HomeCaliforniaStanislaus County
Stanislaus County, California: commercial real estate data.
Stanislaus County, California had an estimated 556,972 residents on July 1, 2024, up 0.7 percent since the 2020 census base of 553,285, across 1,495 square miles. County output reached $32.07 bn in 2024, 10,013 establishments operate here, and the SBA record carries 415 7(a) approvals worth $315.7 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Stanislaus County
How many people live in Stanislaus County
- Population, American Community Survey 2020-2024553,990
- Households177,874
- Average household size3.11
- Median household income$81,468
- Median age34.9
- Median gross rent$1,623 per month
- Median owner-occupied home value$450,100
- Home value to household income5.5 times
- Annual rent as a share of median income23.9 percent
- Adults 25 and over with a bachelor degree or higher19.6 percent
- Adults 25 and over with a graduate degree6.3 percent
- Adults 25 and over354,367
- Population under 18147,379
- Share under 1826.6 percent
- Population 65 and over76,271
- Share 65 and over13.8 percent
- Working age population, 18 to 64330,340
- Civilian labor force261,978
- Unemployment rate8.0 percent
- Labor force participation, adults 18 and over64.4 percent
- Rank by population among California counties16th of 58
- Rank by population among US county-equivalents, Puerto Rico included127th of 3,222
Stanislaus County is the 16th largest of 58 California counties by population. A median home costs 5.5 times median household income, which is severely unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 26.6 percent against 13.8 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Stanislaus County
Is Stanislaus County's population growing?
- Population, July 1, 2024556,972
- Census 2020 base population553,285
- Population change since the 2020 census base0.67 percent
- Population change, 2023 to 20243,051
- Births, 20246,553
- Deaths, 20244,660
- Natural change, 20241,893
- Net domestic migration, 2024-2,186
- Net international migration, 20243,324
- Total net migration, 20241,138
- Cumulative net domestic migration, 2021 to 2024-12,264
- Rank by growth among US county-equivalents1597th of 3,144
The county has grown 0.67 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.
Stanislaus County
Where are people moving to Stanislaus County from?
- Tax returns filed by households arriving9,263
- People arriving, from those returns17,734
- Tax returns filed by households leaving10,778
- Net household movement-1,515
- Adjusted gross income arriving$582.1 m
- Net adjusted gross income movement$-175.3 m
- Average income of an arriving household$62,846
- Average income of a leaving household$70,281
- Largest single originSan Joaquin County (2,046 households)
- Largest single destinationSan Joaquin County (1,551 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| San Joaquin County | 2,046 | 4,110 | $134.9 m |
| Merced County | 1,001 | 1,966 | $50.8 m |
| Santa Clara County | 947 | 1,960 | $70.8 m |
| Alameda County | 910 | 1,963 | $69.9 m |
| Sacramento County | 279 | 446 | $16.3 m |
| Contra Costa County | 273 | 532 | $16.9 m |
| Los Angeles County | 270 | 438 | $19.5 m |
| San Mateo County | 262 | 615 | $19.0 m |
Households arriving report $7,435 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is San Joaquin 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.
Stanislaus County
What is the Stanislaus County economy?
- County GDP, 2024$32.07 bn
- County GDP, 2023$29.95 bn
- GDP change, 2023 to 20247.1 percent
- GDP change over five years33.4 percent
- Rank by GDP among the California areas BEA publishes22nd of 58
- Rank by GDP among the US county areas BEA publishes183rd of 3,127
- GDP per resident$57,881
Output grew 7.1 percent in the latest year and 33.4 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.
Stanislaus County
Employment by industry in Stanislaus County
- Covered employment, annual average199,396
- Establishments reporting17,952
- Average annual pay$63,795
- Average weekly wage$1,227
- Health care and social assistance, employment36,104
- Health care and social assistance, average annual pay$76,446
- Manufacturing, employment22,985
- Manufacturing, average annual pay$76,748
- Retail trade, employment22,731
- Retail trade, average annual pay$42,242
- Accommodation and food services, employment18,566
- Accommodation and food services, average annual pay$30,696
- Construction, employment10,990
- Transportation and warehousing, employment9,504
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 36,104 | 7,885 | $76,446 |
| Manufacturing | 22,985 | 497 | $76,748 |
| Retail trade | 22,731 | 1,465 | $42,242 |
| Accommodation and food services | 18,566 | 1,060 | $30,696 |
| Construction | 10,990 | 1,134 | $75,607 |
| Transportation and warehousing | 9,504 | 666 | $73,205 |
| Administrative and support and waste management services | 7,201 | 529 | $48,388 |
| Professional, scientific and technical services | 5,532 | 766 | $71,396 |
Health care and social assistance is the largest private sector at 36,104 jobs, 18.1 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Stanislaus County
How many businesses are in Stanislaus County?
- Establishments, all industries10,013
- Employment at those establishments152,942
- Annual payroll$9.00 bn
- Establishments per 1,000 residents18.1
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.
Stanislaus County
Building permits in Stanislaus County
- Housing units authorized by permit, 2024902
- Declared construction value permitted$176.6 m
- Single family units authorized833
- Multifamily units authorized69
- Multifamily share of units7.6 percent
- Average declared value per unit$195,764
- Units authorized per 1,000 households5.1
Single-family homes are 92.4 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Stanislaus County
SBA loans in Stanislaus County (7(a) and 504)
- 7(a) approvals recorded415
- 7(a) gross approval dollars$315.7 m
- Average 7(a) approval$760,603
- Median 7(a) approval$325,000
- 10th percentile approval$25,000
- 90th percentile approval$2,285,200
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)4,443
- Jobs per approval10.7
- Distinct 7(a) lenders active71
- Distinct industries receiving approvals149
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer29.4 percent
- Loans on real estate terms122
- Loans on working capital terms, 120 months or shorter280
- Franchise loans64
- Franchise share of approvals15.4 percent
- Leading industry by approval countGeneral Freight Trucking, Long-Distance, Truckload (23)
- Most active lenderU.S. Bank, National Association (60)
- 504 approvals recorded221
- 504 gross approval dollars$185.6 m
- Average 504 approval$839,810
- Median 504 approval$516,000
- Distinct CDCs active13
- 504 jobs per approval9.5
- 504 jobs per million dollars approved11.3
- Most active CDCSuccess Capital Expansion & Development Corporation (115)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$501.2 m
The average approval of $760,603 sits well above the median of $325,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 29.4 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.
Stanislaus County
SBA loan default and charge-off rates in Stanislaus County
Do SBA loans in Stanislaus County get paid back?
- Loans with a final outcome recorded69
- Paid in full64
- Charged off5
- Charge-off rate on resolved loans7.2 percent
- Status: Exempt from disclosure268
- Status: Paid in full64
- Status: Charged off5
- Status: Cancelled57
- Status: Committed, not yet disbursed21
Of the 69 loans that have reached a final outcome, 7.2 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.
Stanislaus County
SBA lending by place in Stanislaus County
- Borrower cities with recorded lending18
- Modesto, approvals198
- Turlock, approvals76
- Oakdale, approvals38
- Ceres, approvals34
- Patterson, approvals21
- Salida, approvals12
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Modesto | 198 | $131,097,700 |
| Turlock | 76 | $68,721,800 |
| Oakdale | 38 | $31,244,700 |
| Ceres | 34 | $23,670,400 |
| Patterson | 21 | $25,843,100 |
| Salida | 12 | $5,460,500 |
| Riverbank | 9 | $3,060,500 |
| Waterford | 6 | $9,125,200 |
| 10 other borrower cities | 21 | $17,426,400 |
Modesto accounts for 198 approvals against 76 in Turlock. 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.
Stanislaus County
How large is Stanislaus County?
- Land area1,495 sq mi
- Rank by land area among California counties30th of 58
- Width, east to west59.5 mi
- Height, north to south65.1 mi
- Geographies sharing a boundary7
- Residents per square mile of land371
- Establishments per square mile6.70
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.
Stanislaus County
Flood risk in Stanislaus County
- Participation of the county's own NFIP community Stanislaus County, unincorporated areasParticipating, community 060384
- Communities in the county in the NFIP Community Status Book10
- Of those, participating in the NFIP10
- 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 8
- Communities carrying a CRS class2
- Radon levels in Stanislaus 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 Stanislaus County (community 060384), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Stanislaus 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 8, 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 Stanislaus 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 Stanislaus County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024553,990
- Households177,874
- Average household size3.11
- Median household income$81,468
- Median age34.9
Common questions
Stanislaus County questions, answered from the record.
How many people live in Stanislaus County, California?
The Census Bureau estimates 556,972 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 553,990, in 177,874 households, ranking 16th of 58 California counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Stanislaus County's population growing?
The population has grown 0.67 percent since the 2020 census base of 553,285, to 556,972 on July 1, 2024. In 2024 there were 6,553 births against 4,660 deaths, with net migration of 1,138. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Stanislaus County?
$81,468. The median owner-occupied home is valued at $450,100, which is 5.5 times income, and median gross rent is $1,623 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Stanislaus County?
10,013 establishments, employing 152,942 people with an annual payroll of $9.00 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 Stanislaus County?
Health care and social assistance is the largest private sector at 36,104 jobs, 18.1 percent of covered employment. Covered employment averages 199,396 jobs at an average annual pay of $63,795, or $1,227 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Stanislaus County?
415 7(a) approvals totaling $315.7 m since FY2020, across 71 lenders, with a median approval of $325,000, plus 221 504 approvals worth $185.6 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Stanislaus County get paid back?
Of the 69 loans that have reached a final outcome, 64 were paid in full and 5 charged off, a charge-off rate of 7.2 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Stanislaus County?
902 housing units were authorized by permit in 2024, with a declared construction value of $176.6 m. Multifamily was 7.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Stanislaus 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 Stanislaus County come from?
The largest single origin is San Joaquin County, with 2,046 households. Arriving households report an average income of $62,846 against $70,281 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Stanislaus 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 Stanislaus 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.
Stanislaus County
Cities and places in Stanislaus.
33 Census places lie wholly or partly in Stanislaus County. All 33 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 |
|---|---|---|---|---|
| Modesto | city | 219,215 | 198 | Wholly in this county |
| Turlock | city | 72,502 | 76 | Wholly in this county |
| Ceres | city | 49,342 | 34 | Wholly in this county |
| Riverbank | city | 25,166 | 9 | Wholly in this county |
| Patterson | city | 24,693 | 21 | Wholly in this county |
| Oakdale | city | 23,194 | 38 | Wholly in this county |
| Salida | CDP | 13,900 | 12 | Wholly in this county |
| Newman | city | 12,316 | 3 | Wholly in this county |
| Waterford | city | 9,204 | 6 | Wholly in this county |
| Hughson | city | 7,648 | 6 | Wholly in this county |
| West Modesto | CDP | 5,978 | None recorded | Wholly in this county |
| Keyes | CDP | 5,577 | 1 | Wholly in this county |
| Denair | CDP | 4,914 | 3 | Wholly in this county |
| Bret Harte | CDP | 4,757 | None recorded | Wholly in this county |
| Bystrom | CDP | 4,143 | None recorded | Wholly in this county |
| Empire | CDP | 3,429 | 1 | Wholly in this county |
| East Oakdale | CDP | 2,269 | None recorded | Wholly in this county |
| Diablo Grande | CDP | 1,948 | None recorded | Wholly in this county |
| Del Rio | CDP | 1,508 | None recorded | Wholly in this county |
| Parklawn | CDP | 1,478 | None recorded | Wholly in this county |
| Rouse | CDP | 1,462 | None recorded | Wholly in this county |
| Grayson | CDP | 1,182 | None recorded | Wholly in this county |
| Riverdale Park | CDP | 1,137 | None recorded | Wholly in this county |
| Orange Blossom | CDP | 1,062 | None recorded | Wholly in this county |
| Airport | CDP | 903 | None recorded | Wholly in this county |
| Hickman | CDP | 844 | 2 | Wholly in this county |
| Westley | CDP | 572 | 2 | Wholly in this county |
| Cowan | CDP | 497 | None recorded | Wholly in this county |
| Crows Landing | CDP | 335 | None recorded | Wholly in this county |
| Valley Home | CDP | 328 | None recorded | Wholly in this county |
| La Grange | CDP | 91 | 1 | Wholly in this county |
| Monterey Park Tract | CDP | 74 | None recorded | Wholly in this county |
| Knights Ferry | CDP | 64 | None recorded | Wholly in this county |
A further 2 of the county's 415 SBA 7(a) approvals are to borrowers in cities that match no Census place in Stanislaus County, the largest being Turnlock (1), Modesta (1). 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