HomePennsylvaniaWarren County
Warren County, Pennsylvania: commercial real estate data.
Warren County, Pennsylvania has a population of 37,920 across 884 square miles, down 3.2 percent since the 2020 census base. County output reached $1.73 bn in 2024, 837 establishments operate here, and the SBA record carries 19 7(a) approvals worth $2.3 m.
124 sourced county values · tier FULL · 12 sections
Warren County
How many people live in Warren County
- Population37,920
- Households16,123
- Average household size2.35
- Median household income$60,480
- Median age47.1
- Median gross rent$755 per month
- Median owner-occupied home value$127,500
- Home value to household income2.1 times
- Annual rent as a share of median income15.0 percent
- Adults 25 and over with a bachelor degree or higher19.9 percent
- Adults 25 and over with a graduate degree7.0 percent
- Adults 25 and over27,966
- Population under 187,447
- Share under 1819.6 percent
- Population 65 and over9,384
- Share 65 and over24.7 percent
- Working age population, 18 to 6421,089
- Civilian labor force17,143
- Unemployment rate4.4 percent
- Labor force participation, adults 18 and over56.3 percent
- Rank by population among Pennsylvania counties55th of 67
- Rank by population among US county-equivalents1255th
Warren County is the 55th largest of 67 Pennsylvania counties by population. A median home costs 2.1 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 24.7 percent against 19.6 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.
Warren County
Is Warren County growing
- Population change since the 2020 census base-3.17 percent
- Census 2020 base population38,596
- Births, 2024343
- Deaths, 2024576
- Natural change, 2024-233
- Net domestic migration, 2024-102
- Net international migration, 202436
- Total net migration, 2024-66
- Cumulative net domestic migration, 2021 to 2024-202
- Rank by growth among US county-equivalents2766th
The county has lost 3.17 percent of its population since the 2020 census base.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Warren County
Where people moving to Warren County come from
- Tax returns filed by households arriving597
- People arriving, from those returns1,016
- Adjusted gross income arriving$30.4 m
- Net adjusted gross income movement$0
- Average income of an arriving household$50,982
- Largest single originWarren County Non-migrants (15,295 households)
- Largest single destination (15,295 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Warren County Non-migrants | 15,295 | 29,381 | $971.5 m |
| Other flows - Different State | 231 | 416 | $12.9 m |
| Other flows - Same State | 135 | 210 | $8.2 m |
| Erie County | 95 | 158 | $3.4 m |
| Other flows - South | 94 | 159 | $3.6 m |
| Chautauqua County | 86 | 143 | $3.8 m |
| Other flows - Northeast | 55 | 94 | $3.9 m |
| Other flows - West | 46 | 96 | $3.8 m |
The largest single source of arrivals is Warren 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.
Warren County
What the Warren County economy runs on
- County GDP, 2024$1.73 bn
- County GDP, 2023$1.71 bn
- GDP change, 2023 to 20240.8 percent
- GDP change over five years27.3 percent
- Rank by GDP among Pennsylvania counties58th
- Rank by GDP among US county-equivalents1401st
- GDP per resident$45,519
Output grew 0.8 percent in the latest year and 27.3 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.
Warren County
Who employs people in Warren County
- Covered employment, annual average12,946
- Establishments reporting910
- Average annual pay$51,997
- Average weekly wage$1,000
- Sector 31-33, employment2,404
- Sector 31-33, average annual pay$63,732
- Sector 62, employment2,369
- Sector 62, average annual pay$46,507
- Sector 44-45, employment1,587
- Sector 44-45, average annual pay$33,165
- Sector 72, employment845
- Sector 72, average annual pay$18,119
- Sector 52, employment667
- Sector 81, employment495
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 31-33 | 2,404 | 56 | $63,732 |
| Sector 62 | 2,369 | 196 | $46,507 |
| Sector 44-45 | 1,587 | 105 | $33,165 |
| Sector 72 | 845 | 67 | $18,119 |
| Sector 52 | 667 | 31 | $78,890 |
| Sector 81 | 495 | 82 | $20,254 |
| Sector 48-49 | 480 | 28 | $54,033 |
| Sector 56 | 311 | 36 | $32,190 |
The largest sector is the biggest private employer group at 2,404 jobs, 18.6 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.
Warren County
What businesses operate in Warren County
- Establishments, all industries837
- Employment at those establishments12,592
- Annual payroll$693.5 m
- Establishments per 1,000 residents22.1
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.
Warren County
What is being built in Warren County
- Housing units authorised by permit, 202456
- Declared construction value permitted$14.8 m
- Single family units authorised26
- Multifamily units authorised30
- Multifamily share of units53.6 percent
- Average declared value per unit$264,447
- Units authorised per 1,000 households3.5
Multifamily is 53.6 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Warren County
How much SBA lending happens in Warren County
- 7(a) approvals recorded19
- 7(a) gross approval dollars$2.3 m
- Average 7(a) approval$121,353
- Median 7(a) approval$110,000
- 10th percentile approval$15,000
- 90th percentile approval$250,000
- Largest single approval$463,000
- Jobs reported supported, 7(a)86
- Jobs per approval4.5
- Distinct 7(a) lenders active5
- Distinct industries receiving approvals13
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer26.3 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter13
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countLimited-Service Restaurants (4)
- Most active lenderNorthwest Bank (11)
- 504 approvals recorded2
- 504 gross approval dollars$811,000
- Average 504 approval$405,500
- Median 504 approval$512,000
- Distinct CDCs active1
- 504 jobs per approval38.5
- 504 jobs per million dollars approved94.9
- Most active CDCSEDA-COG Local Development Corporation (2)
- 7(a) share of SBA approvals90.5 percent
- Combined SBA approval dollars$3.1 m
The average approval of $121,353 sits close to the median of $110,000, so lending here is fairly evenly sized rather than driven by a few large deals. Only 26.3 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.
Warren County
Do SBA loans in Warren County get paid back
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Exempt from disclosure12
- Status: Paid in full4
- Status: Cancelled3
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.
Warren County
Which parts of Warren County get the lending
- Places in the county with recorded lending5
- Warren, approvals10
- Sugar Grove, approvals4
- Pittsfield, approvals3
- Clarendon, approvals1
- Sheffield, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Warren | 10 | $1,481,800 |
| Sugar Grove | 4 | $191,400 |
| Pittsfield | 3 | $360,000 |
| Clarendon | 1 | $122,500 |
| Sheffield | 1 | $150,000 |
Warren accounts for 10 approvals against 4 in Sugar Grove. 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.
Warren County
How big is Warren County
- Land area884 sq mi
- Rank by land area among Pennsylvania counties16th of 67
- Width, east to west35.8 mi
- Height, north to south26 mi
- Geographies sharing a boundary6
- Residents per square mile of land43
- Establishments per square mile0.95
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.
Warren County
What hazards affect Warren County
- EPA radon zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
- Communities in the NFIP Community Status Book27
- Of those, participating in the NFIP26
- NFIP participation rate96.3 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 Warren 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 Warren County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population37,920
- Households16,123
- Average household size2.35
- Median household income$60,480
- Median age47.1
Common questions
Warren County questions, answered from the record.
How many people live in Warren County, Pennsylvania?
37,920, in 16,123 households, ranking 55th of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Warren County growing?
The population has fallen 3.17 percent since the 2020 census base. In 2024 there were 343 births against 576 deaths, with net migration of -66. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Warren County?
$60,480. The median owner-occupied home is valued at $127,500, which is 2.1 times income, and median gross rent is $755 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Warren County?
837 establishments, employing 12,592 people with an annual payroll of $693.5 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 Warren County?
Average annual pay is $51,997, or $1,000 a week, across 12,946 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Warren County?
19 7(a) approvals totalling $2.3 m since FY2020, across 5 lenders, with a median approval of $110,000, plus 2 504 approvals worth $811,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Warren County?
56 housing units were authorised by permit in 2024, with a declared construction value of $14.8 m. Multifamily was 53.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Warren 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 Warren County come from?
The largest single origin is Warren County Non-migrants, with 15,295 households. Arriving households report an average income of $50,982 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 Warren 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 Warren 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.