Rains County, Texas: commercial real estate data.
Rains County, Texas has a population of 12,775 across 229 square miles, up 9.5 percent since the 2020 census base. County output reached $344.5 m in 2024, 219 establishments operate here, and the SBA record carries 10 7(a) approvals worth $7.2 m.
122 sourced county values · tier FULL · 12 sections
Rains County
How many people live in Rains County
- Population12,775
- Households4,856
- Average household size2.63
- Median household income$65,413
- Median age46.4
- Median gross rent$989 per month
- Median owner-occupied home value$241,100
- Home value to household income3.7 times
- Annual rent as a share of median income18.1 percent
- Adults 25 and over with a bachelor degree or higher20.9 percent
- Adults 25 and over with a graduate degree4.4 percent
- Adults 25 and over9,560
- Population under 182,456
- Share under 1819.2 percent
- Population 65 and over3,150
- Share 65 and over24.7 percent
- Working age population, 18 to 647,169
- Civilian labor force5,557
- Unemployment rate3.3 percent
- Labor force participation, adults 18 and over53.9 percent
- Rank by population among Texas counties149th of 254
- Rank by population among US county-equivalents2299th
Rains County is the 149th largest of 254 Texas counties by population. A median home costs 3.7 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 19.2 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.
Rains County
Is Rains County growing
- Population change since the 2020 census base9.48 percent
- Census 2020 base population12,154
- Births, 2024123
- Deaths, 2024179
- Natural change, 2024-56
- Net domestic migration, 2024278
- Net international migration, 202425
- Total net migration, 2024303
- Cumulative net domestic migration, 2021 to 20241,321
- Rank by growth among US county-equivalents164th
The county has grown 9.48 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.
Rains County
Where people moving to Rains County come from
- Tax returns filed by households arriving544
- People arriving, from those returns1,079
- Adjusted gross income arriving$37.6 m
- Net adjusted gross income movement$0
- Average income of an arriving household$69,116
- Largest single originRains County Non-migrants (3,975 households)
- Largest single destination (3,975 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Rains County Non-migrants | 3,975 | 8,307 | $266.2 m |
| Other flows - Same State | 112 | 195 | $7.8 m |
| Hunt County | 97 | 215 | $5.6 m |
| Other flows - Different State | 94 | 191 | $7.4 m |
| Dallas County | 57 | 96 | $5.3 m |
| Other flows - West | 55 | 115 | $5.0 m |
| Wood County | 53 | 94 | $2.2 m |
| Other flows - South | 39 | 76 | $2.4 m |
The largest single source of arrivals is Rains 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.
Rains County
What the Rains County economy runs on
- County GDP, 2024$344.5 m
- County GDP, 2023$319.4 m
- GDP change, 2023 to 20247.9 percent
- GDP change over five years44.5 percent
- Rank by GDP among Texas counties212th
- Rank by GDP among US county-equivalents2635th
- GDP per resident$26,967
Output grew 7.9 percent in the latest year and 44.5 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.
Rains County
Who employs people in Rains County
- Covered employment, annual average2,339
- Establishments reporting271
- Average annual pay$43,966
- Average weekly wage$845
- Sector 44-45, employment379
- Sector 44-45, average annual pay$39,664
- Sector 23, employment253
- Sector 23, average annual pay$56,890
- Sector 54, employment174
- Sector 54, average annual pay$64,595
- Sector 62, employment165
- Sector 62, average annual pay$32,200
- Sector 56, employment103
- Sector 31-33, employment95
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 379 | 34 | $39,664 |
| Sector 23 | 253 | 41 | $56,890 |
| Sector 54 | 174 | 26 | $64,595 |
| Sector 62 | 165 | 26 | $32,200 |
| Sector 56 | 103 | 12 | $66,326 |
| Sector 31-33 | 95 | 11 | $44,951 |
| Sector 42 | 66 | 7 | $54,425 |
| Sector 52 | 60 | 12 | $67,030 |
The largest sector is the biggest private employer group at 379 jobs, 16.2 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.
Rains County
What businesses operate in Rains County
- Establishments, all industries219
- Employment at those establishments1,654
- Annual payroll$67.8 m
- Establishments per 1,000 residents17.1
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.
Rains County
What is being built in Rains County
- Housing units authorised by permit, 202421
- Declared construction value permitted$5.3 m
- Single family units authorised21
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$253,232
- Units authorised per 1,000 households4.3
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Rains County
How much SBA lending happens in Rains County
- 7(a) approvals recorded10
- 7(a) gross approval dollars$7.2 m
- Average 7(a) approval$718,500
- Median 7(a) approval$400,000
- 10th percentile approval$100,000
- 90th percentile approval$2,049,600
- Largest single approval$2,049,600
- Jobs reported supported, 7(a)51
- Jobs per approval5.1
- Distinct 7(a) lenders active8
- Distinct industries receiving approvals8
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer40.0 percent
- Loans on real estate terms4
- Loans on working capital terms, 120 months or shorter6
- Franchise loans3
- Franchise share of approvals30.0 percent
- Leading industry by approval countSupermarkets and Other Grocery Retailers (except Convenience Retailers) (2)
- Most active lenderThe Huntington National Bank (2)
- 504 approvals recorded1
- 504 gross approval dollars$410,000
- Average 504 approval$410,000
- Median 504 approval$410,000
- Distinct CDCs active1
- 504 jobs per approval18.0
- 504 jobs per million dollars approved43.9
- Most active CDCGreater East Texas Certified Development Company (1)
- 7(a) share of SBA approvals90.9 percent
- Combined SBA approval dollars$7.6 m
The average approval of $718,500 sits well above the median of $400,000, 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. 40.0 percent of approvals run on real estate terms of 240 months or more, so this is a market where SBA credit is buying buildings, not just funding operations.
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.
Rains County
Do SBA loans in Rains County get paid back
- Loans with a final outcome recorded2
- Paid in full2
- Charged off0
- Status: Paid in full2
- Status: Cancelled2
- Status: Exempt from disclosure5
- Status: Committed, not yet disbursed1
Too few loans have reached a final outcome to publish a charge off rate. only 2 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.
Rains County
Which parts of Rains County get the lending
- Places in the county with recorded lending2
- Emory, approvals7
- POINT, approvals3
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Emory | 7 | $4,885,400 |
| POINT | 3 | $2,299,600 |
Emory accounts for 7 approvals against 3 in POINT. 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.
Rains County
How big is Rains County
- Land area229 sq mi
- Rank by land area among Texas counties251st of 254
- Width, east to west20.5 mi
- Height, north to south17.9 mi
- Geographies sharing a boundary4
- Residents per square mile of land56
- Establishments per square mile0.96
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.
Rains County
What hazards affect Rains County
- EPA radon zone predicted average indoor radon screening level less than 2 pCi/LZone 3
- Communities in the NFIP Community Status Book5
- Of those, participating in the NFIP4
- NFIP participation rate80.0 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 3, a predicted average indoor radon screening level less than 2 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 Rains 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 Rains County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population12,775
- Households4,856
- Average household size2.63
- Median household income$65,413
- Median age46.4
Common questions
Rains County questions, answered from the record.
How many people live in Rains County, Texas?
12,775, in 4,856 households, ranking 149th of 254 Texas counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Rains County growing?
The population has grown 9.48 percent since the 2020 census base. In 2024 there were 123 births against 179 deaths, with net migration of 303. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Rains County?
$65,413. The median owner-occupied home is valued at $241,100, which is 3.7 times income, and median gross rent is $989 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Rains County?
219 establishments, employing 1,654 people with an annual payroll of $67.8 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 Rains County?
Average annual pay is $43,966, or $845 a week, across 2,339 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Rains County?
10 7(a) approvals totalling $7.2 m since FY2020, across 8 lenders, with a median approval of $400,000, plus 1 504 approvals worth $410,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Rains County?
21 housing units were authorised by permit in 2024, with a declared construction value of $5.3 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Rains 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 Rains County come from?
The largest single origin is Rains County Non-migrants, with 3,975 households. Arriving households report an average income of $69,116 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 Rains 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 Rains 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.