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Cumberland County, Pennsylvania: commercial real estate data.
Cumberland County, Pennsylvania has a population of 268,323 across 545 square miles, up 6.2 percent since the 2020 census base. County output reached $23.10 bn in 2024, 6,534 establishments operate here, and the SBA record carries 246 7(a) approvals worth $118.6 m.
129 sourced county values · tier FULL · 12 sections
Cumberland County
How many people live in Cumberland County
- Population268,323
- Households106,427
- Average household size2.52
- Median household income$87,494
- Median age40.2
- Median gross rent$1,249 per month
- Median owner-occupied home value$277,600
- Home value to household income3.2 times
- Annual rent as a share of median income17.1 percent
- Adults 25 and over with a bachelor degree or higher40.0 percent
- Adults 25 and over with a graduate degree16.2 percent
- Adults 25 and over186,743
- Population under 1854,926
- Share under 1820.5 percent
- Population 65 and over50,986
- Share 65 and over19.0 percent
- Working age population, 18 to 64162,411
- Civilian labor force139,349
- Unemployment rate3.7 percent
- Labor force participation, adults 18 and over65.3 percent
- Rank by population among Pennsylvania counties16th of 67
- Rank by population among US county-equivalents270th
Cumberland County is the 16th largest of 67 Pennsylvania counties by population. A median home costs 3.2 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 20.5 percent against 19.0 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Cumberland County
Is Cumberland County growing
- Population change since the 2020 census base6.18 percent
- Census 2020 base population259,468
- Births, 20242,584
- Deaths, 20242,437
- Natural change, 2024147
- Net domestic migration, 20242,518
- Net international migration, 20241,312
- Total net migration, 20243,830
- Cumulative net domestic migration, 2021 to 202412,504
- Rank by growth among US county-equivalents384th
The county has grown 6.18 percent 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.
Cumberland County
Where people moving to Cumberland County come from
- Tax returns filed by households arriving8,092
- People arriving, from those returns14,656
- Adjusted gross income arriving$541.7 m
- Net adjusted gross income movement$0
- Average income of an arriving household$66,948
- Largest single originCumberland County Non-migrants (106,409 households)
- Largest single destination (106,409 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Cumberland County Non-migrants | 106,409 | 210,831 | $11.39 bn |
| Other flows - Different State | 2,200 | 4,350 | $184.0 m |
| Dauphin County | 1,741 | 3,136 | $100.2 m |
| Other flows - South | 1,027 | 2,016 | $82.5 m |
| York County | 954 | 1,563 | $58.6 m |
| Franklin County | 565 | 989 | $28.5 m |
| Other flows - Northeast | 473 | 859 | $48.0 m |
| Other flows - Midwest | 370 | 796 | $27.0 m |
The largest single source of arrivals is Cumberland 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.
Cumberland County
What the Cumberland County economy runs on
- County GDP, 2024$23.10 bn
- County GDP, 2023$21.78 bn
- GDP change, 2023 to 20246.0 percent
- GDP change over five years34.9 percent
- Rank by GDP among Pennsylvania counties12th
- Rank by GDP among US county-equivalents238th
- GDP per resident$86,083
Output grew 6.0 percent in the latest year and 34.9 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.
Cumberland County
Who employs people in Cumberland County
- Covered employment, annual average137,668
- Establishments reporting6,995
- Average annual pay$65,149
- Average weekly wage$1,253
- Sector 62, employment21,381
- Sector 62, average annual pay$64,940
- Sector 48-49, employment19,153
- Sector 48-49, average annual pay$60,010
- Sector 44-45, employment16,015
- Sector 44-45, average annual pay$38,427
- Sector 72, employment10,263
- Sector 72, average annual pay$23,695
- Sector 54, employment9,023
- Sector 31-33, employment8,906
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 21,381 | 1,013 | $64,940 |
| Sector 48-49 | 19,153 | 298 | $60,010 |
| Sector 44-45 | 16,015 | 816 | $38,427 |
| Sector 72 | 10,263 | 583 | $23,695 |
| Sector 54 | 9,023 | 894 | $109,364 |
| Sector 31-33 | 8,906 | 214 | $73,433 |
| Sector 56 | 6,235 | 381 | $41,593 |
| Sector 52 | 6,228 | 428 | $100,328 |
The largest sector is the biggest private employer group at 21,381 jobs, 15.5 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.
Cumberland County
What businesses operate in Cumberland County
- Establishments, all industries6,534
- Employment at those establishments131,167
- Annual payroll$7.40 bn
- Establishments per 1,000 residents24.4
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.
Cumberland County
What is being built in Cumberland County
- Housing units authorised by permit, 20241,037
- Declared construction value permitted$258.0 m
- Single family units authorised729
- Multifamily units authorised308
- Multifamily share of units29.7 percent
- Average declared value per unit$248,772
- Units authorised per 1,000 households9.7
Multifamily is 29.7 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Cumberland County
How much SBA lending happens in Cumberland County
- 7(a) approvals recorded246
- 7(a) gross approval dollars$118.6 m
- Average 7(a) approval$482,256
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,500,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,788
- Jobs per approval11.3
- Distinct 7(a) lenders active50
- Distinct industries receiving approvals104
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.6 percent
- Loans on real estate terms26
- Loans on working capital terms, 120 months or shorter199
- Franchise loans67
- Franchise share of approvals27.2 percent
- Leading industry by approval countLimited-Service Restaurants (13)
- Most active lenderManufacturers and Traders Trust Company (63)
- 504 approvals recorded40
- 504 gross approval dollars$41.6 m
- Average 504 approval$1,040,200
- Median 504 approval$780,000
- Distinct CDCs active6
- 504 jobs per approval14.7
- 504 jobs per million dollars approved14.1
- Most active CDCSouth Eastern Economic Development Company of Pennsylvania (19)
- 7(a) share of SBA approvals86.0 percent
- Combined SBA approval dollars$160.2 m
The average approval of $482,256 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 10.6 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.
Cumberland County
Do SBA loans in Cumberland County get paid back
- Loans with a final outcome recorded31
- Paid in full30
- Charged off1
- Charge off rate on resolved loans3.2 percent
- Status: Exempt from disclosure165
- Status: Paid in full30
- Status: Cancelled26
- Status: Committed, not yet disbursed24
- Status: Charged off1
Of the 31 loans that have reached a final outcome, 3.2 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.
Cumberland County
Which parts of Cumberland County get the lending
- Places in the county with recorded lending14
- Mechanicsburg, approvals90
- Carlisle, approvals54
- Camp Hill, approvals52
- LEMOYNE, approvals16
- SHIPPENSBURG, approvals9
- MOUNT HOLLY SPRINGS, approvals7
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Mechanicsburg | 90 | $51,617,200 |
| Carlisle | 54 | $27,510,200 |
| Camp Hill | 52 | $22,814,100 |
| LEMOYNE | 16 | $1,694,500 |
| SHIPPENSBURG | 9 | $4,435,900 |
| MOUNT HOLLY SPRINGS | 7 | $2,583,000 |
| Enola | 6 | $4,260,000 |
| NEWVILLE | 6 | $2,300,000 |
Mechanicsburg accounts for 90 approvals against 54 in Carlisle. 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.
Cumberland County
How big is Cumberland County
- Land area545 sq mi
- Rank by land area among Pennsylvania counties41st of 67
- Width, east to west39.9 mi
- Height, north to south26.5 mi
- Geographies sharing a boundary5
- Residents per square mile of land492
- Establishments per square mile11.99
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.
Cumberland County
What hazards affect Cumberland County
- EPA radon zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
- Communities in the NFIP Community Status Book33
- Of those, participating in the NFIP33
- 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 10
- 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 10, 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 Cumberland 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 Cumberland County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population268,323
- Households106,427
- Average household size2.52
- Median household income$87,494
- Median age40.2
Common questions
Cumberland County questions, answered from the record.
How many people live in Cumberland County, Pennsylvania?
268,323, in 106,427 households, ranking 16th of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Cumberland County growing?
The population has grown 6.18 percent since the 2020 census base. In 2024 there were 2,584 births against 2,437 deaths, with net migration of 3,830. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Cumberland County?
$87,494. The median owner-occupied home is valued at $277,600, which is 3.2 times income, and median gross rent is $1,249 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Cumberland County?
6,534 establishments, employing 131,167 people with an annual payroll of $7.40 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 Cumberland County?
Average annual pay is $65,149, or $1,253 a week, across 137,668 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Cumberland County?
246 7(a) approvals totalling $118.6 m since FY2020, across 50 lenders, with a median approval of $150,000, plus 40 504 approvals worth $41.6 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Cumberland County get paid back?
Of the 31 loans that have reached a final outcome, 30 were paid in full and 1 charged off, a charge off rate of 3.2 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Cumberland County?
1,037 housing units were authorised by permit in 2024, with a declared construction value of $258.0 m. Multifamily was 29.7 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Cumberland 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 Cumberland County come from?
The largest single origin is Cumberland County Non-migrants, with 106,409 households. Arriving households report an average income of $66,948 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 Cumberland 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 Cumberland 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.