Monroe County, New York: commercial real estate data.
Monroe County, New York has a population of 753,753 across 657 square miles, down 0.9 percent since the 2020 census base. County output reached $65.11 bn in 2024, 17,484 establishments operate here, and the SBA record carries 1,182 7(a) approvals worth $297.8 m.
129 sourced county values · tier FULL · 12 sections
Monroe County
How many people live in Monroe County
- Population753,753
- Households318,428
- Average household size2.37
- Median household income$76,382
- Median age39.6
- Median gross rent$1,173 per month
- Median owner-occupied home value$213,700
- Home value to household income2.8 times
- Annual rent as a share of median income18.4 percent
- Adults 25 and over with a bachelor degree or higher41.5 percent
- Adults 25 and over with a graduate degree18.6 percent
- Adults 25 and over527,287
- Population under 18153,175
- Share under 1820.3 percent
- Population 65 and over141,504
- Share 65 and over18.8 percent
- Working age population, 18 to 64459,074
- Civilian labor force391,197
- Unemployment rate4.9 percent
- Labor force participation, adults 18 and over65.1 percent
- Rank by population among New York counties9th of 62
- Rank by population among US county-equivalents87th
Monroe County is the 9th largest of 62 New York counties by population. A median home costs 2.8 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 20.3 percent against 18.8 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Monroe County
Is Monroe County growing
- Population change since the 2020 census base-0.94 percent
- Census 2020 base population759,348
- Births, 20247,445
- Deaths, 20247,029
- Natural change, 2024416
- Net domestic migration, 2024-2,778
- Net international migration, 20243,666
- Total net migration, 2024888
- Cumulative net domestic migration, 2021 to 2024-15,352
- Rank by growth among US county-equivalents2170th
The county has lost 0.94 percent of its population since the 2020 census base. Migration contributed more to 2024 change than births over deaths, so demand here follows people arriving rather than families forming.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Monroe County
Where people moving to Monroe County come from
- Tax returns filed by households arriving10,689
- People arriving, from those returns16,468
- Adjusted gross income arriving$749.7 m
- Net adjusted gross income movement$0
- Average income of an arriving household$70,135
- Largest single originMonroe County Non-migrants (306,144 households)
- Largest single destination (306,144 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Monroe County Non-migrants | 306,144 | 574,243 | $26.44 bn |
| Other flows - Different State | 2,823 | 4,645 | $208.2 m |
| Other flows - South | 1,219 | 2,031 | $78.7 m |
| Ontario County | 758 | 1,158 | $52.3 m |
| Wayne County | 643 | 978 | $33.8 m |
| Other flows - Northeast | 581 | 902 | $46.5 m |
| Erie County | 554 | 772 | $36.2 m |
| Other flows - West | 520 | 868 | $38.6 m |
The largest single source of arrivals is Monroe 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.
Monroe County
What the Monroe County economy runs on
- County GDP, 2024$65.11 bn
- County GDP, 2023$61.40 bn
- GDP change, 2023 to 20246.0 percent
- GDP change over five years30.1 percent
- Rank by GDP among New York counties8th
- Rank by GDP among US county-equivalents87th
- GDP per resident$86,383
Output grew 6.0 percent in the latest year and 30.1 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.
Monroe County
Who employs people in Monroe County
- Covered employment, annual average382,138
- Establishments reporting19,654
- Average annual pay$66,838
- Average weekly wage$1,285
- Sector 62, employment73,647
- Sector 62, average annual pay$59,625
- Sector 44-45, employment35,169
- Sector 44-45, average annual pay$40,538
- Sector 31-33, employment34,851
- Sector 31-33, average annual pay$81,793
- Sector 61, employment28,018
- Sector 61, average annual pay$85,304
- Sector 72, employment27,386
- Sector 54, employment22,032
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 73,647 | 1,900 | $59,625 |
| Sector 44-45 | 35,169 | 2,018 | $40,538 |
| Sector 31-33 | 34,851 | 838 | $81,793 |
| Sector 61 | 28,018 | 331 | $85,304 |
| Sector 72 | 27,386 | 1,635 | $26,293 |
| Sector 54 | 22,032 | 2,205 | $93,119 |
| Sector 56 | 19,135 | 1,385 | $51,669 |
| Sector 23 | 15,977 | 1,636 | $78,666 |
The largest sector is the biggest private employer group at 73,647 jobs, 19.3 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.
Monroe County
What businesses operate in Monroe County
- Establishments, all industries17,484
- Employment at those establishments350,205
- Annual payroll$20.01 bn
- Establishments per 1,000 residents23.2
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.
Monroe County
What is being built in Monroe County
- Housing units authorised by permit, 20241,156
- Declared construction value permitted$285.5 m
- Single family units authorised462
- Multifamily units authorised694
- Multifamily share of units60.0 percent
- Average declared value per unit$247,007
- Units authorised per 1,000 households3.6
Multifamily is 60.0 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Monroe County
How much SBA lending happens in Monroe County
- 7(a) approvals recorded1,182
- 7(a) gross approval dollars$297.8 m
- Average 7(a) approval$251,981
- Median 7(a) approval$80,000
- 10th percentile approval$25,000
- 90th percentile approval$535,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)9,870
- Jobs per approval8.4
- Distinct 7(a) lenders active55
- Distinct industries receiving approvals292
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer2.7 percent
- Loans on real estate terms32
- Loans on working capital terms, 120 months or shorter1,128
- Franchise loans78
- Franchise share of approvals6.6 percent
- Leading industry by approval countFull-Service Restaurants (64)
- Most active lenderManufacturers and Traders Trust Company (341)
- 504 approvals recorded247
- 504 gross approval dollars$136.0 m
- Average 504 approval$550,761
- Median 504 approval$350,000
- Distinct CDCs active6
- 504 jobs per approval12.4
- 504 jobs per million dollars approved22.5
- Most active CDCMonroe County Industrial Development Corporation (152)
- 7(a) share of SBA approvals82.7 percent
- Combined SBA approval dollars$433.9 m
The average approval of $251,981 sits well above the median of $80,000, 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 2.7 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.
Monroe County
Do SBA loans in Monroe County get paid back
- Loans with a final outcome recorded253
- Paid in full236
- Charged off17
- Charge off rate on resolved loans6.7 percent
- Status: Charged off17
- Status: Cancelled115
- Status: Exempt from disclosure710
- Status: Paid in full236
- Status: Committed, not yet disbursed104
| NAICS | Industry | Resolved loans | Charged off | Charge off rate |
|---|---|---|---|---|
| 722511 | Full-Service Restaurants | 13 | 3 | 23.1% |
Of the 253 loans that have reached a final outcome, 6.7 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. Among industries with at least ten resolved loans, Full-Service Restaurants carries the highest charge off rate at 23.1 percent.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Monroe County
Which parts of Monroe County get the lending
- Places in the county with recorded lending22
- Rochester, approvals746
- Webster, approvals95
- Fairport, approvals79
- Pittsford, approvals43
- SPENCERPORT, approvals41
- Brockport, approvals30
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Rochester | 746 | $189,830,600 |
| Webster | 95 | $19,520,700 |
| Fairport | 79 | $23,641,800 |
| Pittsford | 43 | $11,186,100 |
| SPENCERPORT | 41 | $9,110,100 |
| Brockport | 30 | $6,977,500 |
| HILTON | 25 | $2,278,400 |
| East Rochester | 24 | $10,329,100 |
Rochester accounts for 746 approvals against 95 in Webster. 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.
Monroe County
How big is Monroe County
- Land area657 sq mi
- Rank by land area among New York counties30th of 62
- Width, east to west31.5 mi
- Height, north to south29.4 mi
- Geographies sharing a boundary5
- Residents per square mile of land1,147
- Establishments per square mile26.61
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.
Monroe County
What hazards affect Monroe County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- Communities in the NFIP Community Status Book30
- Of those, participating in the NFIP30
- 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 5
- Communities carrying a CRS class1
The EPA places the county in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. The best Community Rating System class in the county is 5, 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 Monroe 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 Monroe County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population753,753
- Households318,428
- Average household size2.37
- Median household income$76,382
- Median age39.6
Common questions
Monroe County questions, answered from the record.
How many people live in Monroe County, New York?
753,753, in 318,428 households, ranking 9th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Monroe County growing?
The population has fallen 0.94 percent since the 2020 census base. In 2024 there were 7,445 births against 7,029 deaths, with net migration of 888. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Monroe County?
$76,382. The median owner-occupied home is valued at $213,700, which is 2.8 times income, and median gross rent is $1,173 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Monroe County?
17,484 establishments, employing 350,205 people with an annual payroll of $20.01 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 Monroe County?
Average annual pay is $66,838, or $1,285 a week, across 382,138 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Monroe County?
1,182 7(a) approvals totalling $297.8 m since FY2020, across 55 lenders, with a median approval of $80,000, plus 247 504 approvals worth $136.0 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Monroe County get paid back?
Of the 253 loans that have reached a final outcome, 236 were paid in full and 17 charged off, a charge off rate of 6.7 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Monroe County?
1,156 housing units were authorised by permit in 2024, with a declared construction value of $285.5 m. Multifamily was 60.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Monroe County?
Zone 2, a predicted average indoor radon screening level from 2 to 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 Monroe County come from?
The largest single origin is Monroe County Non-migrants, with 306,144 households. Arriving households report an average income of $70,135 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 Monroe 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 Monroe 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.