Loudoun County, Virginia: commercial real estate data.
Loudoun County, Virginia has a population of 432,998 across 516 square miles, up 5.3 percent since the 2020 census base. County output reached $44.86 bn in 2024, 12,561 establishments operate here, and the SBA record carries 596 7(a) approvals worth $283.5 m.
123 sourced county values · tier FULL · 11 sections
Loudoun County
How many people live in Loudoun County
- Population432,998
- Households143,032
- Average household size3.03
- Median household income$181,765
- Median age38.2
- Median gross rent$2,386 per month
- Median owner-occupied home value$743,800
- Home value to household income4.1 times
- Annual rent as a share of median income15.8 percent
- Adults 25 and over with a bachelor degree or higher64.5 percent
- Adults 25 and over with a graduate degree28.6 percent
- Adults 25 and over283,980
- Population under 18115,171
- Share under 1826.6 percent
- Population 65 and over46,894
- Share 65 and over10.8 percent
- Working age population, 18 to 64270,933
- Civilian labor force244,566
- Unemployment rate3.3 percent
- Labor force participation, adults 18 and over76.9 percent
- Rank by population among Virginia counties4th of 133
- Rank by population among US county-equivalents167th
Loudoun County is the 4th 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 under 18 outnumber those 65 and over, at 26.6 percent against 10.8 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Loudoun County
Is Loudoun County growing
- Population change since the 2020 census base5.33 percent
- Census 2020 base population420,955
- Births, 20244,748
- Deaths, 20241,783
- Natural change, 20242,965
- Net domestic migration, 2024-730
- Net international migration, 20243,942
- Total net migration, 20243,212
- Cumulative net domestic migration, 2021 to 2024-2,694
- Rank by growth among US county-equivalents490th
The county has grown 5.33 percent since the 2020 census base. Migration contributed more to 2024 change than births over deaths, so demand here follows people arriving rather than families forming.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Loudoun County
Where people moving to Loudoun County come from
- Tax returns filed by households arriving13,919
- People arriving, from those returns26,814
- Adjusted gross income arriving$1.80 bn
- Net adjusted gross income movement$0
- Average income of an arriving household$129,410
- Largest single originLoudoun County Non-migrants (155,111 households)
- Largest single destination (155,111 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Loudoun County Non-migrants | 155,111 | 365,082 | $27.05 bn |
| Fairfax County | 4,739 | 9,113 | $606.6 m |
| Other flows - Different State | 2,537 | 4,975 | $290.8 m |
| Other flows - South | 1,068 | 2,099 | $115.7 m |
| Prince William County | 647 | 1,231 | $57.2 m |
| Other flows - Northeast | 640 | 1,185 | $82.5 m |
| Arlington County | 577 | 976 | $154.5 m |
| Foreign - APO/FPO ZIPs | 445 | 1,328 | $78.0 m |
The largest single source of arrivals is Loudoun 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.
Loudoun County
What the Loudoun County economy runs on
- County GDP, 2024$44.86 bn
- County GDP, 2023$42.02 bn
- GDP change, 2023 to 20246.8 percent
- GDP change over five years49.9 percent
- Rank by GDP among Virginia counties3rd
- Rank by GDP among US county-equivalents131st
- GDP per resident$103,592
Output grew 6.8 percent in the latest year and 49.9 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.
Loudoun County
Who employs people in Loudoun County
- Covered employment, annual average198,113
- Establishments reporting14,735
- Average annual pay$84,788
- Average weekly wage$1,631
- Sector 54, employment25,546
- Sector 54, average annual pay$138,427
- Sector 23, employment20,327
- Sector 23, average annual pay$94,913
- Sector 62, employment18,569
- Sector 62, average annual pay$65,894
- Sector 72, employment18,228
- Sector 72, average annual pay$33,270
- Sector 44-45, employment17,258
- Sector 48-49, employment14,548
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 54 | 25,546 | 4,528 | $138,427 |
| Sector 23 | 20,327 | 902 | $94,913 |
| Sector 62 | 18,569 | 1,695 | $65,894 |
| Sector 72 | 18,228 | 820 | $33,270 |
| Sector 44-45 | 17,258 | 994 | $40,840 |
| Sector 48-49 | 14,548 | 344 | $59,230 |
| Sector 56 | 11,482 | 756 | $56,638 |
| Sector 31-33 | 7,978 | 302 | $113,464 |
The largest sector is the biggest private employer group at 25,546 jobs, 12.9 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.
Loudoun County
What businesses operate in Loudoun County
- Establishments, all industries12,561
- Employment at those establishments192,220
- Annual payroll$14.25 bn
- Establishments per 1,000 residents29.0
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.
Loudoun County
What is being built in Loudoun County
- Housing units authorised by permit, 20243,314
- Declared construction value permitted$458.0 m
- Single family units authorised1,496
- Multifamily units authorised1,818
- Multifamily share of units54.9 percent
- Average declared value per unit$138,207
- Units authorised per 1,000 households23.2
Multifamily is 54.9 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Loudoun County
How much SBA lending happens in Loudoun County
- 7(a) approvals recorded596
- 7(a) gross approval dollars$283.5 m
- Average 7(a) approval$475,730
- Median 7(a) approval$200,000
- 10th percentile approval$25,000
- 90th percentile approval$1,025,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)8,064
- Jobs per approval13.5
- Distinct 7(a) lenders active91
- Distinct industries receiving approvals169
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer6.7 percent
- Loans on real estate terms40
- Loans on working capital terms, 120 months or shorter504
- Franchise loans122
- Franchise share of approvals20.5 percent
- Leading industry by approval countFull-Service Restaurants (36)
- Most active lenderManufacturers and Traders Trust Company (101)
- 504 approvals recorded183
- 504 gross approval dollars$150.8 m
- Average 504 approval$824,224
- Median 504 approval$487,000
- Distinct CDCs active4
- 504 jobs per approval14.3
- 504 jobs per million dollars approved17.4
- Most active CDCBusiness Finance Group, Inc. (160)
- 7(a) share of SBA approvals76.5 percent
- Combined SBA approval dollars$434.4 m
The average approval of $475,730 sits well above the median of $200,000, 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 6.7 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.
Loudoun County
Do SBA loans in Loudoun County get paid back
- Loans with a final outcome recorded101
- Paid in full92
- Charged off9
- Charge off rate on resolved loans8.9 percent
- Status: Cancelled90
- Status: Exempt from disclosure361
- Status: Paid in full92
- Status: Charged off9
- Status: Committed, not yet disbursed44
Of the 101 loans that have reached a final outcome, 8.9 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Loudoun County
Which parts of Loudoun County get the lending
- Places in the county with recorded lending22
- STERLING, approvals167
- ASHBURN, approvals150
- LEESBURG, approvals128
- ALDIE, approvals38
- CHANTILLY, approvals26
- Purcellville, approvals21
| Place | Approvals | Gross approval dollars |
|---|---|---|
| STERLING | 167 | $93,431,300 |
| ASHBURN | 150 | $53,187,000 |
| LEESBURG | 128 | $68,291,600 |
| ALDIE | 38 | $11,284,000 |
| CHANTILLY | 26 | $17,086,500 |
| Purcellville | 21 | $13,624,300 |
| LOVETTSVILLE | 10 | $1,491,500 |
| Dulles | 9 | $2,353,900 |
STERLING accounts for 167 approvals against 150 in ASHBURN. 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.
Loudoun County
How big is Loudoun County
- Land area516 sq mi
- Rank by land area among Virginia counties20th of 133
- Width, east to west34 mi
- Height, north to south32.7 mi
- Geographies sharing a boundary4
- Residents per square mile of land839
- Establishments per square mile24.34
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 Loudoun 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 Loudoun County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population432,998
- Households143,032
- Average household size3.03
- Median household income$181,765
- Median age38.2
Common questions
Loudoun County questions, answered from the record.
How many people live in Loudoun County, Virginia?
432,998, in 143,032 households, ranking 4th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Loudoun County growing?
The population has grown 5.33 percent since the 2020 census base. In 2024 there were 4,748 births against 1,783 deaths, with net migration of 3,212. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Loudoun County?
$181,765. The median owner-occupied home is valued at $743,800, which is 4.1 times income, and median gross rent is $2,386 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Loudoun County?
12,561 establishments, employing 192,220 people with an annual payroll of $14.25 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 Loudoun County?
Average annual pay is $84,788, or $1,631 a week, across 198,113 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Loudoun County?
596 7(a) approvals totalling $283.5 m since FY2020, across 91 lenders, with a median approval of $200,000, plus 183 504 approvals worth $150.8 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Loudoun County get paid back?
Of the 101 loans that have reached a final outcome, 92 were paid in full and 9 charged off, a charge off rate of 8.9 percent. Loans still running are excluded, because they have not yet succeeded or failed.
What is being built in Loudoun County?
3,314 housing units were authorised by permit in 2024, with a declared construction value of $458.0 m. Multifamily was 54.9 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Loudoun County?
Zone 2, a predicted average indoor radon screening level from 2 to 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 Loudoun County come from?
The largest single origin is Loudoun County Non-migrants, with 155,111 households. Arriving households report an average income of $129,410 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 Loudoun 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 Loudoun 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.