Ulster County, New York: commercial real estate data.
Ulster County, New York has a population of 182,601 across 1,124 square miles, up 0.6 percent since the 2020 census base. County output reached $10.45 bn in 2024, 5,065 establishments operate here, and the SBA record carries 198 7(a) approvals worth $94.8 m.
129 sourced county values · tier FULL · 12 sections
Ulster County
How many people live in Ulster County
- Population182,601
- Households74,278
- Average household size2.46
- Median household income$86,271
- Median age44.1
- Median gross rent$1,425 per month
- Median owner-occupied home value$352,500
- Home value to household income4.1 times
- Annual rent as a share of median income19.8 percent
- Adults 25 and over with a bachelor degree or higher38.2 percent
- Adults 25 and over with a graduate degree17.5 percent
- Adults 25 and over134,979
- Population under 1831,214
- Share under 1817.1 percent
- Population 65 and over38,843
- Share 65 and over21.3 percent
- Working age population, 18 to 64112,544
- Civilian labor force90,274
- Unemployment rate5.4 percent
- Labor force participation, adults 18 and over59.6 percent
- Rank by population among New York counties20th of 62
- Rank by population among US county-equivalents375th
Ulster County is the 20th largest of 62 New York counties by population. A median home costs 4.1 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 21.3 percent against 17.1 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.
Ulster County
Is Ulster County growing
- Population change since the 2020 census base0.63 percent
- Census 2020 base population181,833
- Births, 20241,526
- Deaths, 20241,907
- Natural change, 2024-381
- Net domestic migration, 2024-382
- Net international migration, 2024842
- Total net migration, 2024460
- Cumulative net domestic migration, 2021 to 20241,657
- Rank by growth among US county-equivalents1610th
The county has grown 0.63 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.
Ulster County
Where people moving to Ulster County come from
- Tax returns filed by households arriving4,648
- People arriving, from those returns7,135
- Adjusted gross income arriving$508.9 m
- Net adjusted gross income movement$0
- Average income of an arriving household$109,488
- Largest single originUlster County Non-migrants (72,365 households)
- Largest single destination (72,365 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Ulster County Non-migrants | 72,365 | 131,316 | $6.51 bn |
| Other flows - Different State | 1,198 | 1,788 | $116.6 m |
| Orange County | 665 | 1,087 | $40.2 m |
| Dutchess County | 551 | 836 | $33.1 m |
| Other flows - South | 449 | 690 | $34.2 m |
| Kings County | 444 | 741 | $102.5 m |
| Other flows - Northeast | 377 | 525 | $34.5 m |
| New York County | 334 | 497 | $86.5 m |
The largest single source of arrivals is Ulster 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.
Ulster County
What the Ulster County economy runs on
- County GDP, 2024$10.45 bn
- County GDP, 2023$9.72 bn
- GDP change, 2023 to 20247.6 percent
- GDP change over five years32.2 percent
- Rank by GDP among New York counties22nd
- Rank by GDP among US county-equivalents423rd
- GDP per resident$57,251
Output grew 7.6 percent in the latest year and 32.2 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.
Ulster County
Who employs people in Ulster County
- Covered employment, annual average59,330
- Establishments reporting5,871
- Average annual pay$61,154
- Average weekly wage$1,176
- Sector 62, employment8,279
- Sector 62, average annual pay$62,001
- Sector 44-45, employment8,073
- Sector 44-45, average annual pay$40,729
- Sector 72, employment7,822
- Sector 72, average annual pay$33,622
- Sector 31-33, employment3,388
- Sector 31-33, average annual pay$66,089
- Sector 23, employment2,909
- Sector 81, employment2,217
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 8,279 | 526 | $62,001 |
| Sector 44-45 | 8,073 | 668 | $40,729 |
| Sector 72 | 7,822 | 585 | $33,622 |
| Sector 31-33 | 3,388 | 205 | $66,089 |
| Sector 23 | 2,909 | 635 | $73,547 |
| Sector 81 | 2,217 | 468 | $38,878 |
| Sector 56 | 2,132 | 334 | $61,821 |
| Sector 54 | 1,652 | 583 | $77,220 |
The largest sector is the biggest private employer group at 8,279 jobs, 14.0 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.
Ulster County
What businesses operate in Ulster County
- Establishments, all industries5,065
- Employment at those establishments44,452
- Annual payroll$2.13 bn
- Establishments per 1,000 residents27.7
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.
Ulster County
What is being built in Ulster County
- Housing units authorised by permit, 2024521
- Declared construction value permitted$148.1 m
- Single family units authorised270
- Multifamily units authorised251
- Multifamily share of units48.2 percent
- Average declared value per unit$284,324
- Units authorised per 1,000 households7.0
Multifamily is 48.2 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Ulster County
How much SBA lending happens in Ulster County
- 7(a) approvals recorded198
- 7(a) gross approval dollars$94.8 m
- Average 7(a) approval$478,663
- Median 7(a) approval$134,600
- 10th percentile approval$15,000
- 90th percentile approval$1,256,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,292
- Jobs per approval11.6
- Distinct 7(a) lenders active46
- Distinct industries receiving approvals100
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer12.6 percent
- Loans on real estate terms25
- Loans on working capital terms, 120 months or shorter169
- Franchise loans6
- Franchise share of approvals3.0 percent
- Leading industry by approval countFull-Service Restaurants (13)
- Most active lenderManufacturers and Traders Trust Company (71)
- 504 approvals recorded61
- 504 gross approval dollars$54.2 m
- Average 504 approval$888,672
- Median 504 approval$465,000
- Distinct CDCs active1
- 504 jobs per approval6.0
- 504 jobs per million dollars approved6.8
- Most active CDCEmpire State Certified Development Corporation (61)
- 7(a) share of SBA approvals76.4 percent
- Combined SBA approval dollars$149.0 m
The average approval of $478,663 sits well above the median of $134,600, 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 12.6 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.
Ulster County
Do SBA loans in Ulster County get paid back
- Loans with a final outcome recorded27
- Paid in full21
- Charged off6
- Charge off rate on resolved loans22.2 percent
- Status: Charged off6
- Status: Paid in full21
- Status: Exempt from disclosure124
- Status: Cancelled33
- Status: Committed, not yet disbursed14
Of the 27 loans that have reached a final outcome, 22.2 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.
Ulster County
Which parts of Ulster County get the lending
- Places in the county with recorded lending29
- KINGSTON, approvals52
- SAUGERTIES, approvals24
- Highland, approvals18
- Ellenville, approvals17
- New Paltz, approvals17
- Kerhonkson, approvals8
| Place | Approvals | Gross approval dollars |
|---|---|---|
| KINGSTON | 52 | $26,529,300 |
| SAUGERTIES | 24 | $10,949,000 |
| Highland | 18 | $6,953,200 |
| Ellenville | 17 | $7,792,000 |
| New Paltz | 17 | $4,290,500 |
| Kerhonkson | 8 | $4,050,900 |
| WOODSTOCK | 8 | $3,105,700 |
| WALLKILL | 7 | $2,950,100 |
KINGSTON accounts for 52 approvals against 24 in SAUGERTIES. 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.
Ulster County
How big is Ulster County
- Land area1,124 sq mi
- Rank by land area among New York counties12th of 62
- Width, east to west44.8 mi
- Height, north to south40.6 mi
- Geographies sharing a boundary6
- Residents per square mile of land162
- Establishments per square mile4.51
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.
Ulster County
What hazards affect Ulster County
- EPA radon zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
- Communities in the NFIP Community Status Book24
- Of those, participating in the NFIP24
- 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 8
- Communities carrying a CRS class1
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 8, 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 Ulster 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 Ulster County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population182,601
- Households74,278
- Average household size2.46
- Median household income$86,271
- Median age44.1
Common questions
Ulster County questions, answered from the record.
How many people live in Ulster County, New York?
182,601, in 74,278 households, ranking 20th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Ulster County growing?
The population has grown 0.63 percent since the 2020 census base. In 2024 there were 1,526 births against 1,907 deaths, with net migration of 460. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Ulster County?
$86,271. The median owner-occupied home is valued at $352,500, which is 4.1 times income, and median gross rent is $1,425 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Ulster County?
5,065 establishments, employing 44,452 people with an annual payroll of $2.13 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 Ulster County?
Average annual pay is $61,154, or $1,176 a week, across 59,330 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Ulster County?
198 7(a) approvals totalling $94.8 m since FY2020, across 46 lenders, with a median approval of $134,600, plus 61 504 approvals worth $54.2 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Ulster County get paid back?
Of the 27 loans that have reached a final outcome, 21 were paid in full and 6 charged off, a charge off rate of 22.2 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Ulster County?
521 housing units were authorised by permit in 2024, with a declared construction value of $148.1 m. Multifamily was 48.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Ulster 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 Ulster County come from?
The largest single origin is Ulster County Non-migrants, with 72,365 households. Arriving households report an average income of $109,488 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 Ulster 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 Ulster 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.