Douglas County, Georgia: commercial real estate data.
Douglas County, Georgia had an estimated 151,887 residents on July 1, 2024, up 5.2 percent since the 2020 census base of 144,336, across 200 square miles. County output reached $8.18 bn in 2024, 2,875 establishments operate here, and the SBA record carries 163 7(a) approvals worth $134.6 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Douglas County
How many people live in Douglas County
- Population, American Community Survey 2020-2024147,888
- Households52,079
- Average household size2.84
- Median household income$82,984
- Median age36.9
- Median gross rent$1,570 per month
- Median owner-occupied home value$296,900
- Home value to household income3.6 times
- Annual rent as a share of median income22.7 percent
- Adults 25 and over with a bachelor degree or higher30.9 percent
- Adults 25 and over with a graduate degree12.1 percent
- Adults 25 and over96,624
- Population under 1837,449
- Share under 1825.3 percent
- Population 65 and over18,051
- Share 65 and over12.2 percent
- Working age population, 18 to 6492,388
- Civilian labor force76,037
- Unemployment rate6.2 percent
- Labor force participation, adults 18 and over68.8 percent
- Rank by population among Georgia counties18th of 159
- Rank by population among US county-equivalents, Puerto Rico included462nd of 3,222
Douglas County is the 18th largest of 159 Georgia counties by population. A median home costs 3.6 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 25.3 percent against 12.2 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Douglas County
Is Douglas County's population growing?
- Population, July 1, 2024151,887
- Census 2020 base population144,336
- Population change since the 2020 census base5.23 percent
- Population change, 2023 to 20242,486
- Births, 20241,736
- Deaths, 20241,171
- Natural change, 2024565
- Net domestic migration, 20241,601
- Net international migration, 2024334
- Total net migration, 20241,935
- Cumulative net domestic migration, 2021 to 20244,225
- Rank by growth among US county-equivalents500th of 3,144
The county has grown 5.23 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.
Douglas County
Where are people moving to Douglas County from?
- Tax returns filed by households arriving6,632
- People arriving, from those returns12,590
- Tax returns filed by households leaving6,365
- Net household movement267
- Adjusted gross income arriving$294.2 m
- Net adjusted gross income movement$-19.4 m
- Average income of an arriving household$44,367
- Average income of a leaving household$49,280
- Largest single originCobb County (1,353 households)
- Largest single destinationCobb County (932 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Cobb County | 1,353 | 2,604 | $56.0 m |
| Fulton County | 931 | 1,735 | $39.3 m |
| Paulding County | 472 | 946 | $22.0 m |
| Carroll County | 412 | 875 | $18.6 m |
| DeKalb County | 297 | 527 | $14.2 m |
| Clayton County | 211 | 394 | $7.4 m |
| Gwinnett County | 142 | 292 | $6.2 m |
| Henry County | 89 | 174 | $4.6 m |
Households arriving report $4,913 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Cobb 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.
Douglas County
What is the Douglas County economy?
- County GDP, 2024$8.18 bn
- County GDP, 2023$7.54 bn
- GDP change, 2023 to 20248.5 percent
- GDP change over five years57.9 percent
- Rank by GDP among the Georgia areas BEA publishes18th of 159
- Rank by GDP among the US county areas BEA publishes518th of 3,127
- GDP per resident$55,308
Output grew 8.5 percent in the latest year and 57.9 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.
Douglas County
Employment by industry in Douglas County
- Covered employment, annual average51,003
- Establishments reporting3,527
- Average annual pay$57,949
- Average weekly wage$1,114
- Retail trade, employment8,321
- Retail trade, average annual pay$37,327
- Transportation and warehousing, employment6,742
- Transportation and warehousing, average annual pay$64,944
- Health care and social assistance, employment5,199
- Health care and social assistance, average annual pay$62,947
- Administrative and support and waste management services, employment5,037
- Administrative and support and waste management services, average annual pay$43,492
- Accommodation and food services, employment4,979
- Manufacturing, employment3,196
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 8,321 | 470 | $37,327 |
| Transportation and warehousing | 6,742 | 177 | $64,944 |
| Health care and social assistance | 5,199 | 380 | $62,947 |
| Administrative and support and waste management services | 5,037 | 221 | $43,492 |
| Accommodation and food services | 4,979 | 290 | $23,805 |
| Manufacturing | 3,196 | 123 | $72,268 |
| Construction | 2,697 | 354 | $76,574 |
| Professional, scientific and technical services | 1,213 | 313 | $101,910 |
Retail trade is the largest private sector at 8,321 jobs, 16.3 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Douglas County
How many businesses are in Douglas County?
- Establishments, all industries2,875
- Employment at those establishments47,319
- Annual payroll$2.33 bn
- Establishments per 1,000 residents19.4
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.
Douglas County
Building permits in Douglas County
- Housing units authorized by permit, 2024638
- Declared construction value permitted$118.2 m
- Single family units authorized532
- Multifamily units authorized106
- Multifamily share of units16.6 percent
- Average declared value per unit$185,297
- Units authorized per 1,000 households12.3
Single-family homes are 83.4 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Douglas County
SBA loans in Douglas County (7(a) and 504)
- 7(a) approvals recorded163
- 7(a) gross approval dollars$134.6 m
- Average 7(a) approval$825,638
- Median 7(a) approval$350,000
- 10th percentile approval$50,000
- 90th percentile approval$2,329,040
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)1,943
- Jobs per approval11.9
- Distinct 7(a) lenders active56
- Distinct industries receiving approvals81
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer30.1 percent
- Loans on real estate terms49
- Loans on working capital terms, 120 months or shorter101
- Franchise loans39
- Franchise share of approvals23.9 percent
- Most active lenderReadycap Lending, LLC (15)
- 504 approvals recorded30
- 504 gross approval dollars$28.6 m
- Average 504 approval$954,600
- Median 504 approval$631,500
- Distinct CDCs active7
- 504 jobs per approval10.7
- 504 jobs per million dollars approved11.2
- Most active CDCCapital Partners Certified Development Company (14)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$163.2 m
The average approval of $825,638 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. 30.1 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.
Douglas County
SBA loan default and charge-off rates in Douglas County
Do SBA loans in Douglas County get paid back?
- Loans with a final outcome recorded32
- Paid in full27
- Charged off5
- Charge-off rate on resolved loans15.6 percent
- Status: Paid in full27
- Status: Charged off5
- Status: Cancelled21
- Status: Exempt from disclosure100
- Status: Committed, not yet disbursed10
Of the 32 loans that have reached a final outcome, 15.6 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.
Douglas County
SBA lending by place in Douglas County
- Borrower cities with recorded lending7
- Douglasville, approvals109
- Lithia Springs, approvals39
- Austell, approvals5
- Villa Rica, approvals5
- Winston, approvals3
- Glenn Heights, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Douglasville | 109 | $71,312,800 |
| Lithia Springs | 39 | $41,484,700 |
| Austell | 5 | $10,814,000 |
| Villa Rica | 5 | $8,849,000 |
| Winston | 3 | $1,918,500 |
| Glenn Heights | 1 | $150,000 |
| Mauk | 1 | $50,000 |
Douglasville accounts for 109 approvals against 39 in Lithia Springs. 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.
Douglas County
How large is Douglas County?
- Land area200 sq mi
- Rank by land area among Georgia counties137th of 159
- Width, east to west18.9 mi
- Height, north to south16.1 mi
- Geographies sharing a boundary4
- Residents per square mile of land739
- Establishments per square mile14.38
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.
Douglas County
Flood risk in Douglas County
- Participation of the county's own NFIP community Douglas County, unincorporated areasParticipating, community 130306
- 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 Douglas County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The county's own community in the status book, unincorporated Douglas County (community 130306), 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 Douglas County in radon zone 2, a predicted average indoor radon screening level from 2 to 4 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 Douglas 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 Douglas County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024147,888
- Households52,079
- Average household size2.84
- Median household income$82,984
- Median age36.9
Common questions
Douglas County questions, answered from the record.
How many people live in Douglas County, Georgia?
The Census Bureau estimates 151,887 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 147,888, in 52,079 households, ranking 18th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Douglas County's population growing?
The population has grown 5.23 percent since the 2020 census base of 144,336, to 151,887 on July 1, 2024. In 2024 there were 1,736 births against 1,171 deaths, with net migration of 1,935. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Douglas County?
$82,984. The median owner-occupied home is valued at $296,900, which is 3.6 times income, and median gross rent is $1,570 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Douglas County?
2,875 establishments, employing 47,319 people with an annual payroll of $2.33 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 Douglas County?
Retail trade is the largest private sector at 8,321 jobs, 16.3 percent of covered employment. Covered employment averages 51,003 jobs at an average annual pay of $57,949, or $1,114 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Douglas County?
163 7(a) approvals totaling $134.6 m since FY2020, across 56 lenders, with a median approval of $350,000, plus 30 504 approvals worth $28.6 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Douglas County get paid back?
Of the 32 loans that have reached a final outcome, 27 were paid in full and 5 charged off, a charge-off rate of 15.6 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Douglas County?
638 housing units were authorized by permit in 2024, with a declared construction value of $118.2 m. Multifamily was 16.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Douglas County?
Zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Douglas County come from?
The largest single origin is Cobb County, with 1,353 households. Arriving households report an average income of $44,367 against $49,280 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Douglas 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 Douglas 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.
Douglas County
Cities and places in Douglas.
5 Census places lie wholly or partly in Douglas 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 |
|---|---|---|---|---|
| Douglasville | city | 37,536 | 109 | Wholly in this county |
| Villa Rica | city | 18,551 | 5 | 31.5 percent here, 68.5 percent Carroll County |
| Lithia Springs | CDP | 16,875 | 39 | Wholly in this county |
| Austell | city | 8,447 | 5 | 3.0 percent here, 97.0 percent Cobb County |
| Fairplay | CDP | 1,881 | None recorded | Wholly in this county |
A further 5 of the county's 163 SBA 7(a) approvals are to borrowers in cities that match no Census place in Douglas County, the largest being Winston (3), Glenn Heights (1), Mauk (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