Saratoga County, New York: commercial real estate data.
Saratoga County, New York has a population of 238,284 across 810 square miles, up 2.1 percent since the 2020 census base. County output reached $16.62 bn in 2024, 5,488 establishments operate here, and the SBA record carries 282 7(a) approvals worth $69.0 m.
128 sourced county values · tier FULL · 12 sections
Saratoga County
How many people live in Saratoga County
- Population238,284
- Households101,911
- Average household size2.34
- Median household income$100,787
- Median age43.6
- Median gross rent$1,394 per month
- Median owner-occupied home value$348,600
- Home value to household income3.5 times
- Annual rent as a share of median income16.6 percent
- Adults 25 and over with a bachelor degree or higher45.4 percent
- Adults 25 and over with a graduate degree20.4 percent
- Adults 25 and over174,204
- Population under 1845,523
- Share under 1819.1 percent
- Population 65 and over47,584
- Share 65 and over20.0 percent
- Working age population, 18 to 64145,177
- Civilian labor force128,772
- Unemployment rate3.3 percent
- Labor force participation, adults 18 and over66.8 percent
- Rank by population among New York counties16th of 62
- Rank by population among US county-equivalents296th
Saratoga County is the 16th 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 20.0 percent against 19.1 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.
Saratoga County
Is Saratoga County growing
- Population change since the 2020 census base2.06 percent
- Census 2020 base population235,507
- Births, 20242,056
- Deaths, 20242,192
- Natural change, 2024-136
- Net domestic migration, 2024983
- Net international migration, 2024636
- Total net migration, 20241,619
- Cumulative net domestic migration, 2021 to 20243,848
- Rank by growth among US county-equivalents1157th
The county has grown 2.06 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.
Saratoga County
Where people moving to Saratoga County come from
- Tax returns filed by households arriving7,012
- People arriving, from those returns11,341
- Adjusted gross income arriving$784.3 m
- Net adjusted gross income movement$0
- Average income of an arriving household$111,855
- Largest single originSaratoga County Non-migrants (97,718 households)
- Largest single destination (97,718 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Saratoga County Non-migrants | 97,718 | 189,093 | $12.30 bn |
| Other flows - Different State | 1,594 | 2,771 | $209.2 m |
| Albany County | 1,159 | 1,786 | $97.1 m |
| Schenectady County | 707 | 1,141 | $53.9 m |
| Other flows - South | 699 | 1,225 | $63.3 m |
| Rensselaer County | 627 | 967 | $42.8 m |
| Warren County | 517 | 812 | $64.0 m |
| Other flows - Northeast | 487 | 794 | $100.7 m |
The largest single source of arrivals is Saratoga 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.
Saratoga County
What the Saratoga County economy runs on
- County GDP, 2024$16.62 bn
- County GDP, 2023$15.77 bn
- GDP change, 2023 to 20245.4 percent
- GDP change over five years34.3 percent
- Rank by GDP among New York counties16th
- Rank by GDP among US county-equivalents304th
- GDP per resident$69,747
Output grew 5.4 percent in the latest year and 34.3 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.
Saratoga County
Who employs people in Saratoga County
- Covered employment, annual average92,800
- Establishments reporting6,486
- Average annual pay$67,685
- Average weekly wage$1,302
- Sector 62, employment12,606
- Sector 62, average annual pay$60,712
- Sector 44-45, employment11,228
- Sector 44-45, average annual pay$41,917
- Sector 72, employment10,201
- Sector 72, average annual pay$32,286
- Sector 31-33, employment6,562
- Sector 31-33, average annual pay$100,693
- Sector 54, employment6,254
- Sector 23, employment5,458
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 12,606 | 567 | $60,712 |
| Sector 44-45 | 11,228 | 692 | $41,917 |
| Sector 72 | 10,201 | 580 | $32,286 |
| Sector 31-33 | 6,562 | 167 | $100,693 |
| Sector 54 | 6,254 | 824 | $99,401 |
| Sector 23 | 5,458 | 665 | $85,754 |
| Sector 42 | 4,243 | 273 | $101,938 |
| Sector 52 | 3,715 | 350 | $142,538 |
The largest sector is the biggest private employer group at 12,606 jobs, 13.6 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.
Saratoga County
What businesses operate in Saratoga County
- Establishments, all industries5,488
- Employment at those establishments78,232
- Annual payroll$4.88 bn
- Establishments per 1,000 residents23.0
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.
Saratoga County
What is being built in Saratoga County
- Housing units authorised by permit, 20241,112
- Declared construction value permitted$626.2 m
- Single family units authorised734
- Multifamily units authorised378
- Multifamily share of units34.0 percent
- Average declared value per unit$563,169
- Units authorised per 1,000 households10.9
Multifamily is 34.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Saratoga County
How much SBA lending happens in Saratoga County
- 7(a) approvals recorded282
- 7(a) gross approval dollars$69.0 m
- Average 7(a) approval$244,617
- Median 7(a) approval$100,000
- 10th percentile approval$20,000
- 90th percentile approval$583,000
- Largest single approval$3,905,000
- Jobs reported supported, 7(a)2,162
- Jobs per approval7.7
- Distinct 7(a) lenders active37
- Distinct industries receiving approvals127
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer5.0 percent
- Loans on real estate terms14
- Loans on working capital terms, 120 months or shorter256
- Franchise loans15
- Franchise share of approvals5.3 percent
- Leading industry by approval countFull-Service Restaurants (19)
- Most active lenderThe Adirondack Trust Company (70)
- 504 approvals recorded135
- 504 gross approval dollars$111.5 m
- Average 504 approval$826,119
- Median 504 approval$412,000
- Distinct CDCs active1
- 504 jobs per approval8.6
- 504 jobs per million dollars approved10.4
- Most active CDCEmpire State Certified Development Corporation (135)
- 7(a) share of SBA approvals67.6 percent
- Combined SBA approval dollars$180.5 m
The average approval of $244,617 sits well above the median of $100,000, 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 5.0 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.
Saratoga County
Do SBA loans in Saratoga County get paid back
- Loans with a final outcome recorded53
- Paid in full49
- Charged off4
- Charge off rate on resolved loans7.5 percent
- Status: Exempt from disclosure184
- Status: Charged off4
- Status: Cancelled32
- Status: Paid in full49
- Status: Committed, not yet disbursed13
Of the 53 loans that have reached a final outcome, 7.5 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.
Saratoga County
Which parts of Saratoga County get the lending
- Places in the county with recorded lending24
- Saratoga Springs, approvals93
- Clifton Park, approvals51
- Ballston Spa, approvals33
- Gansevoort, approvals16
- Mechanicville, approvals14
- Ballston Lake, approvals11
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Saratoga Springs | 93 | $22,492,600 |
| Clifton Park | 51 | $17,705,500 |
| Ballston Spa | 33 | $7,123,500 |
| Gansevoort | 16 | $2,653,500 |
| Mechanicville | 14 | $2,213,000 |
| Ballston Lake | 11 | $2,299,500 |
| South Glens Falls | 10 | $2,649,700 |
| HALFMOON | 10 | $4,010,700 |
Saratoga Springs accounts for 93 approvals against 51 in Clifton Park. 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.
Saratoga County
How big is Saratoga County
- Land area810 sq mi
- Rank by land area among New York counties25th of 62
- Width, east to west29.7 mi
- Height, north to south43 mi
- Geographies sharing a boundary8
- Residents per square mile of land294
- Establishments per square mile6.78
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.
Saratoga County
What hazards affect Saratoga County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- Communities in the NFIP Community Status Book28
- Of those, participating in the NFIP28
- NFIP participation rate100.0 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 Saratoga 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 Saratoga County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population238,284
- Households101,911
- Average household size2.34
- Median household income$100,787
- Median age43.6
Common questions
Saratoga County questions, answered from the record.
How many people live in Saratoga County, New York?
238,284, in 101,911 households, ranking 16th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Saratoga County growing?
The population has grown 2.06 percent since the 2020 census base. In 2024 there were 2,056 births against 2,192 deaths, with net migration of 1,619. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Saratoga County?
$100,787. The median owner-occupied home is valued at $348,600, which is 3.5 times income, and median gross rent is $1,394 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Saratoga County?
5,488 establishments, employing 78,232 people with an annual payroll of $4.88 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 Saratoga County?
Average annual pay is $67,685, or $1,302 a week, across 92,800 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Saratoga County?
282 7(a) approvals totalling $69.0 m since FY2020, across 37 lenders, with a median approval of $100,000, plus 135 504 approvals worth $111.5 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Saratoga County get paid back?
Of the 53 loans that have reached a final outcome, 49 were paid in full and 4 charged off, a charge off rate of 7.5 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Saratoga County?
1,112 housing units were authorised by permit in 2024, with a declared construction value of $626.2 m. Multifamily was 34.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Saratoga 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 Saratoga County come from?
The largest single origin is Saratoga County Non-migrants, with 97,718 households. Arriving households report an average income of $111,855 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 Saratoga 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 Saratoga 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.