HomeConnecticutLower Connecticut River Valley Planning Region
Lower Connecticut River Valley Planning Region, Connecticut: commercial real estate data.
Lower Connecticut River Valley Planning Region, Connecticut had an estimated 177,540 residents on July 1, 2024, up 1.9 percent since the 2020 census base of 174,224, across 424 square miles. County output reached $16.10 bn in 2024, 4,489 establishments operate here, and the SBA record carries 199 7(a) approvals worth $80.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Lower Connecticut River Valley Planning Region
How many people live in Lower Connecticut River Valley Planning Region
- Population, American Community Survey 2020-2024175,822
- Households74,068
- Average household size2.37
- Median household income$104,428
- Median age45.9
- Median gross rent$1,454 per month
- Median owner-occupied home value$379,700
- Home value to household income3.6 times
- Annual rent as a share of median income16.7 percent
- Adults 25 and over with a bachelor degree or higher46.0 percent
- Adults 25 and over with a graduate degree20.7 percent
- Adults 25 and over131,296
- Population under 1829,367
- Share under 1816.7 percent
- Population 65 and over39,070
- Share 65 and over22.2 percent
- Working age population, 18 to 64107,385
- Civilian labor force97,736
- Unemployment rate3.8 percent
- Labor force participation, adults 18 and over66.7 percent
- Rank by population among Connecticut planning regions7th of 9
- Rank by population among US county-equivalents, Puerto Rico included390th of 3,222
Lower Connecticut River Valley Planning Region is the 7th largest of 9 Connecticut planning regions by population. A median home costs 3.6 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 22.2 percent against 16.7 percent, which points demand at health care, services and single story product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Lower Connecticut River Valley Planning Region
Is Lower Connecticut River Valley Planning Region's population growing?
- Population, July 1, 2024177,540
- Census 2020 base population174,224
- Population change since the 2020 census base1.90 percent
- Population change, 2023 to 2024866
- Births, 20241,387
- Deaths, 20241,685
- Natural change, 2024-298
- Net domestic migration, 2024333
- Net international migration, 2024834
- Total net migration, 20241,167
- Cumulative net domestic migration, 2021 to 20243,613
- Rank by growth among US county-equivalents1196th of 3,144
The county has grown 1.90 percent since the 2020 census base. Deaths exceeded births in 2024 and the population still grew, so all of the growth came from people moving in. A market held up by migration 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.
Lower Connecticut River Valley Planning Region
Where are people moving to Lower Connecticut River Valley Planning Region from?
- Tax returns filed by households arriving5,619
- People arriving, from those returns8,601
- Tax returns filed by households leaving5,293
- Net household movement326
- Adjusted gross income arriving$538.7 m
- Net adjusted gross income movement$74.8 m
- Average income of an arriving household$95,877
- Average income of a leaving household$87,658
- Largest single originCapitol Planning Region (1,496 households)
- Largest single destinationCapitol Planning Region (1,304 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Capitol Planning Region | 1,496 | 2,228 | $140.5 m |
| South Central Connecticut Plannin | 1,140 | 1,777 | $105.9 m |
| Southeastern Connecticut Planning | 429 | 667 | $35.7 m |
| Naugatuck Valley Planning Region | 353 | 543 | $29.6 m |
| Western Connecticut Planning Regi | 147 | 217 | $20.6 m |
| Greater Bridgeport Planning Regio | 105 | 162 | $10.4 m |
| New York County | 67 | 85 | $13.3 m |
| Northwest Hills Planning Region | 58 | 79 | $4.5 m |
Households arriving report $8,219 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 Capitol Planning Region, 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.
Lower Connecticut River Valley Planning Region
What is the Lower Connecticut River Valley Planning Region economy?
- County GDP, 2024$16.10 bn
- County GDP, 2023$0
- Rank by GDP among the Connecticut areas BEA publishes7th of 17
- Rank by GDP among the US county areas BEA publishes313th of 3,127
- GDP per resident$91,547
US Bureau of Economic Analysis, Regional, table CAGDP2, CAGDP2, through 2024.
Lower Connecticut River Valley Planning Region
Employment by industry in Lower Connecticut River Valley Planning Region
- Covered employment, annual average73,682
- Establishments reporting6,800
- Average annual pay$70,364
- Average weekly wage$1,353
- Health care and social assistance, employment12,621
- Health care and social assistance, average annual pay$64,973
- Manufacturing, employment9,380
- Manufacturing, average annual pay$98,237
- Retail trade, employment7,799
- Retail trade, average annual pay$42,649
- Accommodation and food services, employment6,460
- Accommodation and food services, average annual pay$30,113
- Construction, employment4,188
- Professional, scientific and technical services, employment3,774
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 12,621 | 836 | $64,973 |
| Manufacturing | 9,380 | 262 | $98,237 |
| Retail trade | 7,799 | 670 | $42,649 |
| Accommodation and food services | 6,460 | 506 | $30,113 |
| Construction | 4,188 | 584 | $84,055 |
| Professional, scientific and technical services | 3,774 | 924 | $117,431 |
| Administrative and support and waste management services | 3,093 | 447 | $53,469 |
| Transportation and warehousing | 2,571 | 106 | $39,560 |
Health care and social assistance is the largest private sector at 12,621 jobs, 17.1 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Lower Connecticut River Valley Planning Region
How many businesses are in Lower Connecticut River Valley Planning Region?
- Establishments, all industries4,489
- Employment at those establishments65,436
- Annual payroll$4.14 bn
- Establishments per 1,000 residents25.5
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.
Lower Connecticut River Valley Planning Region
Building permits in Lower Connecticut River Valley Planning Region
- Housing units authorized by permit, 2024269
- Declared construction value permitted$78.8 m
- Single family units authorized174
- Multifamily units authorized95
- Multifamily share of units35.3 percent
- Average declared value per unit$292,933
- Units authorized per 1,000 households3.6
Single-family homes are 64.7 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Lower Connecticut River Valley Planning Region
SBA loans in Lower Connecticut River Valley Planning Region (7(a) and 504)
- 7(a) approvals recorded199
- 7(a) gross approval dollars$80.2 m
- Average 7(a) approval$403,051
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,194,400
- Largest single approval$3,997,000
- Jobs reported supported, 7(a)2,061
- Jobs per approval10.4
- Distinct 7(a) lenders active34
- Distinct industries receiving approvals103
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.6 percent
- Loans on real estate terms21
- Loans on working capital terms, 120 months or shorter169
- Franchise loans18
- Franchise share of approvals9.0 percent
- Leading industry by approval countFull-Service Restaurants (18)
- Most active lenderManufacturers and Traders Trust Company (32)
- 504 approvals recorded70
- 504 gross approval dollars$33.9 m
- Average 504 approval$484,686
- Median 504 approval$313,000
- Distinct CDCs active2
- 504 jobs per approval6.2
- 504 jobs per million dollars approved12.7
- Most active CDCCommunity Investment Corporation (49)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$114.1 m
The average approval of $403,051 sits well above the median of $150,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 10.6 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition. A further 1,590 Connecticut approvals are recorded against the state's former counties, which were replaced by planning regions in 2022. The two sets of boundaries do not nest, so those approvals cannot be assigned to a planning region and are excluded from every figure on this page.
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.
Lower Connecticut River Valley Planning Region
SBA loan default and charge-off rates in Lower Connecticut River Valley Planning Region
Do SBA loans in Lower Connecticut River Valley Planning Region get paid back?
- Loans with a final outcome recorded17
- Paid in full16
- Charged off1
- Status: Exempt from disclosure149
- Status: Paid in full16
- Status: Cancelled13
- Status: Committed, not yet disbursed20
- Status: Charged off1
Only 17 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
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.
Lower Connecticut River Valley Planning Region
SBA lending by place in Lower Connecticut River Valley Planning Region
- Borrower cities with recorded lending26
- Middletown, approvals58
- Cromwell, approvals22
- Old Saybrook, approvals21
- Portland, approvals12
- Clinton, approvals12
- Westbrook, approvals10
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Middletown | 58 | $15,892,100 |
| Cromwell | 22 | $14,498,900 |
| Old Saybrook | 21 | $11,666,100 |
| Portland | 12 | $9,273,800 |
| Clinton | 12 | $2,994,000 |
| Westbrook | 10 | $4,284,000 |
| Chester | 7 | $1,126,000 |
| Higganum | 6 | $1,915,600 |
| 18 other borrower cities | 51 | $18,556,700 |
Middletown accounts for 58 approvals against 22 in Cromwell. 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.
Lower Connecticut River Valley Planning Region
How large is Lower Connecticut River Valley Planning Region?
- Land area424 sq mi
- Rank by land area among Connecticut planning regions6th of 9
- Width, east to west26.2 mi
- Height, north to south32.4 mi
- Geographies sharing a boundary3
- Residents per square mile of land415
- Establishments per square mile10.59
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.
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 Lower Connecticut River Valley Planning Region 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 Lower Connecticut River Valley Planning Region site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024175,822
- Households74,068
- Average household size2.37
- Median household income$104,428
- Median age45.9
Common questions
Lower Connecticut River Valley Planning Region questions, answered from the record.
How many people live in Lower Connecticut River Valley Planning Region, Connecticut?
The Census Bureau estimates 177,540 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 175,822, in 74,068 households, ranking 7th of 9 Connecticut counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Lower Connecticut River Valley Planning Region's population growing?
The population has grown 1.90 percent since the 2020 census base of 174,224, to 177,540 on July 1, 2024. In 2024 there were 1,387 births against 1,685 deaths, with net migration of 1,167. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Lower Connecticut River Valley Planning Region?
$104,428. The median owner-occupied home is valued at $379,700, which is 3.6 times income, and median gross rent is $1,454 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Lower Connecticut River Valley Planning Region?
4,489 establishments, employing 65,436 people with an annual payroll of $4.14 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 Lower Connecticut River Valley Planning Region?
Health care and social assistance is the largest private sector at 12,621 jobs, 17.1 percent of covered employment. Covered employment averages 73,682 jobs at an average annual pay of $70,364, or $1,353 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Lower Connecticut River Valley Planning Region?
199 7(a) approvals totaling $80.2 m since FY2020, across 34 lenders, with a median approval of $150,000, plus 70 504 approvals worth $33.9 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Lower Connecticut River Valley Planning Region?
269 housing units were authorized by permit in 2024, with a declared construction value of $78.8 m. Multifamily was 35.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
Where do people moving to Lower Connecticut River Valley Planning Region come from?
The largest single origin is Capitol Planning Region, with 1,496 households. Arriving households report an average income of $95,877 against $87,658 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Lower Connecticut River Valley Planning Region 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 Lower Connecticut River Valley Planning Region?
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.
Lower Connecticut River Valley Planning Region
Cities and places in Lower Connecticut River Valley.
15 Census places lie wholly or partly in Lower Connecticut River Valley Planning Region. All 15 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 |
|---|---|---|---|---|
| Middletown | city | 47,958 | 58 | Wholly in this county |
| Portland | CDP | 5,944 | 12 | Wholly in this county |
| Lake Pocotopaug | CDP | 4,875 | None recorded | Wholly in this county |
| Clinton | CDP | 3,465 | 12 | Wholly in this county |
| Durham | CDP | 3,347 | 3 | Wholly in this county |
| East Hampton | CDP | 3,347 | 5 | Wholly in this county |
| Essex Village | CDP | 2,705 | 3 | Wholly in this county |
| Westbrook Center | CDP | 2,501 | None recorded | Wholly in this county |
| Deep River Center | CDP | 2,407 | None recorded | Wholly in this county |
| Moodus | CDP | 2,042 | 4 | Wholly in this county |
| Chester Center | CDP | 2,026 | None recorded | Wholly in this county |
| Higganum | CDP | 1,742 | 6 | Wholly in this county |
| Old Saybrook Center | CDP | 1,659 | None recorded | Wholly in this county |
| Saybrook Manor | CDP | 1,358 | None recorded | Wholly in this county |
| Fenwick | borough | 49 | None recorded | Wholly in this county |
A further 96 of the county's 199 SBA 7(a) approvals are to borrowers in cities that match no Census place in Lower Connecticut River Valley Planning Region, the largest being Cromwell (22), Old Saybrook (21), Westbrook (10). 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.
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