Highlands County, Florida: commercial real estate data.
Highlands County, Florida had an estimated 109,778 residents on July 1, 2024, up 8.4 percent since the 2020 census base of 101,232, across 1,017 square miles. County output reached $3.83 bn in 2024, 2,138 establishments operate here, and the SBA record carries 66 7(a) approvals worth $47.0 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Highlands County
How many people live in Highlands County
- Population, American Community Survey 2020-2024105,702
- Households46,879
- Average household size2.25
- Median household income$54,897
- Median age54.4
- Median gross rent$1,035 per month
- Median owner-occupied home value$187,900
- Home value to household income3.4 times
- Annual rent as a share of median income22.6 percent
- Adults 25 and over with a bachelor degree or higher20.5 percent
- Adults 25 and over with a graduate degree7.5 percent
- Adults 25 and over82,181
- Population under 1817,631
- Share under 1816.7 percent
- Population 65 and over38,051
- Share 65 and over36.0 percent
- Working age population, 18 to 6450,020
- Civilian labor force39,261
- Unemployment rate6.4 percent
- Labor force participation, adults 18 and over44.6 percent
- Rank by population among Florida counties36th of 67
- Rank by population among US county-equivalents, Puerto Rico included593rd of 3,222
Highlands County is the 36th largest of 67 Florida counties by population. A median home costs 3.4 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 36.0 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.
Highlands County
Is Highlands County's population growing?
- Population, July 1, 2024109,778
- Census 2020 base population101,232
- Population change since the 2020 census base8.44 percent
- Population change, 2023 to 20241,627
- Births, 2024844
- Deaths, 20241,905
- Natural change, 2024-1,061
- Net domestic migration, 20242,047
- Net international migration, 2024637
- Total net migration, 20242,684
- Cumulative net domestic migration, 2021 to 202411,191
- Rank by growth among US county-equivalents213th of 3,144
The county has grown 8.44 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.
Highlands County
Where are people moving to Highlands County from?
- Tax returns filed by households arriving3,965
- People arriving, from those returns6,985
- Tax returns filed by households leaving2,606
- Net household movement1,359
- Adjusted gross income arriving$247.8 m
- Net adjusted gross income movement$123.5 m
- Average income of an arriving household$62,503
- Average income of a leaving household$47,691
- Largest single originPolk County (275 households)
- Largest single destinationPolk County (269 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Polk County | 275 | 520 | $11.3 m |
| Miami-Dade County | 252 | 400 | $12.3 m |
| Broward County | 230 | 416 | $19.7 m |
| Lee County | 129 | 216 | $7.1 m |
| Palm Beach County | 127 | 210 | $16.2 m |
| Hardee County | 100 | 191 | $3.9 m |
| Hillsborough County | 92 | 172 | $4.9 m |
| Orange County | 79 | 129 | $2.6 m |
Households arriving report $14,812 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 Polk 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.
Highlands County
What is the Highlands County economy?
- County GDP, 2024$3.83 bn
- County GDP, 2023$3.60 bn
- GDP change, 2023 to 20246.3 percent
- GDP change over five years46.1 percent
- Rank by GDP among the Florida areas BEA publishes39th of 67
- Rank by GDP among the US county areas BEA publishes836th of 3,127
- GDP per resident$36,189
Output grew 6.3 percent in the latest year and 46.1 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.
Highlands County
Employment by industry in Highlands County
- Covered employment, annual average28,823
- Establishments reporting2,672
- Average annual pay$47,926
- Average weekly wage$922
- Health care and social assistance, employment6,506
- Health care and social assistance, average annual pay$62,018
- Retail trade, employment4,783
- Retail trade, average annual pay$35,182
- Accommodation and food services, employment3,142
- Accommodation and food services, average annual pay$25,039
- Construction, employment1,848
- Construction, average annual pay$51,807
- Administrative and support and waste management services, employment1,162
- Professional, scientific and technical services, employment935
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 6,506 | 420 | $62,018 |
| Retail trade | 4,783 | 359 | $35,182 |
| Accommodation and food services | 3,142 | 185 | $25,039 |
| Construction | 1,848 | 301 | $51,807 |
| Administrative and support and waste management services | 1,162 | 185 | $42,018 |
| Professional, scientific and technical services | 935 | 182 | $59,672 |
| Other services, except public administration | 737 | 180 | $37,214 |
| Manufacturing | 733 | 76 | $54,339 |
Health care and social assistance is the largest private sector at 6,506 jobs, 22.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Highlands County
How many businesses are in Highlands County?
- Establishments, all industries2,138
- Employment at those establishments22,996
- Annual payroll$973.1 m
- Establishments per 1,000 residents20.2
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.
Highlands County
Building permits in Highlands County
- Housing units authorized by permit, 2024980
- Declared construction value permitted$202.4 m
- Single family units authorized846
- Multifamily units authorized134
- Multifamily share of units13.7 percent
- Average declared value per unit$206,556
- Units authorized per 1,000 households20.9
Single-family homes are 86.3 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Highlands County
SBA loans in Highlands County (7(a) and 504)
- 7(a) approvals recorded66
- 7(a) gross approval dollars$47.0 m
- Average 7(a) approval$711,815
- Median 7(a) approval$181,250
- 10th percentile approval$25,000
- 90th percentile approval$2,023,900
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)625
- Jobs per approval9.5
- Distinct 7(a) lenders active28
- Distinct industries receiving approvals46
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer30.3 percent
- Loans on real estate terms20
- Loans on working capital terms, 120 months or shorter44
- Franchise loans7
- Franchise share of approvals10.6 percent
- Most active lenderTD Bank, National Association (14)
- 504 approvals recorded15
- 504 gross approval dollars$9.5 m
- Average 504 approval$630,667
- Median 504 approval$331,000
- Distinct CDCs active3
- 504 jobs per approval4.2
- 504 jobs per million dollars approved6.7
- Most active CDCFlorida First Capital Finance Corporation, Inc. (8)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$56.4 m
The average approval of $711,815 sits well above the median of $181,250, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. 30.3 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.
Highlands County
SBA loan default and charge-off rates in Highlands County
Do SBA loans in Highlands County get paid back?
- Loans with a final outcome recorded10
- Paid in full8
- Charged off2
- Status: Exempt from disclosure43
- Status: Paid in full8
- Status: Charged off2
- Status: Cancelled10
- Status: Committed, not yet disbursed3
Only 10 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.
Highlands County
SBA lending by place in Highlands County
- Borrower cities with recorded lending4
- Sebring, approvals36
- Lake Placid, approvals23
- Avon Park, approvals6
- Venus, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Sebring | 36 | $38,585,300 |
| Lake Placid | 23 | $5,526,600 |
| Avon Park | 6 | $2,767,900 |
| Venus | 1 | $100,000 |
Sebring accounts for 36 approvals against 23 in Lake Placid. 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.
Highlands County
How large is Highlands County?
- Land area1,017 sq mi
- Rank by land area among Florida counties14th of 67
- Width, east to west38.2 mi
- Height, north to south42.4 mi
- Geographies sharing a boundary5
- Residents per square mile of land104
- Establishments per square mile2.10
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.
Highlands County
Flood risk in Highlands County
- Participation of the county's own NFIP community Highlands County, unincorporated areasParticipating, community 120111
- Community Rating System class of the county's own communityClass 8
- Communities in the county in the NFIP Community Status Book4
- Of those, participating in the NFIP4
- 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 class1
- Radon levels in Highlands 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 Highlands County (community 120111), participates in the National Flood Insurance Program and carries Community Rating System class 8, a flood insurance premium discount for policies written there. The EPA places Highlands 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 Highlands 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 Highlands County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024105,702
- Households46,879
- Average household size2.25
- Median household income$54,897
- Median age54.4
Common questions
Highlands County questions, answered from the record.
How many people live in Highlands County, Florida?
The Census Bureau estimates 109,778 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 105,702, in 46,879 households, ranking 36th of 67 Florida counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Highlands County's population growing?
The population has grown 8.44 percent since the 2020 census base of 101,232, to 109,778 on July 1, 2024. In 2024 there were 844 births against 1,905 deaths, with net migration of 2,684. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Highlands County?
$54,897. The median owner-occupied home is valued at $187,900, which is 3.4 times income, and median gross rent is $1,035 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Highlands County?
2,138 establishments, employing 22,996 people with an annual payroll of $973.1 m. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in Highlands County?
Health care and social assistance is the largest private sector at 6,506 jobs, 22.6 percent of covered employment. Covered employment averages 28,823 jobs at an average annual pay of $47,926, or $922 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Highlands County?
66 7(a) approvals totaling $47.0 m since FY2020, across 28 lenders, with a median approval of $181,250, plus 15 504 approvals worth $9.5 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Highlands County?
980 housing units were authorized by permit in 2024, with a declared construction value of $202.4 m. Multifamily was 13.7 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Highlands 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 Highlands County come from?
The largest single origin is Polk County, with 275 households. Arriving households report an average income of $62,503 against $47,691 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Highlands 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 Highlands 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.
Highlands County
Cities and places in Highlands.
3 Census places lie wholly or partly in Highlands County. All 3 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 |
|---|---|---|---|---|
| Sebring | city | 11,382 | 36 | Wholly in this county |
| Avon Park | city | 10,057 | 6 | Wholly in this county |
| Lake Placid | town | 2,477 | 23 | Wholly in this county |
A further 1 of the county's 66 SBA 7(a) approvals are to borrowers in cities that match no Census place in Highlands County, the largest being Venus (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