HomeCaliforniaSan Joaquin County
San Joaquin County, California: commercial real estate data.
San Joaquin County, California had an estimated 816,108 residents on July 1, 2024, up 4.7 percent since the 2020 census base of 779,232, across 1,391 square miles. County output reached $46.52 bn in 2024, 13,638 establishments operate here, and the SBA record carries 630 7(a) approvals worth $485.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
San Joaquin County
How many people live in San Joaquin County
- Population, American Community Survey 2020-2024797,334
- Households245,250
- Average household size3.25
- Median household income$92,179
- Median age35.4
- Median gross rent$1,734 per month
- Median owner-occupied home value$530,700
- Home value to household income5.8 times
- Annual rent as a share of median income22.6 percent
- Adults 25 and over with a bachelor degree or higher22.8 percent
- Adults 25 and over with a graduate degree7.3 percent
- Adults 25 and over513,773
- Population under 18208,824
- Share under 1826.2 percent
- Population 65 and over107,730
- Share 65 and over13.5 percent
- Working age population, 18 to 64480,780
- Civilian labor force379,834
- Unemployment rate7.6 percent
- Labor force participation, adults 18 and over64.5 percent
- Rank by population among California counties14th of 58
- Rank by population among US county-equivalents, Puerto Rico included81st of 3,222
San Joaquin County is the 14th largest of 58 California counties by population. A median home costs 5.8 times median household income, which is severely unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 26.2 percent against 13.5 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
San Joaquin County
Is San Joaquin County's population growing?
- Population, July 1, 2024816,108
- Census 2020 base population779,232
- Population change since the 2020 census base4.73 percent
- Population change, 2023 to 202410,199
- Births, 20248,554
- Deaths, 20245,880
- Natural change, 20242,674
- Net domestic migration, 2024-42
- Net international migration, 20247,528
- Total net migration, 20247,486
- Cumulative net domestic migration, 2021 to 20245,413
- Rank by growth among US county-equivalents569th of 3,144
The county has grown 4.73 percent 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.
San Joaquin County
Where are people moving to San Joaquin County from?
- Tax returns filed by households arriving16,617
- People arriving, from those returns32,908
- Tax returns filed by households leaving16,474
- Net household movement143
- Adjusted gross income arriving$1.45 bn
- Net adjusted gross income movement$237.2 m
- Average income of an arriving household$87,006
- Average income of a leaving household$73,361
- Largest single originAlameda County (3,895 households)
- Largest single destinationStanislaus County (2,046 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Alameda County | 3,895 | 8,884 | $452.7 m |
| Santa Clara County | 2,567 | 5,780 | $341.7 m |
| Stanislaus County | 1,551 | 2,865 | $89.2 m |
| Sacramento County | 1,274 | 2,198 | $71.9 m |
| Contra Costa County | 1,091 | 2,155 | $88.7 m |
| San Mateo County | 484 | 1,016 | $45.3 m |
| Los Angeles County | 326 | 575 | $20.7 m |
| Solano County | 273 | 476 | $18.1 m |
Households arriving report $13,645 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Alameda 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.
San Joaquin County
What is the San Joaquin County economy?
- County GDP, 2024$46.52 bn
- County GDP, 2023$42.94 bn
- GDP change, 2023 to 20248.3 percent
- GDP change over five years39.7 percent
- Rank by GDP among the California areas BEA publishes15th of 58
- Rank by GDP among the US county areas BEA publishes127th of 3,127
- GDP per resident$58,346
Output grew 8.3 percent in the latest year and 39.7 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.
San Joaquin County
Employment by industry in San Joaquin County
- Covered employment, annual average287,828
- Establishments reporting22,110
- Average annual pay$63,300
- Average weekly wage$1,217
- Transportation and warehousing, employment44,886
- Transportation and warehousing, average annual pay$66,864
- Health care and social assistance, employment37,849
- Health care and social assistance, average annual pay$62,153
- Retail trade, employment26,668
- Retail trade, average annual pay$42,361
- Manufacturing, employment23,339
- Manufacturing, average annual pay$74,341
- Accommodation and food services, employment21,491
- Administrative and support and waste management services, employment14,855
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Transportation and warehousing | 44,886 | 1,611 | $66,864 |
| Health care and social assistance | 37,849 | 8,490 | $62,153 |
| Retail trade | 26,668 | 1,650 | $42,361 |
| Manufacturing | 23,339 | 620 | $74,341 |
| Accommodation and food services | 21,491 | 1,312 | $28,456 |
| Administrative and support and waste management services | 14,855 | 810 | $47,450 |
| Construction | 14,597 | 1,432 | $82,483 |
| Agriculture, forestry, fishing and hunting | 14,196 | 934 | $46,146 |
Transportation and warehousing is the largest private sector at 44,886 jobs, 15.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
San Joaquin County
How many businesses are in San Joaquin County?
- Establishments, all industries13,638
- Employment at those establishments232,910
- Annual payroll$13.24 bn
- Establishments per 1,000 residents17.1
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against. 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.
San Joaquin County
Building permits in San Joaquin County
- Housing units authorized by permit, 20243,779
- Declared construction value permitted$1.61 bn
- Single family units authorized3,773
- Multifamily units authorized6
- Multifamily share of units0.2 percent
- Average declared value per unit$426,465
- Units authorized per 1,000 households15.4
Single-family homes are 99.8 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
San Joaquin County
SBA loans in San Joaquin County (7(a) and 504)
- 7(a) approvals recorded630
- 7(a) gross approval dollars$485.2 m
- Average 7(a) approval$770,193
- Median 7(a) approval$350,000
- 10th percentile approval$31,720
- 90th percentile approval$1,967,440
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)7,951
- Jobs per approval12.6
- Distinct 7(a) lenders active91
- Distinct industries receiving approvals206
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer32.4 percent
- Loans on real estate terms204
- Loans on working capital terms, 120 months or shorter410
- Franchise loans79
- Franchise share of approvals12.5 percent
- Leading industry by approval countGeneral Freight Trucking, Long-Distance, Truckload (47)
- Most active lenderU.S. Bank, National Association (86)
- 504 approvals recorded289
- 504 gross approval dollars$344.3 m
- Average 504 approval$1,191,374
- Median 504 approval$619,000
- Distinct CDCs active17
- 504 jobs per approval12.3
- 504 jobs per million dollars approved10.4
- Most active CDCMortgage Capital Development Corporation (69)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$829.5 m
The average approval of $770,193 sits well above the median of $350,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. 32.4 percent of approvals run on real estate terms of 240 months or more, so this is a market where SBA credit is buying buildings, not just funding operations.
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.
San Joaquin County
SBA loan default and charge-off rates in San Joaquin County
Do SBA loans in San Joaquin County get paid back?
- Loans with a final outcome recorded127
- Paid in full116
- Charged off11
- Charge-off rate on resolved loans8.7 percent
- Status: Exempt from disclosure377
- Status: Paid in full116
- Status: Cancelled98
- Status: Charged off11
- Status: Committed, not yet disbursed28
Of the 127 loans that have reached a final outcome, 8.7 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.
San Joaquin County
SBA lending by place in San Joaquin County
- Borrower cities with recorded lending18
- Stockton, approvals271
- Tracy, approvals122
- Manteca, approvals87
- Lodi, approvals67
- Lathrop, approvals34
- Ripon, approvals11
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Stockton | 271 | $223,027,200 |
| Tracy | 122 | $75,060,200 |
| Manteca | 87 | $50,709,800 |
| Lodi | 67 | $54,120,500 |
| Lathrop | 34 | $33,803,700 |
| Ripon | 11 | $20,191,000 |
| Mountain House | 8 | $1,579,000 |
| Escalon | 6 | $5,339,300 |
| 10 other borrower cities | 24 | $21,390,800 |
Stockton accounts for 271 approvals against 122 in Tracy. 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.
San Joaquin County
How large is San Joaquin County?
- Land area1,391 sq mi
- Rank by land area among California counties33rd of 58
- Width, east to west36 mi
- Height, north to south56.5 mi
- Geographies sharing a boundary6
- Residents per square mile of land573
- Establishments per square mile9.80
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.
San Joaquin County
Flood risk in San Joaquin County
- Participation of the county's own NFIP community San Joaquin County, unincorporated areasParticipating, community 060299
- Community Rating System class of the county's own communityClass 7
- Communities in the county in the NFIP Community Status Book8
- Of those, participating in the NFIP8
- 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 class4
- Radon levels in San Joaquin County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The county's own community in the status book, unincorporated San Joaquin County (community 060299), 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 San Joaquin County in radon zone 3, a predicted average indoor radon screening level less than 2 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 San Joaquin 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 San Joaquin County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024797,334
- Households245,250
- Average household size3.25
- Median household income$92,179
- Median age35.4
Common questions
San Joaquin County questions, answered from the record.
How many people live in San Joaquin County, California?
The Census Bureau estimates 816,108 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 797,334, in 245,250 households, ranking 14th of 58 California counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is San Joaquin County's population growing?
The population has grown 4.73 percent since the 2020 census base of 779,232, to 816,108 on July 1, 2024. In 2024 there were 8,554 births against 5,880 deaths, with net migration of 7,486. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in San Joaquin County?
$92,179. The median owner-occupied home is valued at $530,700, which is 5.8 times income, and median gross rent is $1,734 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in San Joaquin County?
13,638 establishments, employing 232,910 people with an annual payroll of $13.24 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 San Joaquin County?
Transportation and warehousing is the largest private sector at 44,886 jobs, 15.6 percent of covered employment. Covered employment averages 287,828 jobs at an average annual pay of $63,300, or $1,217 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in San Joaquin County?
630 7(a) approvals totaling $485.2 m since FY2020, across 91 lenders, with a median approval of $350,000, plus 289 504 approvals worth $344.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in San Joaquin County get paid back?
Of the 127 loans that have reached a final outcome, 116 were paid in full and 11 charged off, a charge-off rate of 8.7 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in San Joaquin County?
3,779 housing units were authorized by permit in 2024, with a declared construction value of $1.61 bn. Multifamily was 0.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for San Joaquin 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 San Joaquin County come from?
The largest single origin is Alameda County, with 3,895 households. Arriving households report an average income of $87,006 against $73,361 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for San Joaquin 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 San Joaquin 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.
San Joaquin County
Cities and places in San Joaquin.
28 Census places lie wholly or partly in San Joaquin County. All 28 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 |
|---|---|---|---|---|
| Stockton | city | 322,326 | 271 | Wholly in this county |
| Tracy | city | 96,966 | 122 | Wholly in this county |
| Manteca | city | 89,043 | 87 | Wholly in this county |
| Lodi | city | 67,607 | 67 | Wholly in this county |
| Lathrop | city | 35,052 | 34 | Wholly in this county |
| Mountain House | CDP | 25,513 | 8 | Wholly in this county |
| Ripon | city | 16,201 | 11 | Wholly in this county |
| Garden Acres | CDP | 10,667 | None recorded | Wholly in this county |
| Country Club | CDP | 10,161 | None recorded | Wholly in this county |
| August | CDP | 8,825 | None recorded | Wholly in this county |
| Escalon | city | 7,451 | 6 | Wholly in this county |
| Lincoln Village | CDP | 4,241 | None recorded | Wholly in this county |
| Woodbridge | CDP | 4,144 | 3 | Wholly in this county |
| Lockeford | CDP | 3,838 | 1 | Wholly in this county |
| Morada | CDP | 3,383 | None recorded | Wholly in this county |
| French Camp | CDP | 3,264 | 4 | Wholly in this county |
| Dogtown | CDP | 3,094 | None recorded | Wholly in this county |
| Kennedy | CDP | 2,576 | None recorded | Wholly in this county |
| Collierville | CDP | 2,546 | None recorded | Wholly in this county |
| Linden | CDP | 2,389 | 2 | Wholly in this county |
| Taft Mosswood | CDP | 1,343 | None recorded | Wholly in this county |
| Waterloo | CDP | 894 | None recorded | Wholly in this county |
| Thornton | CDP | 817 | None recorded | Wholly in this county |
| Peters | CDP | 568 | None recorded | Wholly in this county |
| Victor | CDP | 460 | 1 | Wholly in this county |
| Terminous | CDP | 365 | None recorded | Wholly in this county |
| Acampo | CDP | 234 | 3 | Wholly in this county |
| Farmington | CDP | 49 | None recorded | Wholly in this county |
A further 10 of the county's 630 SBA 7(a) approvals are to borrowers in cities that match no Census place in San Joaquin County, the largest being Clements (5), Riverside (2), Galt (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