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Alameda County, California: commercial real estate data.
Alameda County, California had an estimated 1,649,060 residents on July 1, 2024, down 2.0 percent since the 2020 census base of 1,682,296, across 739 square miles. 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 since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Alameda County
How many people live in Alameda County
- Population, American Community Survey 2020-20241,649,473
- 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-equivalents, Puerto Rico included20th of 3,222
Alameda County is the 7th largest of 58 California counties by population. A median home costs 8.4 times median household income, which is severely unaffordable by national standards. 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, July 1, 20241,649,060
- Census 2020 base population1,682,296
- Population change since the 2020 census base-1.98 percent
- Population change, 2023 to 202410,918
- 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 of 3,144
The county has lost 1.98 percent of its population since the 2020 census base. The population grew in 2024 from both sources: births exceeded deaths and more people moved in than left.
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
- Tax returns filed by households leaving55,667
- Net household movement-11,985
- Adjusted gross income arriving$6.23 bn
- Net adjusted gross income movement$-2.46 bn
- Average income of an arriving household$142,638
- Average income of a leaving household$156,174
- Largest single originSanta Clara County (7,414 households)
- Largest single destinationContra Costa County (8,244 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| 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 |
| 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 |
| Sacramento County | 1,039 | 1,587 | $73.9 m |
| San Diego County | 810 | 1,139 | $88.3 m |
Households arriving report $13,536 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Santa Clara County, 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 the California areas BEA publishes7th of 58
- Rank by GDP among the US county areas BEA publishes22nd of 3,127
- 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
Employment by industry in Alameda County
- Covered employment, annual average790,358
- Establishments reporting73,285
- Average annual pay$98,026
- Average weekly wage$1,885
- Health care and social assistance, employment125,297
- Health care and social assistance, average annual pay$76,742
- Manufacturing, employment90,559
- Manufacturing, average annual pay$118,230
- Professional, scientific and technical services, employment74,460
- Professional, scientific and technical services, average annual pay$156,209
- Retail trade, employment62,490
- Retail trade, average annual pay$56,984
- Accommodation and food services, employment58,021
- Construction, employment46,514
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 125,297 | 33,240 | $76,742 |
| Manufacturing | 90,559 | 2,068 | $118,230 |
| Professional, scientific and technical services | 74,460 | 7,549 | $156,209 |
| Retail trade | 62,490 | 3,846 | $56,984 |
| Accommodation and food services | 58,021 | 4,212 | $35,756 |
| Construction | 46,514 | 3,362 | $105,632 |
| Administrative and support and waste management services | 39,553 | 1,993 | $80,473 |
| Transportation and warehousing | 33,250 | 1,560 | $82,363 |
Health care and social assistance is the largest private sector at 125,297 jobs, 15.9 percent of covered employment.
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. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
Alameda County
Building permits in Alameda County
- Housing units authorized by permit, 20241,743
- Declared construction value permitted$469.8 m
- Single family units authorized826
- Multifamily units authorized917
- Multifamily share of units52.6 percent
- Average declared value per unit$269,537
- Units authorized per 1,000 households2.9
Multifamily is 52.6 percent of units authorized, 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$715,000
- Distinct CDCs active13
- 504 jobs per approval10.8
- 504 jobs per million dollars approved10.2
- Most active CDCMortgage Capital Development Corporation (495)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$2.24 bn
The average approval of $638,036 sits well above the median of $305,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here 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
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.
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
- Borrower cities with recorded lending31
- Oakland, approvals358
- Hayward, approvals211
- Fremont, approvals194
- Berkeley, approvals146
- Pleasanton, approvals140
- Livermore, approvals121
| Borrower city | 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 |
| 23 other borrower cities | 303 | $182,280,300 |
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
- Participation of the county's own NFIP community Alameda County, unincorporated areasParticipating, community 060001
- Community Rating System class of the county's own communityClass 7
- Communities in the county 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 county's own community in the status book, unincorporated Alameda County (community 060001), participates in the National Flood Insurance Program and carries Community Rating System class 7, a flood insurance premium discount for policies written there. 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 among the county's communities 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 Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
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.
- Population, American Community Survey 2020-20241,649,473
- 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?
The Census Bureau estimates 1,649,060 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 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 of 1,682,296, to 1,649,060 on July 1, 2024. 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 employment by industry in Alameda County?
Health care and social assistance is the largest private sector at 125,297 jobs, 15.9 percent of covered employment. Covered employment averages 790,358 jobs at an average annual pay of $98,026, or $1,885 a week. 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 totaling $1.05 bn since FY2020, across 132 lenders, with a median approval of $305,000, plus 1,122 504 approvals worth $1.18 bn since FY2010. 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 authorized 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 Santa Clara County, with 7,414 households. Arriving households report an average income of $142,638 against $156,174 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?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
Alameda County
Cities and places in Alameda.
20 Census places lie wholly or partly in Alameda County. All 20 carry enough published place level data for a page of their own and are linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Oakland | city | 439,418 | 358 | Wholly in this county |
| Fremont | city | 228,295 | 194 | Wholly in this county |
| Hayward | city | 158,801 | 211 | Wholly in this county |
| Berkeley | city | 120,257 | 146 | 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 | 140 | Wholly in this county |
| Dublin | city | 70,803 | 67 | Wholly in this county |
| Union City | city | 67,464 | 55 | Wholly in this county |
| Castro Valley | CDP | 65,001 | 44 | 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 | 22 | 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 20 of the county's 1,651 SBA 7(a) approvals are to borrowers in cities that match no Census place in Alameda County, the largest being San Francisco (4), Tracy (3), San Jose (2). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.
Nearby