Madison County, Georgia: commercial real estate data.
Madison County, Georgia had an estimated 32,771 residents on July 1, 2024, up 8.8 percent since the 2020 census base of 30,127, across 282 square miles. County output reached $884.8 m in 2024, 425 establishments operate here, and the SBA record carries 11 7(a) approvals worth $8.1 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Madison County
How many people live in Madison County
- Population, American Community Survey 2020-202431,528
- Households11,242
- Average household size2.80
- Median household income$61,963
- Median age39.9
- Median gross rent$972 per month
- Median owner-occupied home value$219,700
- Home value to household income3.5 times
- Annual rent as a share of median income18.8 percent
- Adults 25 and over with a bachelor degree or higher21.1 percent
- Adults 25 and over with a graduate degree10.3 percent
- Adults 25 and over21,654
- Population under 187,383
- Share under 1823.4 percent
- Population 65 and over5,794
- Share 65 and over18.4 percent
- Working age population, 18 to 6418,351
- Civilian labor force14,679
- Unemployment rate3.9 percent
- Labor force participation, adults 18 and over60.8 percent
- Rank by population among Georgia counties59th of 159
- Rank by population among US county-equivalents, Puerto Rico included1431st of 3,222
Madison County is the 59th largest of 159 Georgia counties by population. A median home costs 3.5 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 23.4 percent against 18.4 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Madison County
Is Madison County's population growing?
- Population, July 1, 202432,771
- Census 2020 base population30,127
- Population change since the 2020 census base8.78 percent
- Population change, 2023 to 2024516
- Births, 2024407
- Deaths, 2024348
- Natural change, 202459
- Net domestic migration, 2024376
- Net international migration, 202480
- Total net migration, 2024456
- Cumulative net domestic migration, 2021 to 20242,259
- Rank by growth among US county-equivalents196th of 3,144
The county has grown 8.78 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.
Madison County
Where are people moving to Madison County from?
- Tax returns filed by households arriving1,060
- People arriving, from those returns2,174
- Tax returns filed by households leaving766
- Net household movement294
- Adjusted gross income arriving$53.8 m
- Net adjusted gross income movement$19.7 m
- Average income of an arriving household$50,709
- Average income of a leaving household$44,436
- Largest single originClarke County (278 households)
- Largest single destinationClarke County (191 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Clarke County | 278 | 541 | $11.1 m |
| Jackson County | 140 | 310 | $7.5 m |
| Barrow County | 58 | 137 | $3.8 m |
| Franklin County | 53 | 89 | $2.1 m |
| Gwinnett County | 50 | 112 | $3.2 m |
| Oconee County | 47 | 100 | $2.2 m |
| Oglethorpe County | 46 | 106 | $2.6 m |
| Walton County | 42 | 97 | $2.5 m |
Households arriving report $6,273 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 Clarke 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.
Madison County
What is the Madison County economy?
- County GDP, 2024$884.8 m
- County GDP, 2023$773.4 m
- GDP change, 2023 to 202414.4 percent
- GDP change over five years76.9 percent
- Rank by GDP among the Georgia areas BEA publishes87th of 159
- Rank by GDP among the US county areas BEA publishes1942nd of 3,127
- GDP per resident$28,064
Output grew 14.4 percent in the latest year and 76.9 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.
Madison County
Employment by industry in Madison County
- Covered employment, annual average4,034
- Establishments reporting505
- Average annual pay$44,626
- Average weekly wage$858
- Retail trade, employment522
- Retail trade, average annual pay$28,054
- Manufacturing, employment477
- Manufacturing, average annual pay$49,799
- Construction, employment413
- Construction, average annual pay$59,778
- Administrative and support and waste management services, employment224
- Administrative and support and waste management services, average annual pay$56,016
- Accommodation and food services, employment224
- Other services, except public administration, employment74
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 522 | 67 | $28,054 |
| Manufacturing | 477 | 32 | $49,799 |
| Construction | 413 | 103 | $59,778 |
| Administrative and support and waste management services | 224 | 34 | $56,016 |
| Accommodation and food services | 224 | 24 | $18,016 |
| Other services, except public administration | 74 | 32 | $42,339 |
| Finance and insurance | 53 | 13 | $71,460 |
| Real estate and rental and leasing | 40 | 15 | $42,462 |
Retail trade is the largest private sector at 522 jobs, 12.9 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Madison County
How many businesses are in Madison County?
- Establishments, all industries425
- Employment at those establishments3,059
- Annual payroll$123.5 m
- Establishments per 1,000 residents13.5
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.
Madison County
Building permits in Madison County
- Housing units authorized by permit, 2024189
- Declared construction value permitted$52.7 m
- Single family units authorized177
- Multifamily units authorized12
- Multifamily share of units6.3 percent
- Average declared value per unit$278,930
- Units authorized per 1,000 households16.8
Single-family homes are 93.7 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Madison County
SBA loans in Madison County (7(a) and 504)
- 7(a) approvals recorded11
- 7(a) gross approval dollars$8.1 m
- Average 7(a) approval$739,527
- Median 7(a) approval$450,000
- Largest single approval$1,880,200
- Jobs reported supported, 7(a)72
- Jobs per approval6.5
- Distinct 7(a) lenders active10
- Distinct industries receiving approvals10
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer45.5 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter6
- Franchise loans0
- Franchise share of approvals0.0 percent
- 504 approvals recorded1
- 504 gross approval dollars$181,000
- Average 504 approval$181,000
- Median 504 approval$181,000
- Distinct CDCs active1
- 504 jobs per approval3.0
- 504 jobs per million dollars approved16.6
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$8.3 m
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.
Madison County
SBA loan default and charge-off rates in Madison County
Do SBA loans in Madison County get paid back?
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Paid in full3
- Status: Exempt from disclosure6
- 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.
Madison County
SBA lending by place in Madison County
- Borrower cities with recorded lending5
- Danielsville, approvals5
- Hull, approvals3
- Comer, approvals1
- Carlton, approvals1
- Commerce, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Danielsville | 5 | $4,834,800 |
| Hull | 3 | $700,000 |
| Comer | 1 | $1,500,000 |
| Carlton | 1 | $1,000,000 |
| Commerce | 1 | $100,000 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Madison County
How large is Madison County?
- Land area282 sq mi
- Rank by land area among Georgia counties106th of 159
- Width, east to west24.4 mi
- Height, north to south19 mi
- Geographies sharing a boundary7
- Residents per square mile of land112
- Establishments per square mile1.51
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.
Madison County
Flood risk in Madison County
- Participation of the county's own NFIP community Madison County, unincorporated areasParticipating, community 130470
- Communities in the county in the NFIP Community Status Book7
- Of those, participating in the NFIP5
- NFIP participation rate71.4 percent
- Communities carrying a CRS class0
- Radon levels in Madison 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 Madison County (community 130470), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Madison 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. 71.4 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 Madison 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 Madison County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202431,528
- Households11,242
- Average household size2.80
- Median household income$61,963
- Median age39.9
Common questions
Madison County questions, answered from the record.
How many people live in Madison County, Georgia?
The Census Bureau estimates 32,771 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 31,528, in 11,242 households, ranking 59th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Madison County's population growing?
The population has grown 8.78 percent since the 2020 census base of 30,127, to 32,771 on July 1, 2024. In 2024 there were 407 births against 348 deaths, with net migration of 456. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Madison County?
$61,963. The median owner-occupied home is valued at $219,700, which is 3.5 times income, and median gross rent is $972 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Madison County?
425 establishments, employing 3,059 people with an annual payroll of $123.5 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 Madison County?
Retail trade is the largest private sector at 522 jobs, 12.9 percent of covered employment. Covered employment averages 4,034 jobs at an average annual pay of $44,626, or $858 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Madison County?
11 7(a) approvals totaling $8.1 m since FY2020, across 10 lenders, with a median approval of $450,000, plus 1 504 approvals worth $181,000 since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Madison County?
189 housing units were authorized by permit in 2024, with a declared construction value of $52.7 m. Multifamily was 6.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Madison 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 Madison County come from?
The largest single origin is Clarke County, with 278 households. Arriving households report an average income of $50,709 against $44,436 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Madison 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 Madison 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.
Madison County
Cities and places in Madison.
6 Census places lie wholly or partly in Madison County. All 6 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 |
|---|---|---|---|---|
| Comer | city | 2,029 | 1 | Wholly in this county |
| Danielsville | city | 952 | 5 | Wholly in this county |
| Hull | city | 832 | 3 | Wholly in this county |
| Colbert | city | 806 | None recorded | Wholly in this county |
| Ila | city | 526 | None recorded | Wholly in this county |
| Carlton | city | 245 | 1 | Wholly in this county |
A further 1 of the county's 11 SBA 7(a) approvals are to borrowers in cities that match no Census place in Madison County, the largest being Commerce (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