Roanoke County, Virginia: commercial real estate data.
Roanoke County, Virginia has a population of 97,023 across 251 square miles, up 0.4 percent since the 2020 census base. 2,145 establishments operate here, and the SBA record carries 40 7(a) approvals worth $39.6 m.
113 sourced county values · tier FULL · 10 sections
Roanoke County
How many people live in Roanoke County
- Population97,023
- Households39,725
- Average household size2.44
- Median household income$83,709
- Median age43.5
- Median gross rent$1,224 per month
- Median owner-occupied home value$286,000
- Home value to household income3.4 times
- Annual rent as a share of median income17.5 percent
- Adults 25 and over with a bachelor degree or higher37.1 percent
- Adults 25 and over with a graduate degree13.0 percent
- Adults 25 and over70,781
- Population under 1819,028
- Share under 1819.6 percent
- Population 65 and over21,468
- Share 65 and over22.1 percent
- Working age population, 18 to 6456,527
- Civilian labor force48,435
- Unemployment rate2.8 percent
- Labor force participation, adults 18 and over62.1 percent
- Rank by population among Virginia counties22nd of 133
- Rank by population among US county-equivalents637th
Roanoke County is the 22nd largest of 133 Virginia counties by population. A median home costs 3.4 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 22.1 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.
Roanoke County
Is Roanoke County growing
- Population change since the 2020 census base0.39 percent
- Census 2020 base population96,956
- Births, 2024711
- Deaths, 20241,220
- Natural change, 2024-509
- Net domestic migration, 2024203
- Net international migration, 2024383
- Total net migration, 2024586
- Cumulative net domestic migration, 2021 to 20241,546
- Rank by growth among US county-equivalents1681st
The county has grown 0.39 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.
Roanoke County
Where people moving to Roanoke County come from
- Tax returns filed by households arriving3,613
- People arriving, from those returns6,358
- Adjusted gross income arriving$242.7 m
- Net adjusted gross income movement$0
- Average income of an arriving household$67,174
- Largest single originRoanoke County Non-migrants (36,934 households)
- Largest single destination (36,934 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Roanoke County Non-migrants | 36,934 | 74,987 | $3.40 bn |
| Roanoke city | 1,144 | 2,000 | $73.6 m |
| Other flows - Different State | 1,038 | 1,890 | $83.2 m |
| Other flows - South | 563 | 1,011 | $44.2 m |
| Other flows - Same State | 435 | 741 | $26.6 m |
| Salem city | 267 | 468 | $14.0 m |
| Botetourt County | 206 | 371 | $14.6 m |
| Other flows - Northeast | 186 | 334 | $13.2 m |
The largest single source of arrivals is Roanoke 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.
Roanoke County
Who employs people in Roanoke County
- Covered employment, annual average37,445
- Establishments reporting2,678
- Average annual pay$54,899
- Average weekly wage$1,056
- Sector 62, employment5,463
- Sector 62, average annual pay$58,416
- Sector 44-45, employment4,390
- Sector 44-45, average annual pay$36,606
- Sector 31-33, employment4,294
- Sector 31-33, average annual pay$66,836
- Sector 54, employment3,144
- Sector 54, average annual pay$67,647
- Sector 72, employment2,978
- Sector 56, employment2,293
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 5,463 | 507 | $58,416 |
| Sector 44-45 | 4,390 | 280 | $36,606 |
| Sector 31-33 | 4,294 | 75 | $66,836 |
| Sector 54 | 3,144 | 288 | $67,647 |
| Sector 72 | 2,978 | 172 | $24,302 |
| Sector 56 | 2,293 | 152 | $38,622 |
| Sector 23 | 1,627 | 224 | $68,098 |
| Sector 48-49 | 1,240 | 46 | $62,899 |
The largest sector is the biggest private employer group at 5,463 jobs, 14.6 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.
Roanoke County
What businesses operate in Roanoke County
- Establishments, all industries2,145
- Employment at those establishments31,143
- Annual payroll$1.57 bn
- Establishments per 1,000 residents22.1
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.
Roanoke County
What is being built in Roanoke County
- Housing units authorised by permit, 2024360
- Declared construction value permitted$56.3 m
- Single family units authorised118
- Multifamily units authorised242
- Multifamily share of units67.2 percent
- Average declared value per unit$156,284
- Units authorised per 1,000 households9.1
Multifamily is 67.2 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Roanoke County
How much SBA lending happens in Roanoke County
- 7(a) approvals recorded40
- 7(a) gross approval dollars$39.6 m
- Average 7(a) approval$990,838
- Median 7(a) approval$333,000
- 10th percentile approval$50,000
- 90th percentile approval$4,150,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)962
- Jobs per approval24.1
- Distinct 7(a) lenders active21
- Distinct industries receiving approvals29
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer20.0 percent
- Loans on real estate terms8
- Loans on working capital terms, 120 months or shorter28
- Franchise loans17
- Franchise share of approvals42.5 percent
- Leading industry by approval countVeterinary Services (3)
- Most active lenderLive Oak Banking Company (5)
- 504 approvals recorded6
- 504 gross approval dollars$2.4 m
- Average 504 approval$395,500
- Median 504 approval$260,000
- Distinct CDCs active3
- 504 jobs per approval8.2
- 504 jobs per million dollars approved20.6
- Most active CDCBusiness Finance Group, Inc. (4)
- 7(a) share of SBA approvals87.0 percent
- Combined SBA approval dollars$42.0 m
The average approval of $990,838 sits well above the median of $333,000, 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 20.0 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.
Roanoke County
Do SBA loans in Roanoke County get paid back
- Loans with a final outcome recorded8
- Paid in full7
- Charged off1
- Status: Paid in full7
- Status: Cancelled3
- Status: Exempt from disclosure28
- Status: Charged off1
- Status: Committed, not yet disbursed1
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.
Roanoke County
Which parts of Roanoke County get the lending
- Places in the county with recorded lending4
- ROANOKE, approvals31
- VINTON, approvals4
- SALEM, approvals4
- Boones Mill, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| ROANOKE | 31 | $31,081,500 |
| VINTON | 4 | $2,026,000 |
| SALEM | 4 | $5,526,000 |
| Boones Mill | 1 | $1,000,000 |
ROANOKE accounts for 31 approvals against 4 in VINTON. 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.
Roanoke County
How big is Roanoke County
- Land area251 sq mi
- Rank by land area among Virginia counties79th of 133
- Width, east to west22.8 mi
- Height, north to south21.7 mi
- Geographies sharing a boundary8
- Residents per square mile of land387
- Establishments per square mile8.55
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 Roanoke 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 Roanoke County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population97,023
- Households39,725
- Average household size2.44
- Median household income$83,709
- Median age43.5
Common questions
Roanoke County questions, answered from the record.
How many people live in Roanoke County, Virginia?
97,023, in 39,725 households, ranking 22nd of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Roanoke County growing?
The population has grown 0.39 percent since the 2020 census base. In 2024 there were 711 births against 1,220 deaths, with net migration of 586. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Roanoke County?
$83,709. The median owner-occupied home is valued at $286,000, which is 3.4 times income, and median gross rent is $1,224 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Roanoke County?
2,145 establishments, employing 31,143 people with an annual payroll of $1.57 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 Roanoke County?
Average annual pay is $54,899, or $1,056 a week, across 37,445 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Roanoke County?
40 7(a) approvals totalling $39.6 m since FY2020, across 21 lenders, with a median approval of $333,000, plus 6 504 approvals worth $2.4 m. These are approvals recorded in the release, not loans disbursed.
What is being built in Roanoke County?
360 housing units were authorised by permit in 2024, with a declared construction value of $56.3 m. Multifamily was 67.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Roanoke 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 Roanoke County come from?
The largest single origin is Roanoke County Non-migrants, with 36,934 households. Arriving households report an average income of $67,174 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 Roanoke 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 Roanoke 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.