Upshur County, Texas: commercial real estate data.
Upshur County, Texas has a population of 42,567 across 583 square miles, up 7.7 percent since the 2020 census base. County output reached $1.15 bn in 2024, 577 establishments operate here, and the SBA record carries 22 7(a) approvals worth $21.9 m.
126 sourced county values · tier FULL · 12 sections
Upshur County
How many people live in Upshur County
- Population42,567
- Households15,583
- Average household size2.73
- Median household income$66,208
- Median age40.6
- Median gross rent$995 per month
- Median owner-occupied home value$167,800
- Home value to household income2.5 times
- Annual rent as a share of median income18.0 percent
- Adults 25 and over with a bachelor degree or higher18.2 percent
- Adults 25 and over with a graduate degree5.1 percent
- Adults 25 and over29,223
- Population under 1810,138
- Share under 1823.8 percent
- Population 65 and over7,863
- Share 65 and over18.5 percent
- Working age population, 18 to 6424,566
- Civilian labor force19,168
- Unemployment rate5.8 percent
- Labor force participation, adults 18 and over59.1 percent
- Rank by population among Texas counties79th of 254
- Rank by population among US county-equivalents1155th
Upshur County is the 79th largest of 254 Texas counties by population. A median home costs 2.5 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 23.8 percent against 18.5 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Upshur County
Is Upshur County growing
- Population change since the 2020 census base7.74 percent
- Census 2020 base population40,886
- Births, 2024526
- Deaths, 2024537
- Natural change, 2024-11
- Net domestic migration, 2024594
- Net international migration, 202446
- Total net migration, 2024640
- Cumulative net domestic migration, 2021 to 20243,179
- Rank by growth among US county-equivalents259th
The county has grown 7.74 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.
Upshur County
Where people moving to Upshur County come from
- Tax returns filed by households arriving1,489
- People arriving, from those returns3,098
- Adjusted gross income arriving$83.5 m
- Net adjusted gross income movement$0
- Average income of an arriving household$56,093
- Largest single originUpshur County Non-migrants (13,638 households)
- Largest single destination (13,638 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Upshur County Non-migrants | 13,638 | 30,521 | $872.0 m |
| Gregg County | 438 | 910 | $22.2 m |
| Other flows - Different State | 340 | 721 | $23.6 m |
| Other flows - Same State | 315 | 648 | $17.6 m |
| Other flows - West | 192 | 432 | $14.3 m |
| Other flows - South | 98 | 180 | $4.5 m |
| Smith County | 92 | 194 | $3.8 m |
| Harrison County | 90 | 191 | $4.1 m |
The largest single source of arrivals is Upshur 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.
Upshur County
What the Upshur County economy runs on
- County GDP, 2024$1.15 bn
- County GDP, 2023$1.13 bn
- GDP change, 2023 to 20242.0 percent
- GDP change over five years36.6 percent
- Rank by GDP among Texas counties145th
- Rank by GDP among US county-equivalents1725th
- GDP per resident$27,069
Output grew 2.0 percent in the latest year and 36.6 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.
Upshur County
Who employs people in Upshur County
- Covered employment, annual average7,753
- Establishments reporting585
- Average annual pay$48,879
- Average weekly wage$940
- Sector 23, employment850
- Sector 23, average annual pay$66,916
- Sector 62, employment847
- Sector 62, average annual pay$40,502
- Sector 44-45, employment845
- Sector 44-45, average annual pay$31,384
- Sector 72, employment805
- Sector 72, average annual pay$20,095
- Sector 31-33, employment555
- Sector 52, employment296
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 23 | 850 | 73 | $66,916 |
| Sector 62 | 847 | 55 | $40,502 |
| Sector 44-45 | 845 | 69 | $31,384 |
| Sector 72 | 805 | 47 | $20,095 |
| Sector 31-33 | 555 | 36 | $62,222 |
| Sector 52 | 296 | 46 | $70,273 |
| Sector 48-49 | 294 | 16 | $78,931 |
| Sector 51 | 289 | 12 | $54,830 |
The largest sector is the biggest private employer group at 850 jobs, 11.0 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.
Upshur County
What businesses operate in Upshur County
- Establishments, all industries577
- Employment at those establishments5,986
- Annual payroll$276.4 m
- Establishments per 1,000 residents13.6
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.
Upshur County
What is being built in Upshur County
- Housing units authorised by permit, 202440
- Declared construction value permitted$11.5 m
- Single family units authorised38
- Multifamily units authorised2
- Multifamily share of units5.0 percent
- Average declared value per unit$286,255
- Units authorised per 1,000 households2.6
Multifamily is 5.0 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Upshur County
How much SBA lending happens in Upshur County
- 7(a) approvals recorded22
- 7(a) gross approval dollars$21.9 m
- Average 7(a) approval$995,577
- Median 7(a) approval$686,000
- 10th percentile approval$135,000
- 90th percentile approval$2,599,000
- Largest single approval$2,885,000
- Jobs reported supported, 7(a)215
- Jobs per approval9.8
- Distinct 7(a) lenders active13
- Distinct industries receiving approvals15
- Median 7(a) term300 months
- Share of loans on real estate terms, 240 months or longer54.5 percent
- Loans on real estate terms12
- Loans on working capital terms, 120 months or shorter7
- Franchise loans5
- Franchise share of approvals22.7 percent
- Leading industry by approval countGasoline Stations with Convenience Stores (5)
- Most active lenderThe Huntington National Bank (4)
- 504 approvals recorded5
- 504 gross approval dollars$904,000
- Average 504 approval$180,800
- Median 504 approval$132,000
- Distinct CDCs active2
- 504 jobs per approval3.8
- 504 jobs per million dollars approved21.0
- Most active CDCEast Texas Regional Development Company, Inc. (3)
- 7(a) share of SBA approvals81.5 percent
- Combined SBA approval dollars$22.8 m
The average approval of $995,577 sits well above the median of $686,000, 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. 54.5 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.
Upshur County
Do SBA loans in Upshur County get paid back
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Paid in full4
- Status: Cancelled2
- Status: Exempt from disclosure15
- Status: Committed, not yet disbursed1
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.
Upshur County
Which parts of Upshur County get the lending
- Places in the county with recorded lending8
- GILMER, approvals11
- ORE CITY, approvals3
- DIANA, approvals3
- LONGVIEW, approvals1
- Gladewater, approvals1
- TYLER, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| GILMER | 11 | $8,845,500 |
| ORE CITY | 3 | $4,800,500 |
| DIANA | 3 | $5,903,000 |
| LONGVIEW | 1 | $1,115,300 |
| Gladewater | 1 | $120,600 |
| TYLER | 1 | $135,000 |
| WINNSBORO | 1 | $302,800 |
| BIG SANDY | 1 | $680,000 |
GILMER accounts for 11 approvals against 3 in ORE CITY. 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.
Upshur County
How big is Upshur County
- Land area583 sq mi
- Rank by land area among Texas counties232nd of 254
- Width, east to west26.3 mi
- Height, north to south25.4 mi
- Geographies sharing a boundary7
- Residents per square mile of land73
- Establishments per square mile0.99
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.
Upshur County
What hazards affect Upshur County
- EPA radon zone predicted average indoor radon screening level less than 2 pCi/LZone 3
- Communities in the NFIP Community Status Book9
- Of those, participating in the NFIP6
- NFIP participation rate66.7 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 Upshur 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 Upshur County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population42,567
- Households15,583
- Average household size2.73
- Median household income$66,208
- Median age40.6
Common questions
Upshur County questions, answered from the record.
How many people live in Upshur County, Texas?
42,567, in 15,583 households, ranking 79th of 254 Texas counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Upshur County growing?
The population has grown 7.74 percent since the 2020 census base. In 2024 there were 526 births against 537 deaths, with net migration of 640. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Upshur County?
$66,208. The median owner-occupied home is valued at $167,800, which is 2.5 times income, and median gross rent is $995 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Upshur County?
577 establishments, employing 5,986 people with an annual payroll of $276.4 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 Upshur County?
Average annual pay is $48,879, or $940 a week, across 7,753 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Upshur County?
22 7(a) approvals totalling $21.9 m since FY2020, across 13 lenders, with a median approval of $686,000, plus 5 504 approvals worth $904,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Upshur County?
40 housing units were authorised by permit in 2024, with a declared construction value of $11.5 m. Multifamily was 5.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Upshur 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 Upshur County come from?
The largest single origin is Upshur County Non-migrants, with 13,638 households. Arriving households report an average income of $56,093 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 Upshur 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 Upshur 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.