Gloucester County, Virginia: commercial real estate data.
Gloucester County, Virginia has a population of 39,526 across 218 square miles, up 3.7 percent since the 2020 census base. County output reached $1.36 bn in 2024, 868 establishments operate here, and the SBA record carries 11 7(a) approvals worth $11.7 m.
115 sourced county values · tier FULL · 11 sections
Gloucester County
How many people live in Gloucester County
- Population39,526
- Households15,274
- Average household size2.59
- Median household income$84,306
- Median age44.8
- Median gross rent$1,096 per month
- Median owner-occupied home value$331,000
- Home value to household income3.9 times
- Annual rent as a share of median income15.6 percent
- Adults 25 and over with a bachelor degree or higher25.3 percent
- Adults 25 and over with a graduate degree9.6 percent
- Adults 25 and over29,103
- Population under 187,876
- Share under 1819.9 percent
- Population 65 and over8,267
- Share 65 and over20.9 percent
- Working age population, 18 to 6423,383
- Civilian labor force18,944
- Unemployment rate3.0 percent
- Labor force participation, adults 18 and over59.9 percent
- Rank by population among Virginia counties47th of 133
- Rank by population among US county-equivalents1223rd
Gloucester County is the 47th largest of 133 Virginia counties by population. A median home costs 3.9 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 20.9 percent against 19.9 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.
Gloucester County
Is Gloucester County growing
- Population change since the 2020 census base3.72 percent
- Census 2020 base population38,714
- Births, 2024368
- Deaths, 2024466
- Natural change, 2024-98
- Net domestic migration, 2024230
- Net international migration, 2024-2
- Total net migration, 2024228
- Cumulative net domestic migration, 2021 to 20241,916
- Rank by growth among US county-equivalents743rd
The county has grown 3.72 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.
Gloucester County
Where people moving to Gloucester County come from
- Tax returns filed by households arriving1,253
- People arriving, from those returns2,390
- Adjusted gross income arriving$90.4 m
- Net adjusted gross income movement$0
- Average income of an arriving household$72,134
- Largest single originGloucester County Non-migrants (15,073 households)
- Largest single destination (15,073 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Gloucester County Non-migrants | 15,073 | 30,218 | $1.19 bn |
| Other flows - Different State | 400 | 809 | $30.5 m |
| Other flows - Same State | 276 | 497 | $21.0 m |
| Other flows - South | 204 | 404 | $13.0 m |
| Newport News city | 170 | 337 | $10.9 m |
| York County | 117 | 222 | $8.1 m |
| Other flows - West | 81 | 178 | $10.7 m |
| Hampton city | 71 | 146 | $4.0 m |
The largest single source of arrivals is Gloucester 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.
Gloucester County
What the Gloucester County economy runs on
- County GDP, 2024$1.36 bn
- County GDP, 2023$1.29 bn
- GDP change, 2023 to 20245.9 percent
- GDP change over five years39.4 percent
- Rank by GDP among Virginia counties57th
- Rank by GDP among US county-equivalents1590th
- GDP per resident$34,441
Output grew 5.9 percent in the latest year and 39.4 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.
Gloucester County
Who employs people in Gloucester County
- Covered employment, annual average10,102
- Establishments reporting1,134
- Average annual pay$47,565
- Average weekly wage$915
- Sector 44-45, employment1,930
- Sector 44-45, average annual pay$34,776
- Sector 62, employment1,774
- Sector 62, average annual pay$59,957
- Sector 72, employment1,222
- Sector 72, average annual pay$24,015
- Sector 23, employment604
- Sector 23, average annual pay$62,737
- Sector 81, employment537
- Sector 56, employment335
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 1,930 | 129 | $34,776 |
| Sector 62 | 1,774 | 198 | $59,957 |
| Sector 72 | 1,222 | 76 | $24,015 |
| Sector 23 | 604 | 156 | $62,737 |
| Sector 81 | 537 | 108 | $36,065 |
| Sector 56 | 335 | 54 | $53,456 |
| Sector 48-49 | 211 | 32 | $44,397 |
| Sector 52 | 209 | 51 | $64,116 |
The largest sector is the biggest private employer group at 1,930 jobs, 19.1 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.
Gloucester County
What businesses operate in Gloucester County
- Establishments, all industries868
- Employment at those establishments7,878
- Annual payroll$307.7 m
- Establishments per 1,000 residents22.0
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.
Gloucester County
What is being built in Gloucester County
- Housing units authorised by permit, 202485
- Declared construction value permitted$23.4 m
- Single family units authorised82
- Multifamily units authorised3
- Multifamily share of units3.5 percent
- Average declared value per unit$275,412
- Units authorised per 1,000 households5.6
Multifamily is 3.5 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Gloucester County
How much SBA lending happens in Gloucester County
- 7(a) approvals recorded11
- 7(a) gross approval dollars$11.7 m
- Average 7(a) approval$1,062,782
- Median 7(a) approval$400,000
- 10th percentile approval$112,100
- 90th percentile approval$4,245,000
- Largest single approval$4,245,000
- Jobs reported supported, 7(a)56
- Jobs per approval5.1
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals9
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer45.5 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter6
- Franchise loans1
- Franchise share of approvals9.1 percent
- Leading industry by approval countAssisted Living Facilities for the Elderly (2)
- Most active lenderPinnacle Bank (4)
- 504 approvals recorded8
- 504 gross approval dollars$2.9 m
- Average 504 approval$356,250
- Median 504 approval$320,000
- Distinct CDCs active2
- 504 jobs per approval4.1
- 504 jobs per million dollars approved11.6
- Most active CDC504 Capital Corporation (5)
- 7(a) share of SBA approvals57.9 percent
- Combined SBA approval dollars$14.5 m
The average approval of $1,062,782 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. 45.5 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.
Gloucester County
Do SBA loans in Gloucester County get paid back
- Loans with a final outcome recorded0
- Paid in full0
- Charged off0
- Status: Exempt from disclosure8
- Status: Cancelled3
Too few loans have reached a final outcome to publish a charge off rate. only 0 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.
Gloucester County
Which parts of Gloucester County get the lending
- Places in the county with recorded lending2
- GLOUCESTER, approvals7
- Hayes, approvals4
| Place | Approvals | Gross approval dollars |
|---|---|---|
| GLOUCESTER | 7 | $10,378,100 |
| Hayes | 4 | $1,312,500 |
GLOUCESTER accounts for 7 approvals against 4 in Hayes. 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.
Gloucester County
How big is Gloucester County
- Land area218 sq mi
- Rank by land area among Virginia counties83rd of 133
- Width, east to west20 mi
- Height, north to south25 mi
- Geographies sharing a boundary5
- Residents per square mile of land181
- Establishments per square mile3.98
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 Gloucester 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 Gloucester County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population39,526
- Households15,274
- Average household size2.59
- Median household income$84,306
- Median age44.8
Common questions
Gloucester County questions, answered from the record.
How many people live in Gloucester County, Virginia?
39,526, in 15,274 households, ranking 47th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Gloucester County growing?
The population has grown 3.72 percent since the 2020 census base. In 2024 there were 368 births against 466 deaths, with net migration of 228. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Gloucester County?
$84,306. The median owner-occupied home is valued at $331,000, which is 3.9 times income, and median gross rent is $1,096 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Gloucester County?
868 establishments, employing 7,878 people with an annual payroll of $307.7 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 Gloucester County?
Average annual pay is $47,565, or $915 a week, across 10,102 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Gloucester County?
11 7(a) approvals totalling $11.7 m since FY2020, across 7 lenders, with a median approval of $400,000, plus 8 504 approvals worth $2.9 m. These are approvals recorded in the release, not loans disbursed.
What is being built in Gloucester County?
85 housing units were authorised by permit in 2024, with a declared construction value of $23.4 m. Multifamily was 3.5 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Gloucester 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 Gloucester County come from?
The largest single origin is Gloucester County Non-migrants, with 15,073 households. Arriving households report an average income of $72,134 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 Gloucester 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 Gloucester 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.