HomeCaliforniaAlameda County
Alameda County, California: commercial real estate data.
Alameda County, California has a population of 1,649,473 across 739 square miles, down 2.0 percent since the 2020 census base. County output reached $182.54 bn in 2024, 42,318 establishments operate here, and the SBA record carries 1,651 7(a) approvals worth $1.05 bn.
129 sourced county values · tier FULL · 12 sections · underlined figures are computed by MMCG Analytics, not published by the agency
Alameda County
How many people live in Alameda County
- Population1,649,473
- Households598,246
- Average household size2.76
- Median household income$129,367
- Median age39.0
- Median gross rent$2,357 per month
- Median owner-occupied home value$1,090,100
- Home value to household income8.4 times
- Annual rent as a share of median income21.9 percent
- Adults 25 and over with a bachelor degree or higher52.3 percent
- Adults 25 and over with a graduate degree23.4 percent
- Adults 25 and over1,192,437
- Population under 18326,276
- Share under 1819.8 percent
- Population 65 and over254,161
- Share 65 and over15.4 percent
- Working age population, 18 to 641,069,036
- Civilian labor force908,995
- Unemployment rate5.4 percent
- Labor force participation, adults 18 and over68.7 percent
- Rank by population among California counties7th of 58
- Rank by population among US county-equivalents20th
Alameda County is the 7th largest of 58 California counties by population. A median home costs 8.4 times median household income, which is a stretched ownership market and usually shows up as rental demand. Residents under 18 outnumber those 65 and over, at 19.8 percent against 15.4 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Alameda County
Is Alameda County's population growing?
- Population change since the 2020 census base-1.98 percent
- Census 2020 base population1,682,296
- Births, 202415,749
- Deaths, 202410,270
- Natural change, 20245,479
- Net domestic migration, 2024-22,141
- Net international migration, 202427,563
- Total net migration, 20245,422
- Cumulative net domestic migration, 2021 to 2024-125,424
- Rank by growth among US county-equivalents2495th
The county has lost 1.98 percent of its population since the 2020 census base.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Alameda County
Where are people moving to Alameda County from?
- Tax returns filed by households arriving43,682
- People arriving, from those returns68,080
- Adjusted gross income arriving$6.23 bn
- Net adjusted gross income movement$0
- Average income of an arriving household$142,638
- Largest single originAlameda County Non-migrants (634,717 households)
- Largest single destination (634,717 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Alameda County Non-migrants | 634,717 | 1,241,066 | $102.22 bn |
| Santa Clara County | 7,414 | 13,381 | $1.61 bn |
| Contra Costa County | 5,170 | 8,156 | $729.3 m |
| San Francisco County | 4,602 | 6,523 | $1.05 bn |
| Other flows - Different State | 3,175 | 4,848 | $266.0 m |
| San Mateo County | 2,907 | 4,840 | $478.4 m |
| Los Angeles County | 2,039 | 2,788 | $209.5 m |
| San Joaquin County | 1,588 | 2,771 | $115.5 m |
The largest single source of arrivals is Alameda 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.
Alameda County
What is the Alameda County economy?
- County GDP, 2024$182.54 bn
- County GDP, 2023$175.68 bn
- GDP change, 2023 to 20243.9 percent
- GDP change over five years27.2 percent
- Rank by GDP among California counties7th
- Rank by GDP among US county-equivalents22nd
- GDP per resident$110,665
Output grew 3.9 percent in the latest year and 27.2 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.
Alameda County
Largest employers in Alameda County
- Covered employment, annual average790,358
- Establishments reporting73,285
- Average annual pay$98,026
- Average weekly wage$1,885
- Sector 62, employment125,297
- Sector 62, average annual pay$76,742
- Sector 31-33, employment90,559
- Sector 31-33, average annual pay$118,230
- Sector 54, employment74,460
- Sector 54, average annual pay$156,209
- Sector 44-45, employment62,490
- Sector 44-45, average annual pay$56,984
- Sector 72, employment58,021
- Sector 23, employment46,514
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 125,297 | 33,240 | $76,742 |
| Sector 31-33 | 90,559 | 2,068 | $118,230 |
| Sector 54 | 74,460 | 7,549 | $156,209 |
| Sector 44-45 | 62,490 | 3,846 | $56,984 |
| Sector 72 | 58,021 | 4,212 | $35,756 |
| Sector 23 | 46,514 | 3,362 | $105,632 |
| Sector 56 | 39,553 | 1,993 | $80,473 |
| Sector 48-49 | 33,250 | 1,560 | $82,363 |
The largest sector is the biggest private employer group at 125,297 jobs, 15.9 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.
Alameda County
How many businesses are in Alameda County?
- Establishments, all industries42,318
- Employment at those establishments749,124
- Annual payroll$75.85 bn
- Establishments per 1,000 residents25.7
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.
Alameda County
Building permits in Alameda County
- Housing units authorised by permit, 20241,743
- Declared construction value permitted$469.8 m
- Single family units authorised826
- Multifamily units authorised917
- Multifamily share of units52.6 percent
- Average declared value per unit$269,537
- Units authorised per 1,000 households2.9
Multifamily is 52.6 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Alameda County
SBA loans in Alameda County (7(a) and 504)
- 7(a) approvals recorded1,651
- 7(a) gross approval dollars$1.05 bn
- Average 7(a) approval$638,036
- Median 7(a) approval$305,000
- 10th percentile approval$30,000
- 90th percentile approval$1,725,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)18,588
- Jobs per approval11.3
- Distinct 7(a) lenders active132
- Distinct industries receiving approvals353
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer20.8 percent
- Loans on real estate terms344
- Loans on working capital terms, 120 months or shorter1,241
- Franchise loans162
- Franchise share of approvals9.8 percent
- Leading industry by approval countFull-Service Restaurants (101)
- Most active lenderU.S. Bank, National Association (239)
- 504 approvals recorded1,122
- 504 gross approval dollars$1.18 bn
- Average 504 approval$1,055,435
- Median 504 approval$716,000
- Distinct CDCs active13
- 504 jobs per approval10.8
- 504 jobs per million dollars approved10.2
- Most active CDCMortgage Capital Development Corporation (495)
- 7(a) share of SBA approvals59.5 percent
- Combined SBA approval dollars$2.24 bn
The average approval of $638,036 sits well above the median of $305,000, 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 20.8 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.
Alameda County
SBA loan default and charge-off rates in Alameda County
Do SBA loans in Alameda County get paid back?
- Loans with a final outcome recorded285
- Paid in full266
- Charged off19
- Charge off rate on resolved loans6.7 percent
- Status: Paid in full266
- Status: Exempt from disclosure1,058
- Status: Cancelled232
- Status: Charged off19
- Status: Committed, not yet disbursed76
| NAICS | Industry | Resolved loans | Charged off | Charge off rate |
|---|---|---|---|---|
| 722511 | Full-Service Restaurants | 15 | 1 | 6.7% |
| 722513 | Limited-Service Restaurants | 13 | 1 | 7.7% |
Of the 285 loans that have reached a final outcome, 6.7 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. Among industries with at least ten resolved loans, Limited-Service Restaurants carries the highest charge off rate at 7.7 percent.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Alameda County
SBA lending by place in Alameda County
- Places in the county with recorded lending31
- OAKLAND, approvals358
- HAYWARD, approvals211
- FREMONT, approvals194
- BERKELEY, approvals146
- PLEASANTON, approvals140
- LIVERMORE, approvals121
| Place | Approvals | Gross approval dollars |
|---|---|---|
| OAKLAND | 358 | $193,485,900 |
| HAYWARD | 211 | $160,639,000 |
| FREMONT | 194 | $126,824,800 |
| BERKELEY | 146 | $93,014,900 |
| PLEASANTON | 140 | $89,900,500 |
| LIVERMORE | 121 | $104,137,200 |
| San Leandro | 99 | $50,401,100 |
| ALAMEDA | 79 | $52,714,500 |
OAKLAND accounts for 358 approvals against 211 in HAYWARD. 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.
Alameda County
How large is Alameda County?
- Land area739 sq mi
- Rank by land area among California counties49th of 58
- Width, east to west47.3 mi
- Height, north to south30.3 mi
- Geographies sharing a boundary5
- Residents per square mile of land2,232
- Establishments per square mile57.26
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.
Alameda County
Flood risk in Alameda County
- Communities in the NFIP Community Status Book15
- Of those, participating in the NFIP15
- NFIP participation rate100.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 7
- Communities carrying a CRS class6
- Radon levels in Alameda County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The EPA places Alameda County in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. The best Community Rating System class in Alameda County is 7, which carries a flood insurance premium discount for policies written in that community. 100.0 percent of the county's listed communities participate in the National Flood Insurance Program, per FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved.
FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
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.
- 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 Alameda 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 Alameda County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population1,649,473
- Households598,246
- Average household size2.76
- Median household income$129,367
- Median age39.0
Common questions
Alameda County questions, answered from the record.
How many people live in Alameda County, California?
1,649,473, in 598,246 households, ranking 7th of 58 California counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Alameda County's population growing?
The population has fallen 1.98 percent since the 2020 census base. In 2024 there were 15,749 births against 10,270 deaths, with net migration of 5,422. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Alameda County?
$129,367. The median owner-occupied home is valued at $1,090,100, which is 8.4 times income, and median gross rent is $2,357 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Alameda County?
42,318 establishments, employing 749,124 people with an annual payroll of $75.85 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 Alameda County?
Average annual pay is $98,026, or $1,885 a week, across 790,358 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Alameda County?
1,651 7(a) approvals totalling $1.05 bn since FY2020, across 132 lenders, with a median approval of $305,000, plus 1,122 504 approvals worth $1.18 bn. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Alameda County get paid back?
Of the 285 loans that have reached a final outcome, 266 were paid in full and 19 charged off, a charge off rate of 6.7 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Alameda County?
1,743 housing units were authorised by permit in 2024, with a declared construction value of $469.8 m. Multifamily was 52.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Alameda 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 Alameda County come from?
The largest single origin is Alameda County Non-migrants, with 634,717 households. Arriving households report an average income of $142,638 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 Alameda 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 Alameda 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.
Alameda County
Cities and places in Alameda.
20 Census places lie wholly or partly in Alameda County. 20 carry enough published place level data for a page of their own and are linked. The rest are named here and not linked, because the American Community Survey and the SBA record between them do not carry enough about them to write an honest page. A place existing is itself worth knowing, so nothing in the county is left out.
| Place | Type | Population | SBA approvals | Lies in |
|---|---|---|---|---|
| Oakland | city | 439,418 | 361 | Wholly in this county |
| Fremont | city | 228,295 | 195 | Wholly in this county |
| Hayward | city | 158,801 | 212 | Wholly in this county |
| Berkeley | city | 120,257 | 147 | Wholly in this county |
| San Leandro | city | 87,826 | 99 | Wholly in this county |
| Livermore | city | 85,522 | 121 | Wholly in this county |
| Alameda | city | 77,238 | 79 | Wholly in this county |
| Pleasanton | city | 76,960 | 143 | Wholly in this county |
| Dublin | city | 70,803 | 69 | Wholly in this county |
| Union City | city | 67,464 | 55 | Wholly in this county |
| Castro Valley | CDP | 65,001 | 45 | Wholly in this county |
| Newark | city | 46,903 | 42 | Wholly in this county |
| San Lorenzo | CDP | 29,171 | 18 | Wholly in this county |
| Ashland | CDP | 22,210 | None recorded | Wholly in this county |
| Albany | city | 19,414 | 23 | Wholly in this county |
| Cherryland | CDP | 14,143 | 3 | Wholly in this county |
| Emeryville | city | 13,081 | 30 | Wholly in this county |
| Piedmont | city | 10,945 | 2 | Wholly in this county |
| Fairview | CDP | 10,745 | None recorded | Wholly in this county |
| Sunol | CDP | 847 | None recorded | Wholly in this county |
A further 1,508 SBA approvals in Alameda County are recorded against borrower cities that match no Census place, the largest being San Francisco, Union City, Fremont (Centerville). Those are postal cities and unincorporated areas rather than incorporated places, so no page claims them, and their lending is counted in this county's totals above rather than under any city.