Fluvanna County, Virginia: commercial real estate data.
Fluvanna County, Virginia has a population of 28,092 across 286 square miles, up 5.5 percent since the 2020 census base. County output reached $1.26 bn in 2024, 420 establishments operate here, and the SBA record carries 9 7(a) approvals worth $8.4 m.
117 sourced county values · tier FULL · 11 sections
Fluvanna County
How many people live in Fluvanna County
- Population28,092
- Households10,329
- Average household size2.72
- Median household income$96,768
- Median age43.5
- Median gross rent$1,204 per month
- Median owner-occupied home value$314,100
- Home value to household income3.2 times
- Annual rent as a share of median income14.9 percent
- Adults 25 and over with a bachelor degree or higher37.3 percent
- Adults 25 and over with a graduate degree13.2 percent
- Adults 25 and over20,806
- Population under 185,458
- Share under 1819.4 percent
- Population 65 and over6,097
- Share 65 and over21.7 percent
- Working age population, 18 to 6416,537
- Civilian labor force14,109
- Unemployment rate4.2 percent
- Labor force participation, adults 18 and over62.3 percent
- Rank by population among Virginia counties64th of 133
- Rank by population among US county-equivalents1539th
Fluvanna County is the 64th largest of 133 Virginia counties by population. A median home costs 3.2 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 21.7 percent against 19.4 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.
Fluvanna County
Is Fluvanna County growing
- Population change since the 2020 census base5.49 percent
- Census 2020 base population27,250
- Births, 2024244
- Deaths, 2024246
- Natural change, 2024-2
- Net domestic migration, 2024265
- Net international migration, 20244
- Total net migration, 2024269
- Cumulative net domestic migration, 2021 to 20241,483
- Rank by growth among US county-equivalents474th
The county has grown 5.49 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.
Fluvanna County
Where people moving to Fluvanna County come from
- Tax returns filed by households arriving1,106
- People arriving, from those returns1,969
- Adjusted gross income arriving$82.7 m
- Net adjusted gross income movement$0
- Average income of an arriving household$74,753
- Largest single originFluvanna County Non-migrants (10,394 households)
- Largest single destination (10,394 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Fluvanna County Non-migrants | 10,394 | 21,078 | $846.7 m |
| Other flows - Different State | 332 | 576 | $29.1 m |
| Albemarle County | 235 | 427 | $15.9 m |
| Other flows - Same State | 231 | 441 | $15.7 m |
| Other flows - South | 143 | 243 | $12.9 m |
| Other flows - Northeast | 94 | 147 | $7.8 m |
| Charlottesville city | 80 | 136 | $4.5 m |
| Louisa County | 75 | 135 | $4.1 m |
The largest single source of arrivals is Fluvanna 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.
Fluvanna County
What the Fluvanna County economy runs on
- County GDP, 2024$1.26 bn
- County GDP, 2023$1.22 bn
- GDP change, 2023 to 20243.6 percent
- GDP change over five years45.2 percent
- Rank by GDP among Virginia counties62nd
- Rank by GDP among US county-equivalents1657th
- GDP per resident$44,802
Output grew 3.6 percent in the latest year and 45.2 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.
Fluvanna County
Who employs people in Fluvanna County
- Covered employment, annual average4,854
- Establishments reporting668
- Average annual pay$57,223
- Average weekly wage$1,100
- Sector 23, employment867
- Sector 23, average annual pay$76,689
- Sector 44-45, employment410
- Sector 44-45, average annual pay$36,409
- Sector 62, employment358
- Sector 62, average annual pay$37,376
- Sector 56, employment296
- Sector 56, average annual pay$55,508
- Sector 31-33, employment254
- Sector 81, employment238
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 23 | 867 | 91 | $76,689 |
| Sector 44-45 | 410 | 38 | $36,409 |
| Sector 62 | 358 | 183 | $37,376 |
| Sector 56 | 296 | 47 | $55,508 |
| Sector 31-33 | 254 | 21 | $48,904 |
| Sector 81 | 238 | 56 | $33,938 |
| Sector 72 | 186 | 17 | $25,888 |
| Sector 61 | 180 | 6 | $42,624 |
The largest sector is the biggest private employer group at 867 jobs, 17.9 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.
Fluvanna County
What businesses operate in Fluvanna County
- Establishments, all industries420
- Employment at those establishments2,983
- Annual payroll$140.6 m
- Establishments per 1,000 residents15.0
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.
Fluvanna County
What is being built in Fluvanna County
- Housing units authorised by permit, 2024138
- Declared construction value permitted$54.2 m
- Single family units authorised132
- Multifamily units authorised6
- Multifamily share of units4.3 percent
- Average declared value per unit$392,935
- Units authorised per 1,000 households13.4
Multifamily is 4.3 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Fluvanna County
How much SBA lending happens in Fluvanna County
- 7(a) approvals recorded9
- 7(a) gross approval dollars$8.4 m
- Average 7(a) approval$930,222
- Median 7(a) approval$158,000
- 10th percentile approval$125,000
- 90th percentile approval$5,000,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)169
- Jobs per approval18.8
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals8
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer22.2 percent
- Loans on real estate terms2
- Loans on working capital terms, 120 months or shorter7
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countLessors of Miniwarehouses and Self-Storage Units (2)
- Most active lenderBank Five Nine (2)
- 504 approvals recorded6
- 504 gross approval dollars$3.8 m
- Average 504 approval$627,667
- Median 504 approval$563,000
- Distinct CDCs active2
- 504 jobs per approval8.5
- 504 jobs per million dollars approved13.5
- Most active CDCRappahannock Economic Development Corporation (3)
- 7(a) share of SBA approvals60.0 percent
- Combined SBA approval dollars$12.1 m
The average approval of $930,222 sits well above the median of $158,000, 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 22.2 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.
Fluvanna County
Do SBA loans in Fluvanna County get paid back
- Loans with a final outcome recorded2
- Paid in full2
- Charged off0
- Status: Paid in full2
- Status: Exempt from disclosure6
- Status: Cancelled1
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.
Fluvanna County
Which parts of Fluvanna County get the lending
- Places in the county with recorded lending3
- Troy, approvals5
- PALMYRA, approvals3
- SCOTTSVILLE, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Troy | 5 | $7,374,000 |
| PALMYRA | 3 | $848,000 |
| SCOTTSVILLE | 1 | $150,000 |
Troy accounts for 5 approvals against 3 in PALMYRA. 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.
Fluvanna County
How big is Fluvanna County
- Land area286 sq mi
- Rank by land area among Virginia counties70th of 133
- Width, east to west23.4 mi
- Height, north to south21.8 mi
- Geographies sharing a boundary5
- Residents per square mile of land98
- Establishments per square mile1.47
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 Fluvanna 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 Fluvanna County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population28,092
- Households10,329
- Average household size2.72
- Median household income$96,768
- Median age43.5
Common questions
Fluvanna County questions, answered from the record.
How many people live in Fluvanna County, Virginia?
28,092, in 10,329 households, ranking 64th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Fluvanna County growing?
The population has grown 5.49 percent since the 2020 census base. In 2024 there were 244 births against 246 deaths, with net migration of 269. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Fluvanna County?
$96,768. The median owner-occupied home is valued at $314,100, which is 3.2 times income, and median gross rent is $1,204 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Fluvanna County?
420 establishments, employing 2,983 people with an annual payroll of $140.6 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 Fluvanna County?
Average annual pay is $57,223, or $1,100 a week, across 4,854 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Fluvanna County?
9 7(a) approvals totalling $8.4 m since FY2020, across 7 lenders, with a median approval of $158,000, plus 6 504 approvals worth $3.8 m. These are approvals recorded in the release, not loans disbursed.
What is being built in Fluvanna County?
138 housing units were authorised by permit in 2024, with a declared construction value of $54.2 m. Multifamily was 4.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Fluvanna 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 Fluvanna County come from?
The largest single origin is Fluvanna County Non-migrants, with 10,394 households. Arriving households report an average income of $74,753 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 Fluvanna 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 Fluvanna 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.