Chemung County, New York: commercial real estate data.
Chemung County, New York has a population of 82,147 across 407 square miles, down 3.6 percent since the 2020 census base. County output reached $4.77 bn in 2024, 1,647 establishments operate here, and the SBA record carries 86 7(a) approvals worth $18.2 m.
128 sourced county values · tier FULL · 12 sections
Chemung County
How many people live in Chemung County
- Population82,147
- Households35,262
- Average household size2.33
- Median household income$63,716
- Median age42.0
- Median gross rent$1,059 per month
- Median owner-occupied home value$141,100
- Home value to household income2.2 times
- Annual rent as a share of median income19.9 percent
- Adults 25 and over with a bachelor degree or higher27.2 percent
- Adults 25 and over with a graduate degree12.0 percent
- Adults 25 and over58,412
- Population under 1817,169
- Share under 1820.9 percent
- Population 65 and over16,693
- Share 65 and over20.3 percent
- Working age population, 18 to 6448,285
- Civilian labor force38,442
- Unemployment rate6.1 percent
- Labor force participation, adults 18 and over59.2 percent
- Rank by population among New York counties32nd of 62
- Rank by population among US county-equivalents714th
Chemung County is the 32nd largest of 62 New York counties by population. A median home costs 2.2 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 20.9 percent against 20.3 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Chemung County
Is Chemung County growing
- Population change since the 2020 census base-3.61 percent
- Census 2020 base population84,152
- Births, 2024808
- Deaths, 20241,096
- Natural change, 2024-288
- Net domestic migration, 2024-43
- Net international migration, 2024169
- Total net migration, 2024126
- Cumulative net domestic migration, 2021 to 2024-1,768
- Rank by growth among US county-equivalents2842nd
The county has lost 3.61 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.
Chemung County
Where people moving to Chemung County come from
- Tax returns filed by households arriving1,705
- People arriving, from those returns2,867
- Adjusted gross income arriving$110.9 m
- Net adjusted gross income movement$0
- Average income of an arriving household$65,072
- Largest single originChemung County Non-migrants (31,840 households)
- Largest single destination (31,840 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Chemung County Non-migrants | 31,840 | 61,070 | $2.26 bn |
| Other flows - Different State | 637 | 1,098 | $53.5 m |
| Steuben County | 300 | 502 | $20.0 m |
| Other flows - South | 295 | 534 | $32.2 m |
| Other flows - Same State | 249 | 368 | $12.3 m |
| Other flows - Northeast | 182 | 314 | $10.6 m |
| Bradford County | 99 | 182 | $4.9 m |
| Schuyler County | 97 | 176 | $5.3 m |
The largest single source of arrivals is Chemung 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.
Chemung County
What the Chemung County economy runs on
- County GDP, 2024$4.77 bn
- County GDP, 2023$4.53 bn
- GDP change, 2023 to 20245.4 percent
- GDP change over five years25.3 percent
- Rank by GDP among New York counties34th
- Rank by GDP among US county-equivalents734th
- GDP per resident$58,117
Output grew 5.4 percent in the latest year and 25.3 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.
Chemung County
Who employs people in Chemung County
- Covered employment, annual average33,739
- Establishments reporting1,914
- Average annual pay$61,216
- Average weekly wage$1,177
- Sector 62, employment5,770
- Sector 62, average annual pay$65,568
- Sector 31-33, employment4,624
- Sector 31-33, average annual pay$77,164
- Sector 44-45, employment4,534
- Sector 44-45, average annual pay$37,543
- Sector 72, employment3,095
- Sector 72, average annual pay$24,651
- Sector 48-49, employment1,585
- Sector 23, employment1,478
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 5,770 | 200 | $65,568 |
| Sector 31-33 | 4,624 | 94 | $77,164 |
| Sector 44-45 | 4,534 | 285 | $37,543 |
| Sector 72 | 3,095 | 205 | $24,651 |
| Sector 48-49 | 1,585 | 53 | $55,849 |
| Sector 23 | 1,478 | 150 | $75,239 |
| Sector 56 | 1,283 | 105 | $41,078 |
| Sector 81 | 786 | 175 | $35,493 |
The largest sector is the biggest private employer group at 5,770 jobs, 17.1 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.
Chemung County
What businesses operate in Chemung County
- Establishments, all industries1,647
- Employment at those establishments27,912
- Annual payroll$1.45 bn
- Establishments per 1,000 residents20.0
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.
Chemung County
What is being built in Chemung County
- Housing units authorised by permit, 202493
- Declared construction value permitted$13.0 m
- Single family units authorised26
- Multifamily units authorised67
- Multifamily share of units72.0 percent
- Average declared value per unit$139,349
- Units authorised per 1,000 households2.6
Multifamily is 72.0 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Chemung County
How much SBA lending happens in Chemung County
- 7(a) approvals recorded86
- 7(a) gross approval dollars$18.2 m
- Average 7(a) approval$212,001
- Median 7(a) approval$131,200
- 10th percentile approval$25,000
- 90th percentile approval$400,000
- Largest single approval$3,100,000
- Jobs reported supported, 7(a)449
- Jobs per approval5.2
- Distinct 7(a) lenders active21
- Distinct industries receiving approvals51
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.5 percent
- Loans on real estate terms9
- Loans on working capital terms, 120 months or shorter71
- Franchise loans3
- Franchise share of approvals3.5 percent
- Leading industry by approval countDrinking Places (Alcoholic Beverages) (7)
- Most active lenderFive Star Bank (19)
- 504 approvals recorded10
- 504 gross approval dollars$6.6 m
- Average 504 approval$661,000
- Median 504 approval$406,000
- Distinct CDCs active2
- 504 jobs per approval9.5
- 504 jobs per million dollars approved14.4
- Most active CDCEmpire State Certified Development Corporation (8)
- 7(a) share of SBA approvals89.6 percent
- Combined SBA approval dollars$24.8 m
The average approval of $212,001 sits well above the median of $131,200, 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 10.5 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.
Chemung County
Do SBA loans in Chemung County get paid back
- Loans with a final outcome recorded15
- Paid in full15
- Charged off0
- Charge off rate on resolved loans0.0 percent
- Status: Paid in full15
- Status: Cancelled16
- Status: Exempt from disclosure52
- Status: Committed, not yet disbursed3
Of the 15 loans that have reached a final outcome, 0.0 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.
Chemung County
Which parts of Chemung County get the lending
- Places in the county with recorded lending9
- Elmira, approvals36
- HORSEHEADS, approvals28
- VAN ETTEN, approvals5
- PINE VALLEY, approvals5
- WAVERLY, approvals4
- ELMIRA HEIGHTS, approvals4
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Elmira | 36 | $5,712,500 |
| HORSEHEADS | 28 | $10,129,900 |
| VAN ETTEN | 5 | $312,000 |
| PINE VALLEY | 5 | $411,500 |
| WAVERLY | 4 | $549,000 |
| ELMIRA HEIGHTS | 4 | $607,000 |
| MILLPORT | 2 | $50,000 |
| Lowman | 1 | $115,000 |
Elmira accounts for 36 approvals against 28 in HORSEHEADS. 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.
Chemung County
How big is Chemung County
- Land area407 sq mi
- Rank by land area among New York counties48th of 62
- Width, east to west21.9 mi
- Height, north to south20.3 mi
- Geographies sharing a boundary4
- Residents per square mile of land202
- Establishments per square mile4.05
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.
Chemung County
What hazards affect Chemung County
- EPA radon zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
- Communities in the NFIP Community Status Book17
- Of those, participating in the NFIP17
- NFIP participation rate100.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 7
- Communities carrying a CRS class11
The EPA places the county in radon zone 1, a predicted average indoor radon screening level greater than 4 pCi/L. The best Community Rating System class in the county is 7, 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 Chemung 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 Chemung County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population82,147
- Households35,262
- Average household size2.33
- Median household income$63,716
- Median age42.0
Common questions
Chemung County questions, answered from the record.
How many people live in Chemung County, New York?
82,147, in 35,262 households, ranking 32nd of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Chemung County growing?
The population has fallen 3.61 percent since the 2020 census base. In 2024 there were 808 births against 1,096 deaths, with net migration of 126. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Chemung County?
$63,716. The median owner-occupied home is valued at $141,100, which is 2.2 times income, and median gross rent is $1,059 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Chemung County?
1,647 establishments, employing 27,912 people with an annual payroll of $1.45 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 Chemung County?
Average annual pay is $61,216, or $1,177 a week, across 33,739 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Chemung County?
86 7(a) approvals totalling $18.2 m since FY2020, across 21 lenders, with a median approval of $131,200, plus 10 504 approvals worth $6.6 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Chemung County get paid back?
Of the 15 loans that have reached a final outcome, 15 were paid in full and 0 charged off, a charge off rate of 0.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Chemung County?
93 housing units were authorised by permit in 2024, with a declared construction value of $13.0 m. Multifamily was 72.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Chemung 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 Chemung County come from?
The largest single origin is Chemung County Non-migrants, with 31,840 households. Arriving households report an average income of $65,072 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 Chemung 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 Chemung 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.