Nassau County, Florida: commercial real estate data.
Nassau County, Florida had an estimated 104,376 residents on July 1, 2024, up 15.5 percent since the 2020 census base of 90,356, across 649 square miles. County output reached $4.98 bn in 2024, 2,261 establishments operate here, and the SBA record carries 115 7(a) approvals worth $76.8 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Nassau County
How many people live in Nassau County
- Population, American Community Survey 2020-202497,859
- Households39,307
- Average household size2.49
- Median household income$89,804
- Median age46.5
- Median gross rent$1,526 per month
- Median owner-occupied home value$382,800
- Home value to household income4.3 times
- Annual rent as a share of median income20.4 percent
- Adults 25 and over with a bachelor degree or higher35.6 percent
- Adults 25 and over with a graduate degree13.4 percent
- Adults 25 and over72,891
- Population under 1818,923
- Share under 1819.3 percent
- Population 65 and over23,395
- Share 65 and over23.9 percent
- Working age population, 18 to 6455,541
- Civilian labor force46,467
- Unemployment rate4.5 percent
- Labor force participation, adults 18 and over58.9 percent
- Rank by population among Florida counties37th of 67
- Rank by population among US county-equivalents, Puerto Rico included634th of 3,222
Nassau County is the 37th largest of 67 Florida counties by population. A median home costs 4.3 times median household income, which is seriously unaffordable by national standards. Residents 65 and over outnumber those under 18, at 23.9 percent against 19.3 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.
Nassau County
Is Nassau County's population growing?
- Population, July 1, 2024104,376
- Census 2020 base population90,356
- Population change since the 2020 census base15.52 percent
- Population change, 2023 to 20242,797
- Births, 2024810
- Deaths, 20241,130
- Natural change, 2024-320
- Net domestic migration, 20242,988
- Net international migration, 2024119
- Total net migration, 20243,107
- Cumulative net domestic migration, 2021 to 202414,312
- Rank by growth among US county-equivalents51st of 3,144
The county has grown 15.52 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.
Nassau County
Where are people moving to Nassau County from?
- Tax returns filed by households arriving4,565
- People arriving, from those returns8,856
- Tax returns filed by households leaving2,747
- Net household movement1,818
- Adjusted gross income arriving$632.6 m
- Net adjusted gross income movement$380.4 m
- Average income of an arriving household$138,568
- Average income of a leaving household$91,807
- Largest single originDuval County (1,137 households)
- Largest single destinationDuval County (728 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Duval County | 1,137 | 2,221 | $150.5 m |
| Camden County | 141 | 283 | $7.7 m |
| Clay County | 115 | 231 | $7.9 m |
| St. Johns County | 92 | 187 | $11.7 m |
| Broward County | 54 | 101 | $5.8 m |
| Fulton County | 45 | 86 | $12.6 m |
| San Diego County | 43 | 92 | $5.1 m |
| Orange County | 42 | 77 | $6.2 m |
Households arriving report $46,761 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 Duval 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.
Nassau County
What is the Nassau County economy?
- County GDP, 2024$4.98 bn
- County GDP, 2023$4.63 bn
- GDP change, 2023 to 20247.5 percent
- GDP change over five years53.6 percent
- Rank by GDP among the Florida areas BEA publishes38th of 67
- Rank by GDP among the US county areas BEA publishes718th of 3,127
- GDP per resident$50,891
Output grew 7.5 percent in the latest year and 53.6 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.
Nassau County
Employment by industry in Nassau County
- Covered employment, annual average27,451
- Establishments reporting2,944
- Average annual pay$56,807
- Average weekly wage$1,092
- Accommodation and food services, employment5,523
- Accommodation and food services, average annual pay$33,662
- Retail trade, employment4,278
- Retail trade, average annual pay$33,594
- Health care and social assistance, employment2,837
- Health care and social assistance, average annual pay$57,342
- Construction, employment1,832
- Construction, average annual pay$54,972
- Administrative and support and waste management services, employment1,604
- Manufacturing, employment1,519
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Accommodation and food services | 5,523 | 251 | $33,662 |
| Retail trade | 4,278 | 319 | $33,594 |
| Health care and social assistance | 2,837 | 262 | $57,342 |
| Construction | 1,832 | 396 | $54,972 |
| Administrative and support and waste management services | 1,604 | 228 | $52,512 |
| Manufacturing | 1,519 | 83 | $86,471 |
| Professional, scientific and technical services | 1,170 | 421 | $88,906 |
| Other services, except public administration | 1,102 | 219 | $46,330 |
Accommodation and food services is the largest private sector at 5,523 jobs, 20.1 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Nassau County
How many businesses are in Nassau County?
- Establishments, all industries2,261
- Employment at those establishments21,651
- Annual payroll$986.0 m
- Establishments per 1,000 residents23.1
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.
Nassau County
Building permits in Nassau County
- Housing units authorized by permit, 2024953
- Declared construction value permitted$398.6 m
- Single family units authorized925
- Multifamily units authorized28
- Multifamily share of units2.9 percent
- Average declared value per unit$418,301
- Units authorized per 1,000 households24.2
Single-family homes are 97.1 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Nassau County
SBA loans in Nassau County (7(a) and 504)
- 7(a) approvals recorded115
- 7(a) gross approval dollars$76.8 m
- Average 7(a) approval$668,197
- Median 7(a) approval$350,000
- 10th percentile approval$50,000
- 90th percentile approval$1,576,580
- Largest single approval$4,029,000
- Jobs reported supported, 7(a)1,285
- Jobs per approval11.2
- Distinct 7(a) lenders active32
- Distinct industries receiving approvals65
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer33.0 percent
- Loans on real estate terms38
- Loans on working capital terms, 120 months or shorter68
- Franchise loans20
- Franchise share of approvals17.4 percent
- Leading industry by approval countFull-Service Restaurants (14)
- Most active lenderPineland Bank (30)
- 504 approvals recorded43
- 504 gross approval dollars$25.3 m
- Average 504 approval$589,140
- Median 504 approval$378,000
- Distinct CDCs active5
- 504 jobs per approval6.4
- 504 jobs per million dollars approved10.9
- Most active CDCFlorida First Capital Finance Corporation, Inc. (30)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$102.2 m
The average approval of $668,197 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. 33.0 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.
Nassau County
SBA loan default and charge-off rates in Nassau County
Do SBA loans in Nassau County get paid back?
- Loans with a final outcome recorded28
- Paid in full28
- Charged off0
- Status: Exempt from disclosure69
- Status: Paid in full28
- Status: Cancelled17
- Status: Committed, not yet disbursed1
Only 28 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.
Nassau County
SBA lending by place in Nassau County
- Borrower cities with recorded lending4
- Fernandina Beach, approvals67
- Yulee, approvals35
- Callahan, approvals7
- Hilliard, approvals6
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Fernandina Beach | 67 | $40,465,900 |
| Yulee | 35 | $28,380,600 |
| Callahan | 7 | $3,226,200 |
| Hilliard | 6 | $4,770,000 |
Fernandina Beach accounts for 67 approvals against 35 in Yulee. 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.
Nassau County
How large is Nassau County?
- Land area649 sq mi
- Rank by land area among Florida counties39th of 67
- Width, east to west37.1 mi
- Height, north to south37.9 mi
- Geographies sharing a boundary4
- Residents per square mile of land151
- Establishments per square mile3.48
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.
Nassau County
Flood risk in Nassau County
- Participation of the county's own NFIP community Nassau County, unincorporated areasParticipating, community 120170
- Community Rating System class of the county's own communityClass 7
- 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 5
- Communities carrying a CRS class2
- Radon levels in Nassau 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 Nassau County (community 120170), 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 Nassau 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 5, 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 Nassau 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 Nassau County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202497,859
- Households39,307
- Average household size2.49
- Median household income$89,804
- Median age46.5
Common questions
Nassau County questions, answered from the record.
How many people live in Nassau County, Florida?
The Census Bureau estimates 104,376 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 97,859, in 39,307 households, ranking 37th of 67 Florida counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Nassau County's population growing?
The population has grown 15.52 percent since the 2020 census base of 90,356, to 104,376 on July 1, 2024. In 2024 there were 810 births against 1,130 deaths, with net migration of 3,107. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Nassau County?
$89,804. The median owner-occupied home is valued at $382,800, which is 4.3 times income, and median gross rent is $1,526 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Nassau County?
2,261 establishments, employing 21,651 people with an annual payroll of $986.0 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 Nassau County?
Accommodation and food services is the largest private sector at 5,523 jobs, 20.1 percent of covered employment. Covered employment averages 27,451 jobs at an average annual pay of $56,807, or $1,092 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Nassau County?
115 7(a) approvals totaling $76.8 m since FY2020, across 32 lenders, with a median approval of $350,000, plus 43 504 approvals worth $25.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Nassau County?
953 housing units were authorized by permit in 2024, with a declared construction value of $398.6 m. Multifamily was 2.9 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Nassau 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 Nassau County come from?
The largest single origin is Duval County, with 1,137 households. Arriving households report an average income of $138,568 against $91,807 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Nassau 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 Nassau 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.
Nassau County
Cities and places in Nassau.
5 Census places lie wholly or partly in Nassau County. All 5 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 |
|---|---|---|---|---|
| Yulee | CDP | 16,648 | 35 | Wholly in this county |
| Fernandina Beach | city | 13,420 | 67 | Wholly in this county |
| Nassau Village-Ratliff | CDP | 4,737 | None recorded | Wholly in this county |
| Hilliard | town | 3,034 | 6 | Wholly in this county |
| Callahan | town | 1,514 | 7 | Wholly in this county |
Nearby