Bristol city, Virginia: commercial real estate data.
Bristol city, Virginia has a population of 16,849 across 13 square miles, down 5.3 percent since the 2020 census base. 533 establishments operate here, and the SBA record carries 21 7(a) approvals worth $8.2 m.
110 sourced county values · tier FULL · 10 sections
Bristol city
How many people live in Bristol city
- Population16,849
- Households7,226
- Average household size2.33
- Median household income$50,404
- Median age43.4
- Median gross rent$801 per month
- Median owner-occupied home value$184,100
- Home value to household income3.7 times
- Annual rent as a share of median income19.1 percent
- Adults 25 and over with a bachelor degree or higher24.8 percent
- Adults 25 and over with a graduate degree9.3 percent
- Adults 25 and over12,256
- Population under 183,305
- Share under 1819.6 percent
- Population 65 and over3,986
- Share 65 and over23.7 percent
- Working age population, 18 to 649,558
- Civilian labor force7,726
- Unemployment rate6.3 percent
- Labor force participation, adults 18 and over57.0 percent
- Rank by population among Virginia independent cities88th of 133
- Rank by population among US county-equivalents2048th
Bristol city is the 88th largest of 133 Virginia independent cities 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 23.7 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.
Bristol city
Is Bristol city growing
- Population change since the 2020 census base-5.26 percent
- Census 2020 base population17,222
- Births, 2024139
- Deaths, 2024350
- Natural change, 2024-211
- Net domestic migration, 2024-140
- Net international migration, 20242
- Total net migration, 2024-138
- Cumulative net domestic migration, 2021 to 2024-208
- Rank by growth among US county-equivalents2997th
The county has lost 5.26 percent of its population since the 2020 census base.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Bristol city
Where people moving to Bristol city come from
- Tax returns filed by households arriving681
- People arriving, from those returns1,199
- Adjusted gross income arriving$28.3 m
- Net adjusted gross income movement$0
- Average income of an arriving household$41,599
- Largest single originBristol city Non-migrants (5,512 households)
- Largest single destination (5,512 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Bristol city Non-migrants | 5,512 | 10,673 | $353.2 m |
| Other flows - Different State | 198 | 364 | $9.0 m |
| Other flows - South | 169 | 315 | $7.6 m |
| Sullivan County | 164 | 288 | $5.4 m |
| Washington County | 161 | 306 | $6.7 m |
| Other flows - Same State | 105 | 161 | $4.8 m |
| Other flows - West | 29 | 49 | $1.5 m |
| Russell County | 28 | 41 | $1.3 m |
The largest single source of arrivals is Bristol city 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.
Bristol city
Who employs people in Bristol city
- Covered employment, annual average10,383
- Establishments reporting614
- Average annual pay$46,921
- Average weekly wage$902
- Sector 31-33, employment1,590
- Sector 31-33, average annual pay$56,101
- Sector 44-45, employment1,398
- Sector 44-45, average annual pay$30,083
- Sector 62, employment1,078
- Sector 62, average annual pay$45,702
- Sector 48-49, employment591
- Sector 48-49, average annual pay$49,966
- Sector 56, employment302
- Sector 52, employment272
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 31-33 | 1,590 | 22 | $56,101 |
| Sector 44-45 | 1,398 | 129 | $30,083 |
| Sector 62 | 1,078 | 114 | $45,702 |
| Sector 48-49 | 591 | 8 | $49,966 |
| Sector 56 | 302 | 18 | $35,044 |
| Sector 52 | 272 | 32 | $89,676 |
| Sector 81 | 232 | 38 | $37,268 |
| Sector 54 | 187 | 36 | $38,855 |
The largest sector is the biggest private employer group at 1,590 jobs, 15.3 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.
Bristol city
What businesses operate in Bristol city
- Establishments, all industries533
- Employment at those establishments8,370
- Annual payroll$329.1 m
- Establishments per 1,000 residents31.6
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.
Bristol city
What is being built in Bristol city
- Housing units authorised by permit, 20245
- Declared construction value permitted$875,000
- Single family units authorised1
- Multifamily units authorised4
- Multifamily share of units80.0 percent
- Average declared value per unit$175,000
- Units authorised per 1,000 households0.7
Multifamily is 80.0 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Bristol city
How much SBA lending happens in Bristol city
- 7(a) approvals recorded21
- 7(a) gross approval dollars$8.2 m
- Average 7(a) approval$391,024
- Median 7(a) approval$260,000
- 10th percentile approval$100,000
- 90th percentile approval$679,000
- Largest single approval$1,819,000
- Jobs reported supported, 7(a)267
- Jobs per approval12.7
- Distinct 7(a) lenders active8
- Distinct industries receiving approvals16
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer47.6 percent
- Loans on real estate terms10
- Loans on working capital terms, 120 months or shorter11
- Franchise loans2
- Franchise share of approvals9.5 percent
- Leading industry by approval countOther Commercial and Industrial Machinery and Equipment Rental and Leasing (2)
- Most active lenderThe First Bank and Trust Company (7)
- 504 approvals recorded2
- 504 gross approval dollars$4.7 m
- Average 504 approval$2,360,000
- Median 504 approval$4,020,000
- Distinct CDCs active2
- 504 jobs per approval43.5
- 504 jobs per million dollars approved18.4
- Most active CDC504 Capital Corporation (1)
- 7(a) share of SBA approvals91.3 percent
- Combined SBA approval dollars$12.9 m
The average approval of $391,024 sits well above the median of $260,000, 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. 47.6 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.
Bristol city
Do SBA loans in Bristol city get paid back
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Exempt from disclosure13
- Status: Cancelled3
- Status: Paid in full3
- Status: Committed, not yet disbursed2
Too few loans have reached a final outcome to publish a charge off rate. only 3 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.
Bristol city
Which parts of Bristol city get the lending
- Places in the county with recorded lending2
- Bristol, approvals20
- MOUNT JULIET, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Bristol | 20 | $7,861,500 |
| MOUNT JULIET | 1 | $350,000 |
Bristol accounts for 20 approvals against 1 in MOUNT JULIET. 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.
Bristol city
How big is Bristol city
- Land area13 sq mi
- Rank by land area among Virginia independent cities114th of 133
- Width, east to west7.2 mi
- Height, north to south3 mi
- Geographies sharing a boundary1
- Residents per square mile of land1,296
- Establishments per square mile41.00
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 Bristol city 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 Bristol city site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population16,849
- Households7,226
- Average household size2.33
- Median household income$50,404
- Median age43.4
Common questions
Bristol city questions, answered from the record.
How many people live in Bristol city, Virginia?
16,849, in 7,226 households, ranking 88th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Bristol city growing?
The population has fallen 5.26 percent since the 2020 census base. In 2024 there were 139 births against 350 deaths, with net migration of -138. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Bristol city?
$50,404. The median owner-occupied home is valued at $184,100, which is 3.7 times income, and median gross rent is $801 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Bristol city?
533 establishments, employing 8,370 people with an annual payroll of $329.1 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 Bristol city?
Average annual pay is $46,921, or $902 a week, across 10,383 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Bristol city?
21 7(a) approvals totalling $8.2 m since FY2020, across 8 lenders, with a median approval of $260,000, plus 2 504 approvals worth $4.7 m. These are approvals recorded in the release, not loans disbursed.
What is being built in Bristol city?
5 housing units were authorised by permit in 2024, with a declared construction value of $875,000. Multifamily was 80.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Bristol city?
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 Bristol city come from?
The largest single origin is Bristol city Non-migrants, with 5,512 households. Arriving households report an average income of $41,599 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 Bristol city 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 Bristol city?
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.