Montgomery County, New York: commercial real estate data.
Montgomery County, New York has a population of 49,528 across 403 square miles, up 0.2 percent since the 2020 census base. County output reached $2.63 bn in 2024, 1,064 establishments operate here, and the SBA record carries 20 7(a) approvals worth $8.4 m.
126 sourced county values · tier FULL · 12 sections
Montgomery County
How many people live in Montgomery County
- Population49,528
- Households19,603
- Average household size2.53
- Median household income$64,943
- Median age40.3
- Median gross rent$940 per month
- Median owner-occupied home value$157,500
- Home value to household income2.4 times
- Annual rent as a share of median income17.4 percent
- Adults 25 and over with a bachelor degree or higher22.9 percent
- Adults 25 and over with a graduate degree9.1 percent
- Adults 25 and over34,301
- Population under 1811,454
- Share under 1823.1 percent
- Population 65 and over9,626
- Share 65 and over19.4 percent
- Working age population, 18 to 6428,448
- Civilian labor force24,088
- Unemployment rate4.7 percent
- Labor force participation, adults 18 and over63.3 percent
- Rank by population among New York counties46th of 62
- Rank by population among US county-equivalents1022nd
Montgomery County is the 46th largest of 62 New York counties by population. A median home costs 2.4 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 23.1 percent against 19.4 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Montgomery County
Is Montgomery County growing
- Population change since the 2020 census base0.24 percent
- Census 2020 base population49,528
- Births, 2024636
- Deaths, 2024667
- Natural change, 2024-31
- Net domestic migration, 202437
- Net international migration, 202463
- Total net migration, 2024100
- Cumulative net domestic migration, 2021 to 2024260
- Rank by growth among US county-equivalents1738th
The county has grown 0.24 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.
Montgomery County
Where people moving to Montgomery County come from
- Tax returns filed by households arriving1,218
- People arriving, from those returns2,142
- Adjusted gross income arriving$56.2 m
- Net adjusted gross income movement$0
- Average income of an arriving household$46,126
- Largest single originMontgomery County Non-migrants (18,854 households)
- Largest single destination (18,854 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Montgomery County Non-migrants | 18,854 | 36,454 | $1.19 bn |
| Fulton County | 288 | 555 | $12.8 m |
| Other flows - Different State | 241 | 424 | $11.1 m |
| Other flows - Same State | 194 | 314 | $9.1 m |
| Schenectady County | 171 | 283 | $7.3 m |
| Other flows - South | 91 | 164 | $3.6 m |
| Saratoga County | 87 | 132 | $4.8 m |
| Other flows - Northeast | 85 | 148 | $3.4 m |
The largest single source of arrivals is Montgomery 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.
Montgomery County
What the Montgomery County economy runs on
- County GDP, 2024$2.63 bn
- County GDP, 2023$2.48 bn
- GDP change, 2023 to 20246.0 percent
- GDP change over five years32.5 percent
- Rank by GDP among New York counties48th
- Rank by GDP among US county-equivalents1077th
- GDP per resident$53,136
Output grew 6.0 percent in the latest year and 32.5 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.
Montgomery County
Who employs people in Montgomery County
- Covered employment, annual average19,149
- Establishments reporting1,248
- Average annual pay$53,762
- Average weekly wage$1,034
- Sector 62, employment4,090
- Sector 62, average annual pay$57,047
- Sector 48-49, employment2,751
- Sector 48-49, average annual pay$55,155
- Sector 44-45, employment2,696
- Sector 44-45, average annual pay$36,757
- Sector 31-33, employment2,588
- Sector 31-33, average annual pay$63,239
- Sector 72, employment1,005
- Sector 23, employment613
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 4,090 | 132 | $57,047 |
| Sector 48-49 | 2,751 | 46 | $55,155 |
| Sector 44-45 | 2,696 | 174 | $36,757 |
| Sector 31-33 | 2,588 | 52 | $63,239 |
| Sector 72 | 1,005 | 100 | $23,870 |
| Sector 23 | 613 | 141 | $58,269 |
| Sector 81 | 483 | 110 | $44,960 |
| Sector 56 | 366 | 66 | $42,954 |
The largest sector is the biggest private employer group at 4,090 jobs, 21.4 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.
Montgomery County
What businesses operate in Montgomery County
- Establishments, all industries1,064
- Employment at those establishments15,867
- Annual payroll$806.4 m
- Establishments per 1,000 residents21.5
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.
Montgomery County
What is being built in Montgomery County
- Housing units authorised by permit, 2024212
- Declared construction value permitted$46.4 m
- Single family units authorised44
- Multifamily units authorised168
- Multifamily share of units79.2 percent
- Average declared value per unit$218,767
- Units authorised per 1,000 households10.8
Multifamily is 79.2 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Montgomery County
How much SBA lending happens in Montgomery County
- 7(a) approvals recorded20
- 7(a) gross approval dollars$8.4 m
- Average 7(a) approval$418,280
- Median 7(a) approval$180,000
- 10th percentile approval$20,000
- 90th percentile approval$1,071,900
- Largest single approval$4,410,000
- Jobs reported supported, 7(a)112
- Jobs per approval5.6
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals15
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.0 percent
- Loans on real estate terms2
- Loans on working capital terms, 120 months or shorter16
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countResidential Remodelers (4)
- Most active lenderKeyBank National Association (10)
- 504 approvals recorded8
- 504 gross approval dollars$7.8 m
- Average 504 approval$977,000
- Median 504 approval$558,000
- Distinct CDCs active1
- 504 jobs per approval6.5
- 504 jobs per million dollars approved6.7
- Most active CDCEmpire State Certified Development Corporation (8)
- 7(a) share of SBA approvals71.4 percent
- Combined SBA approval dollars$16.2 m
The average approval of $418,280 sits well above the median of $180,000, 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 10.0 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.
Montgomery County
Do SBA loans in Montgomery County get paid back
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Paid in full4
- Status: Exempt from disclosure13
- Status: Committed, not yet disbursed2
- Status: Cancelled1
Too few loans have reached a final outcome to publish a charge off rate. only 4 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.
Montgomery County
Which parts of Montgomery County get the lending
- Places in the county with recorded lending7
- Amsterdam, approvals10
- FORT PLAIN, approvals5
- Hagaman, approvals1
- PALATINE BRIDGE, approvals1
- SAINT JOHNSVILLE, approvals1
- Canajoharie, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Amsterdam | 10 | $7,071,500 |
| FORT PLAIN | 5 | $761,300 |
| Hagaman | 1 | $310,300 |
| PALATINE BRIDGE | 1 | $112,500 |
| SAINT JOHNSVILLE | 1 | $40,000 |
| Canajoharie | 1 | $50,000 |
| Esperance | 1 | $20,000 |
Amsterdam accounts for 10 approvals against 5 in FORT PLAIN. 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.
Montgomery County
How big is Montgomery County
- Land area403 sq mi
- Rank by land area among New York counties49th of 62
- Width, east to west34.4 mi
- Height, north to south19 mi
- Geographies sharing a boundary6
- Residents per square mile of land123
- Establishments per square mile2.64
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.
Montgomery County
What hazards affect Montgomery County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- Communities in the NFIP Community Status Book21
- Of those, participating in the NFIP20
- NFIP participation rate95.2 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 2, a predicted average indoor radon screening level from 2 to 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 Montgomery 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 Montgomery County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population49,528
- Households19,603
- Average household size2.53
- Median household income$64,943
- Median age40.3
Common questions
Montgomery County questions, answered from the record.
How many people live in Montgomery County, New York?
49,528, in 19,603 households, ranking 46th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Montgomery County growing?
The population has grown 0.24 percent since the 2020 census base. In 2024 there were 636 births against 667 deaths, with net migration of 100. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Montgomery County?
$64,943. The median owner-occupied home is valued at $157,500, which is 2.4 times income, and median gross rent is $940 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Montgomery County?
1,064 establishments, employing 15,867 people with an annual payroll of $806.4 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 Montgomery County?
Average annual pay is $53,762, or $1,034 a week, across 19,149 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Montgomery County?
20 7(a) approvals totalling $8.4 m since FY2020, across 7 lenders, with a median approval of $180,000, plus 8 504 approvals worth $7.8 m. These are approvals recorded in the release, not loans disbursed.
What is being built in Montgomery County?
212 housing units were authorised by permit in 2024, with a declared construction value of $46.4 m. Multifamily was 79.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Montgomery 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 Montgomery County come from?
The largest single origin is Montgomery County Non-migrants, with 18,854 households. Arriving households report an average income of $46,126 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 Montgomery 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 Montgomery 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.