James City County, Virginia: commercial real estate data.
James City County, Virginia has a population of 81,013 across 142 square miles, up 5.8 percent since the 2020 census base. 1,841 establishments operate here, and the SBA record carries 61 7(a) approvals worth $38.6 m.
111 sourced county values · tier FULL · 10 sections
James City County
How many people live in James City County
- Population81,013
- Households31,990
- Average household size2.53
- Median household income$109,985
- Median age47.1
- Median gross rent$1,552 per month
- Median owner-occupied home value$447,200
- Home value to household income4.1 times
- Annual rent as a share of median income16.9 percent
- Adults 25 and over with a bachelor degree or higher51.0 percent
- Adults 25 and over with a graduate degree24.8 percent
- Adults 25 and over59,644
- Population under 1815,833
- Share under 1819.5 percent
- Population 65 and over21,862
- Share 65 and over27.0 percent
- Working age population, 18 to 6443,318
- Civilian labor force36,812
- Unemployment rate2.7 percent
- Labor force participation, adults 18 and over56.5 percent
- Rank by population among Virginia counties25th of 133
- Rank by population among US county-equivalents719th
James City County is the 25th largest of 133 Virginia counties by population. A median home costs 4.1 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 27.0 percent against 19.5 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.
James City County
Is James City County growing
- Population change since the 2020 census base5.81 percent
- Census 2020 base population78,252
- Births, 2024729
- Deaths, 2024902
- Natural change, 2024-173
- Net domestic migration, 2024464
- Net international migration, 2024162
- Total net migration, 2024626
- Cumulative net domestic migration, 2021 to 20244,364
- Rank by growth among US county-equivalents434th
The county has grown 5.81 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.
James City County
Where people moving to James City County come from
- Tax returns filed by households arriving3,368
- People arriving, from those returns6,459
- Adjusted gross income arriving$345.8 m
- Net adjusted gross income movement$0
- Average income of an arriving household$102,671
- Largest single originJames City County Non-migrants (30,623 households)
- Largest single destination (30,623 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| James City County Non-migrants | 30,623 | 62,851 | $3.99 bn |
| Other flows - Different State | 1,328 | 2,607 | $161.8 m |
| Other flows - South | 633 | 1,282 | $82.4 m |
| Other flows - Northeast | 336 | 615 | $43.1 m |
| Other flows - Same State | 325 | 620 | $31.4 m |
| Newport News city | 318 | 589 | $19.8 m |
| York County | 284 | 570 | $24.3 m |
| Williamsburg city | 264 | 488 | $23.0 m |
The largest single source of arrivals is James City 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.
James City County
Who employs people in James City County
- Covered employment, annual average30,184
- Establishments reporting2,261
- Average annual pay$52,359
- Average weekly wage$1,007
- Sector 62, employment4,511
- Sector 62, average annual pay$57,954
- Sector 44-45, employment3,671
- Sector 44-45, average annual pay$30,922
- Sector 72, employment3,095
- Sector 72, average annual pay$30,216
- Sector 71, employment2,934
- Sector 71, average annual pay$22,311
- Sector 31-33, employment1,730
- Sector 54, employment1,716
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 4,511 | 352 | $57,954 |
| Sector 44-45 | 3,671 | 246 | $30,922 |
| Sector 72 | 3,095 | 164 | $30,216 |
| Sector 71 | 2,934 | 48 | $22,311 |
| Sector 31-33 | 1,730 | 51 | $85,179 |
| Sector 54 | 1,716 | 314 | $78,175 |
| Sector 23 | 1,613 | 198 | $73,737 |
| Sector 56 | 1,393 | 157 | $50,205 |
The largest sector is the biggest private employer group at 4,511 jobs, 14.9 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.
James City County
What businesses operate in James City County
- Establishments, all industries1,841
- Employment at those establishments25,793
- Annual payroll$1.20 bn
- Establishments per 1,000 residents22.7
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.
James City County
What is being built in James City County
- Housing units authorised by permit, 2024358
- Declared construction value permitted$107.0 m
- Single family units authorised296
- Multifamily units authorised62
- Multifamily share of units17.3 percent
- Average declared value per unit$298,991
- Units authorised per 1,000 households11.2
Multifamily is 17.3 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
James City County
How much SBA lending happens in James City County
- 7(a) approvals recorded61
- 7(a) gross approval dollars$38.6 m
- Average 7(a) approval$632,339
- Median 7(a) approval$203,500
- 10th percentile approval$30,600
- 90th percentile approval$1,390,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)769
- Jobs per approval12.6
- Distinct 7(a) lenders active28
- Distinct industries receiving approvals43
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer18.0 percent
- Loans on real estate terms11
- Loans on working capital terms, 120 months or shorter48
- Franchise loans13
- Franchise share of approvals21.3 percent
- Leading industry by approval countLimited-Service Restaurants (4)
- Most active lenderNewtek Bank, National Association (6)
- 504 approvals recorded53
- 504 gross approval dollars$29.6 m
- Average 504 approval$558,434
- Median 504 approval$252,000
- Distinct CDCs active3
- 504 jobs per approval6.7
- 504 jobs per million dollars approved11.9
- Most active CDC504 Capital Corporation (39)
- 7(a) share of SBA approvals53.5 percent
- Combined SBA approval dollars$68.2 m
The average approval of $632,339 sits well above the median of $203,500, 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 18.0 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.
James City County
Do SBA loans in James City County get paid back
- Loans with a final outcome recorded8
- Paid in full8
- Charged off0
- Status: Paid in full8
- Status: Exempt from disclosure43
- Status: Cancelled6
- Status: Committed, not yet disbursed4
Too few loans have reached a final outcome to publish a charge off rate. only 8 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.
James City County
Which parts of James City County get the lending
- Places in the county with recorded lending3
- WILLIAMSBURG, approvals56
- TOANO, approvals4
- LANEXA, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| WILLIAMSBURG | 56 | $38,015,900 |
| TOANO | 4 | $356,800 |
| LANEXA | 1 | $200,000 |
WILLIAMSBURG accounts for 56 approvals against 4 in TOANO. 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.
James City County
How big is James City County
- Land area142 sq mi
- Rank by land area among Virginia counties93rd of 133
- Width, east to west18 mi
- Height, north to south20.7 mi
- Geographies sharing a boundary8
- Residents per square mile of land571
- Establishments per square mile12.96
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.
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 James City 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 James City County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population81,013
- Households31,990
- Average household size2.53
- Median household income$109,985
- Median age47.1
Common questions
James City County questions, answered from the record.
How many people live in James City County, Virginia?
81,013, in 31,990 households, ranking 25th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is James City County growing?
The population has grown 5.81 percent since the 2020 census base. In 2024 there were 729 births against 902 deaths, with net migration of 626. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in James City County?
$109,985. The median owner-occupied home is valued at $447,200, which is 4.1 times income, and median gross rent is $1,552 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in James City County?
1,841 establishments, employing 25,793 people with an annual payroll of $1.20 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in James City County?
Average annual pay is $52,359, or $1,007 a week, across 30,184 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in James City County?
61 7(a) approvals totalling $38.6 m since FY2020, across 28 lenders, with a median approval of $203,500, plus 53 504 approvals worth $29.6 m. These are approvals recorded in the release, not loans disbursed.
What is being built in James City County?
358 housing units were authorised by permit in 2024, with a declared construction value of $107.0 m. Multifamily was 17.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for James City 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 James City County come from?
The largest single origin is James City County Non-migrants, with 30,623 households. Arriving households report an average income of $102,671 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 James City 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 James City 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.