Emanuel County, Georgia: commercial real estate data.
Emanuel County, Georgia had an estimated 23,224 residents on July 1, 2024, up 2.0 percent since the 2020 census base of 22,772, across 681 square miles. County output reached $995.8 m in 2024, 413 establishments operate here, and the SBA record carries 9 7(a) approvals worth $10.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Emanuel County
How many people live in Emanuel County
- Population, American Community Survey 2020-202423,026
- Households8,312
- Average household size2.77
- Median household income$52,772
- Median age38.3
- Median gross rent$783 per month
- Median owner-occupied home value$94,700
- Home value to household income1.8 times
- Annual rent as a share of median income17.8 percent
- Adults 25 and over with a bachelor degree or higher13.5 percent
- Adults 25 and over with a graduate degree5.1 percent
- Adults 25 and over15,361
- Population under 185,732
- Share under 1824.9 percent
- Population 65 and over3,776
- Share 65 and over16.4 percent
- Working age population, 18 to 6413,518
- Civilian labor force10,111
- Unemployment rate8.9 percent
- Labor force participation, adults 18 and over58.5 percent
- Rank by population among Georgia counties81st of 159
- Rank by population among US county-equivalents, Puerto Rico included1732nd of 3,222
Emanuel County is the 81st largest of 159 Georgia counties by population. A median home costs 1.8 times median household income, which is affordable by national standards. Residents under 18 outnumber those 65 and over, at 24.9 percent against 16.4 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Emanuel County
Is Emanuel County's population growing?
- Population, July 1, 202423,224
- Census 2020 base population22,772
- Population change since the 2020 census base1.98 percent
- Population change, 2023 to 202478
- Births, 2024290
- Deaths, 2024325
- Natural change, 2024-35
- Net domestic migration, 202486
- Net international migration, 202426
- Total net migration, 2024112
- Cumulative net domestic migration, 2021 to 2024486
- Rank by growth among US county-equivalents1172nd of 3,144
The county has grown 1.98 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.
Emanuel County
Where are people moving to Emanuel County from?
- Tax returns filed by households arriving443
- People arriving, from those returns877
- Tax returns filed by households leaving399
- Net household movement44
- Adjusted gross income arriving$17.9 m
- Net adjusted gross income movement$3.9 m
- Average income of an arriving household$40,429
- Average income of a leaving household$35,033
- Largest single originBulloch County (55 households)
- Largest single destinationBulloch County (45 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Bulloch County | 55 | 102 | $1.7 m |
| Toombs County | 30 | 77 | $972,000 |
| Candler County | 27 | 52 | $891,000 |
| Laurens County | 21 | 47 | $941,000 |
Households arriving report $5,396 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 Bulloch 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.
Emanuel County
What is the Emanuel County economy?
- County GDP, 2024$995.8 m
- County GDP, 2023$958.2 m
- GDP change, 2023 to 20243.9 percent
- GDP change over five years36.6 percent
- Rank by GDP among the Georgia areas BEA publishes82nd of 159
- Rank by GDP among the US county areas BEA publishes1848th of 3,127
- GDP per resident$43,245
Output grew 3.9 percent in the latest year and 36.6 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.
Emanuel County
Employment by industry in Emanuel County
- Covered employment, annual average7,062
- Establishments reporting471
- Average annual pay$45,582
- Average weekly wage$877
- Manufacturing, employment1,505
- Manufacturing, average annual pay$54,958
- Retail trade, employment928
- Retail trade, average annual pay$32,315
- Accommodation and food services, employment522
- Accommodation and food services, average annual pay$16,952
- Wholesale trade, employment415
- Wholesale trade, average annual pay$48,524
- Transportation and warehousing, employment241
- Finance and insurance, employment191
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 1,505 | 30 | $54,958 |
| Retail trade | 928 | 86 | $32,315 |
| Accommodation and food services | 522 | 40 | $16,952 |
| Wholesale trade | 415 | 22 | $48,524 |
| Transportation and warehousing | 241 | 28 | $54,322 |
| Finance and insurance | 191 | 21 | $63,086 |
| Construction | 189 | 31 | $47,712 |
| Agriculture, forestry, fishing and hunting | 164 | 21 | $54,356 |
Manufacturing is the largest private sector at 1,505 jobs, 21.3 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Emanuel County
How many businesses are in Emanuel County?
- Establishments, all industries413
- Employment at those establishments5,792
- Annual payroll$262.2 m
- Establishments per 1,000 residents17.9
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.
Emanuel County
Building permits in Emanuel County
- Housing units authorized by permit, 202482
- Declared construction value permitted$5.1 m
- Single family units authorized82
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$62,384
- Units authorized per 1,000 households9.9
Single-family homes are 100.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Emanuel County
SBA loans in Emanuel County (7(a) and 504)
- 7(a) approvals recorded9
- 7(a) gross approval dollars$10.2 m
- Average 7(a) approval$1,132,411
- Median 7(a) approval$944,900
- Largest single approval$3,000,000
- Jobs reported supported, 7(a)211
- Jobs per approval23.4
- Distinct 7(a) lenders active8
- Distinct industries receiving approvals8
- Median 7(a) term244 months
- Share of loans on real estate terms, 240 months or longer55.6 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter4
- Franchise loans1
- Franchise share of approvals11.1 percent
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Emanuel County
SBA loan default and charge-off rates in Emanuel County
Do SBA loans in Emanuel County get paid back?
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Exempt from disclosure4
- Status: Paid in full3
- Status: Cancelled1
- Status: Committed, not yet disbursed1
Only 3 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.
Emanuel County
SBA lending by place in Emanuel County
- Borrower cities with recorded lending5
- Swainsboro, approvals5
- Lyons, approvals1
- Adrian, approvals1
- Twin City, approvals1
- Oak Park, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Swainsboro | 5 | $6,276,700 |
| Lyons | 1 | $3,000,000 |
| Adrian | 1 | $400,000 |
| Twin City | 1 | $300,000 |
| Oak Park | 1 | $215,000 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Emanuel County
How large is Emanuel County?
- Land area681 sq mi
- Rank by land area among Georgia counties6th of 159
- Width, east to west37.7 mi
- Height, north to south37.5 mi
- Geographies sharing a boundary8
- Residents per square mile of land34
- Establishments per square mile0.61
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.
Emanuel County
Flood risk in Emanuel County
- Participation of the county's own NFIP community Emanuel County, unincorporated areasParticipating, community 130307
- Communities in the county in the NFIP Community Status Book8
- Of those, participating in the NFIP3
- NFIP participation rate37.5 percent
- Communities carrying a CRS class0
- Radon levels in Emanuel 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 Emanuel County (community 130307), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Emanuel 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. 37.5 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 Emanuel 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 Emanuel County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202423,026
- Households8,312
- Average household size2.77
- Median household income$52,772
- Median age38.3
Common questions
Emanuel County questions, answered from the record.
How many people live in Emanuel County, Georgia?
The Census Bureau estimates 23,224 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 23,026, in 8,312 households, ranking 81st of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Emanuel County's population growing?
The population has grown 1.98 percent since the 2020 census base of 22,772, to 23,224 on July 1, 2024. In 2024 there were 290 births against 325 deaths, with net migration of 112. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Emanuel County?
$52,772. The median owner-occupied home is valued at $94,700, which is 1.8 times income, and median gross rent is $783 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Emanuel County?
413 establishments, employing 5,792 people with an annual payroll of $262.2 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 Emanuel County?
Manufacturing is the largest private sector at 1,505 jobs, 21.3 percent of covered employment. Covered employment averages 7,062 jobs at an average annual pay of $45,582, or $877 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Emanuel County?
9 7(a) approvals totaling $10.2 m since FY2020, across 8 lenders, with a median approval of $944,900. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Emanuel County?
82 housing units were authorized by permit in 2024, with a declared construction value of $5.1 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Emanuel 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 Emanuel County come from?
The largest single origin is Bulloch County, with 55 households. Arriving households report an average income of $40,429 against $35,033 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Emanuel 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 Emanuel 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.
Emanuel County
Cities and places in Emanuel.
10 Census places lie wholly or partly in Emanuel County. All 10 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 |
|---|---|---|---|---|
| Swainsboro | city | 7,571 | 5 | Wholly in this county |
| Twin City | city | 2,075 | 1 | Wholly in this county |
| Stillmore | city | 715 | None recorded | Wholly in this county |
| Adrian | city | 590 | 1 | 35.4 percent here, 64.6 percent Johnson County |
| Oak Park | town | 428 | 1 | Wholly in this county |
| Garfield | city | 270 | None recorded | Wholly in this county |
| Summertown | city | 210 | None recorded | Wholly in this county |
| Nunez | city | 124 | None recorded | Wholly in this county |
| Canoochee | CDP | 84 | None recorded | Wholly in this county |
| Norristown | CDP | 21 | None recorded | Wholly in this county |
A further 1 of the county's 9 SBA 7(a) approvals are to borrowers in cities that match no Census place in Emanuel County, the largest being Lyons (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.