776 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 11.1 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.
Albany County
Do SBA loans in Albany County get paid back
- Loans with a final outcome recorded51
- Paid in full48
- Charged off3
- Charge off rate on resolved loans5.9 percent
- Status: Paid in full48
- Status: Exempt from disclosure182
- Status: Cancelled54
- Status: Committed, not yet disbursed19
- Status: Charged off3
Of the 51 loans that have reached a final outcome, 5.9 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.
Albany County
Which parts of Albany County get the lending
- Places in the county with recorded lending19
- ALBANY, approvals160
- LATHAM, approvals62
- Delmar, approvals12
- Watervliet, approvals10
- SCHENECTADY, approvals9
- Cohoes, approvals8
| Place | Approvals | Gross approval dollars |
|---|---|---|
| ALBANY | 160 | $90,833,700 |
| LATHAM | 62 | $51,783,700 |
| Delmar | 12 | $4,938,200 |
| Watervliet | 10 | $3,621,100 |
| SCHENECTADY | 9 | $1,297,000 |
| Cohoes | 8 | $650,800 |
| Slingerlands | 8 | $1,482,900 |
| Selkirk | 6 | $5,202,900 |
ALBANY accounts for 160 approvals against 62 in LATHAM. 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.
Albany County
How big is Albany County
- Land area523 sq mi
- Rank by land area among New York counties40th of 62
- Width, east to west29.4 mi
- Height, north to south28.5 mi
- Geographies sharing a boundary5
- Residents per square mile of land606
- Establishments per square mile18.10
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.
Albany County
What hazards affect Albany County
- EPA radon zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
- Communities in the NFIP Community Status Book18
- Of those, participating in the NFIP18
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 1, a predicted average indoor radon screening level greater than 4 pCi/L.
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 Albany 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 Albany County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population317,018
- Households134,703
- Average household size2.35
- Median household income$85,333
- Median age38.4
Common questions
Albany County questions, answered from the record.
How many people live in Albany County, New York?
317,018, in 134,703 households, ranking 14th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Albany County growing?
The population has grown 1.63 percent since the 2020 census base. In 2024 there were 2,726 births against 2,867 deaths, with net migration of 2,105. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Albany County?
$85,333. The median owner-occupied home is valued at $294,600, which is 3.5 times income, and median gross rent is $1,313 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Albany County?
9,465 establishments, employing 180,421 people with an annual payroll of $11.96 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 Albany County?
Average annual pay is $82,387, or $1,584 a week, across 233,390 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Albany County?
306 7(a) approvals totalling $173.7 m since FY2020, across 54 lenders, with a median approval of $150,000, plus 98 504 approvals worth $80.2 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Albany County get paid back?
Of the 51 loans that have reached a final outcome, 48 were paid in full and 3 charged off, a charge off rate of 5.9 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Albany County?
741 housing units were authorised by permit in 2024, with a declared construction value of $171.8 m. Multifamily was 74.4 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Albany 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 Albany County come from?
The largest single origin is Albany County Non-migrants, with 123,946 households. Arriving households report an average income of $139,255 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 Albany 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 Albany 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.