Clackamas County, Oregon: commercial real estate data.
Clackamas County, Oregon has a population of 423,975 across 1,870 square miles, up 1.1 percent since the 2020 census base. County output reached $30.43 bn in 2024, 12,862 establishments operate here, and the SBA record carries 748 7(a) approvals worth $370.2 m.
123 sourced county values · tier FULL · 11 sections
Clackamas County
How many people live in Clackamas County
- Population423,975
- Households163,845
- Average household size2.59
- Median household income$103,517
- Median age42.3
- Median gross rent$1,758 per month
- Median owner-occupied home value$611,000
- Home value to household income5.9 times
- Annual rent as a share of median income20.4 percent
- Adults 25 and over with a bachelor degree or higher40.5 percent
- Adults 25 and over with a graduate degree14.6 percent
- Adults 25 and over305,498
- Population under 1888,250
- Share under 1820.8 percent
- Population 65 and over84,323
- Share 65 and over19.9 percent
- Working age population, 18 to 64251,402
- Civilian labor force220,005
- Unemployment rate4.4 percent
- Labor force participation, adults 18 and over65.5 percent
- Rank by population among Oregon counties3rd of 36
- Rank by population among US county-equivalents174th
Clackamas County is the 3rd largest of 36 Oregon counties by population. A median home costs 5.9 times median household income, which is a stretched ownership market and usually shows up as rental demand. Residents under 18 outnumber those 65 and over, at 20.8 percent against 19.9 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Clackamas County
Is Clackamas County growing
- Population change since the 2020 census base1.05 percent
- Census 2020 base population421,428
- Births, 20243,616
- Deaths, 20243,806
- Natural change, 2024-190
- Net domestic migration, 2024271
- Net international migration, 20241,400
- Total net migration, 20241,671
- Cumulative net domestic migration, 2021 to 20241,219
- Rank by growth among US county-equivalents1465th
The county has grown 1.05 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.
Clackamas County
Where people moving to Clackamas County come from
- Tax returns filed by households arriving14,947
- People arriving, from those returns25,167
- Adjusted gross income arriving$1.60 bn
- Net adjusted gross income movement$0
- Average income of an arriving household$106,715
- Largest single originClackamas County Non-migrants (161,652 households)
- Largest single destination (161,652 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Clackamas County Non-migrants | 161,652 | 325,509 | $19.83 bn |
| Multnomah County | 5,604 | 9,562 | $587.0 m |
| Other flows - Different State | 2,212 | 3,801 | $236.1 m |
| Washington County | 2,106 | 3,478 | $208.0 m |
| Other flows - West | 896 | 1,500 | $68.4 m |
| Marion County | 742 | 1,253 | $49.9 m |
| Other flows - South | 677 | 1,182 | $66.3 m |
| Clark County | 535 | 871 | $37.3 m |
The largest single source of arrivals is Clackamas 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.
Clackamas County
What the Clackamas County economy runs on
- County GDP, 2024$30.43 bn
- County GDP, 2023$28.95 bn
- GDP change, 2023 to 20245.1 percent
- GDP change over five years36.3 percent
- Rank by GDP among Oregon counties3rd
- Rank by GDP among US county-equivalents194th
- GDP per resident$71,785
Output grew 5.1 percent in the latest year and 36.3 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.
Clackamas County
Who employs people in Clackamas County
- Covered employment, annual average174,320
- Establishments reporting17,426
- Average annual pay$69,863
- Average weekly wage$1,344
- Sector 62, employment26,002
- Sector 62, average annual pay$70,862
- Sector 44-45, employment18,569
- Sector 44-45, average annual pay$43,104
- Sector 31-33, employment17,674
- Sector 31-33, average annual pay$79,078
- Sector 23, employment14,553
- Sector 23, average annual pay$81,398
- Sector 72, employment14,134
- Sector 54, employment11,603
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 26,002 | 2,082 | $70,862 |
| Sector 44-45 | 18,569 | 1,175 | $43,104 |
| Sector 31-33 | 17,674 | 752 | $79,078 |
| Sector 23 | 14,553 | 2,152 | $81,398 |
| Sector 72 | 14,134 | 1,015 | $29,399 |
| Sector 54 | 11,603 | 2,336 | $116,556 |
| Sector 42 | 10,816 | 1,112 | $91,779 |
| Sector 56 | 10,158 | 934 | $53,668 |
The largest sector is the biggest private employer group at 26,002 jobs, 14.9 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.
Clackamas County
What businesses operate in Clackamas County
- Establishments, all industries12,862
- Employment at those establishments158,159
- Annual payroll$10.27 bn
- Establishments per 1,000 residents30.3
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.
Clackamas County
What is being built in Clackamas County
- Housing units authorised by permit, 20241,140
- Declared construction value permitted$403.3 m
- Single family units authorised743
- Multifamily units authorised397
- Multifamily share of units34.8 percent
- Average declared value per unit$353,775
- Units authorised per 1,000 households7.0
Multifamily is 34.8 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Clackamas County
How much SBA lending happens in Clackamas County
- 7(a) approvals recorded748
- 7(a) gross approval dollars$370.2 m
- Average 7(a) approval$494,986
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,327,800
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)6,274
- Jobs per approval8.4
- Distinct 7(a) lenders active85
- Distinct industries receiving approvals250
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer14.2 percent
- Loans on real estate terms106
- Loans on working capital terms, 120 months or shorter622
- Franchise loans65
- Franchise share of approvals8.7 percent
- Leading industry by approval countResidential Remodelers (33)
- Most active lenderColumbia Bank (166)
- 504 approvals recorded102
- 504 gross approval dollars$92.1 m
- Average 504 approval$902,588
- Median 504 approval$622,000
- Distinct CDCs active6
- 504 jobs per approval10.9
- 504 jobs per million dollars approved12.0
- Most active CDCEvergreen Business Capital (57)
- 7(a) share of SBA approvals88.0 percent
- Combined SBA approval dollars$462.3 m
The average approval of $494,986 sits well above the median of $150,000, 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 14.2 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.
Clackamas County
Do SBA loans in Clackamas County get paid back
- Loans with a final outcome recorded162
- Paid in full149
- Charged off13
- Charge off rate on resolved loans8.0 percent
- Status: Exempt from disclosure451
- Status: Paid in full149
- Status: Cancelled103
- Status: Charged off13
- Status: Committed, not yet disbursed32
Of the 162 loans that have reached a final outcome, 8.0 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.
Clackamas County
Which parts of Clackamas County get the lending
- Places in the county with recorded lending32
- LAKE OSWEGO, approvals89
- Clackamas, approvals85
- OREGON CITY, approvals76
- CANBY, approvals59
- HAPPY VALLEY, approvals57
- PORTLAND, approvals55
| Place | Approvals | Gross approval dollars |
|---|---|---|
| LAKE OSWEGO | 89 | $48,743,300 |
| Clackamas | 85 | $59,322,200 |
| OREGON CITY | 76 | $25,688,600 |
| CANBY | 59 | $8,098,200 |
| HAPPY VALLEY | 57 | $24,167,200 |
| PORTLAND | 55 | $30,653,500 |
| MILWAUKIE | 51 | $24,304,500 |
| WEST LINN | 43 | $24,095,600 |
LAKE OSWEGO accounts for 89 approvals against 85 in Clackamas. 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.
Clackamas County
How big is Clackamas County
- Land area1,870 sq mi
- Rank by land area among Oregon counties18th of 36
- Width, east to west58.9 mi
- Height, north to south39.8 mi
- Geographies sharing a boundary6
- Residents per square mile of land227
- Establishments per square mile6.88
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.
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.
- No NFIP communities are listed for this county in the FEMA Community Status Book.
- 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 Clackamas 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 Clackamas County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population423,975
- Households163,845
- Average household size2.59
- Median household income$103,517
- Median age42.3
Common questions
Clackamas County questions, answered from the record.
How many people live in Clackamas County, Oregon?
423,975, in 163,845 households, ranking 3rd of 36 Oregon counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Clackamas County growing?
The population has grown 1.05 percent since the 2020 census base. In 2024 there were 3,616 births against 3,806 deaths, with net migration of 1,671. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Clackamas County?
$103,517. The median owner-occupied home is valued at $611,000, which is 5.9 times income, and median gross rent is $1,758 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Clackamas County?
12,862 establishments, employing 158,159 people with an annual payroll of $10.27 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 Clackamas County?
Average annual pay is $69,863, or $1,344 a week, across 174,320 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Clackamas County?
748 7(a) approvals totalling $370.2 m since FY2020, across 85 lenders, with a median approval of $150,000, plus 102 504 approvals worth $92.1 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Clackamas County get paid back?
Of the 162 loans that have reached a final outcome, 149 were paid in full and 13 charged off, a charge off rate of 8.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Clackamas County?
1,140 housing units were authorised by permit in 2024, with a declared construction value of $403.3 m. Multifamily was 34.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Clackamas County?
Zone 3, a predicted average indoor radon screening level less than 2 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Clackamas County come from?
The largest single origin is Clackamas County Non-migrants, with 161,652 households. Arriving households report an average income of $106,715 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 Clackamas 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 Clackamas 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.