McIntosh County, Georgia: commercial real estate data.
McIntosh County, Georgia had an estimated 11,800 residents on July 1, 2024, up 7.5 percent since the 2020 census base of 10,972, across 424 square miles. County output reached $312.5 m in 2024, 194 establishments operate here, and the SBA record carries 7 7(a) approvals worth $17.6 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
McIntosh County
How many people live in McIntosh County
- Population, American Community Survey 2020-202411,312
- Households5,067
- Average household size2.23
- Median household income$50,273
- Median age51.8
- Median gross rent$800 per month
- Median owner-occupied home value$182,700
- Home value to household income3.6 times
- Annual rent as a share of median income19.1 percent
- Adults 25 and over with a bachelor degree or higher20.0 percent
- Adults 25 and over with a graduate degree7.5 percent
- Adults 25 and over9,035
- Population under 181,712
- Share under 1815.1 percent
- Population 65 and over3,348
- Share 65 and over29.6 percent
- Working age population, 18 to 646,252
- Civilian labor force4,757
- Unemployment rate3.2 percent
- Labor force participation, adults 18 and over49.6 percent
- Rank by population among Georgia counties118th of 159
- Rank by population among US county-equivalents, Puerto Rico included2399th of 3,222
McIntosh County is the 118th 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 65 and over outnumber those under 18, at 29.6 percent against 15.1 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.
McIntosh County
Is McIntosh County's population growing?
- Population, July 1, 202411,800
- Census 2020 base population10,972
- Population change since the 2020 census base7.55 percent
- Population change, 2023 to 2024268
- Births, 2024103
- Deaths, 2024181
- Natural change, 2024-78
- Net domestic migration, 2024343
- Net international migration, 20241
- Total net migration, 2024344
- Cumulative net domestic migration, 2021 to 20241,170
- Rank by growth among US county-equivalents272nd of 3,144
The county has grown 7.55 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.
McIntosh County
Where are people moving to McIntosh County from?
- Tax returns filed by households arriving458
- People arriving, from those returns870
- Tax returns filed by households leaving300
- Net household movement158
- Adjusted gross income arriving$27.3 m
- Net adjusted gross income movement$9.3 m
- Average income of an arriving household$59,585
- Average income of a leaving household$60,023
- Largest single originGlynn County (108 households)
- Largest single destinationGlynn County (86 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Glynn County | 108 | 206 | $4.8 m |
| Chatham County | 38 | 77 | $3.9 m |
| Bryan County | 22 | 39 | $1.9 m |
| Liberty County | 22 | 59 | $1.3 m |
Households arriving report $438 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Glynn 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.
McIntosh County
What is the McIntosh County economy?
- County GDP, 2024$312.5 m
- County GDP, 2023$299.4 m
- GDP change, 2023 to 20244.4 percent
- GDP change over five years15.3 percent
- Rank by GDP among the Georgia areas BEA publishes130th of 159
- Rank by GDP among the US county areas BEA publishes2679th of 3,127
- GDP per resident$27,624
Output grew 4.4 percent in the latest year and 15.3 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.
McIntosh County
Employment by industry in McIntosh County
- Covered employment, annual average1,772
- Establishments reporting248
- Average annual pay$42,972
- Average weekly wage$826
- Retail trade, employment283
- Retail trade, average annual pay$27,878
- Construction, employment145
- Construction, average annual pay$68,740
- Other services, except public administration, employment56
- Other services, except public administration, average annual pay$27,205
- Health care and social assistance, employment37
- Health care and social assistance, average annual pay$50,399
- Professional, scientific and technical services, employment34
- Finance and insurance, employment18
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 283 | 42 | $27,878 |
| Construction | 145 | 28 | $68,740 |
| Other services, except public administration | 56 | 19 | $27,205 |
| Health care and social assistance | 37 | 11 | $50,399 |
| Professional, scientific and technical services | 34 | 18 | $51,544 |
| Finance and insurance | 18 | 8 | $55,589 |
Retail trade is the largest private sector at 283 jobs, 16.0 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
McIntosh County
How many businesses are in McIntosh County?
- Establishments, all industries194
- Employment at those establishments1,327
- Annual payroll$52.2 m
- Establishments per 1,000 residents17.1
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.
McIntosh County
Building permits in McIntosh County
- Housing units authorized by permit, 2024125
- Declared construction value permitted$28.3 m
- Single family units authorized125
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$226,296
- Units authorized per 1,000 households24.7
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.
McIntosh County
SBA loans in McIntosh County (7(a) and 504)
- 7(a) approvals recorded7
- 7(a) gross approval dollars$17.6 m
- Average 7(a) approval$2,520,057
- Median 7(a) approval$2,400,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)84
- Jobs per approval12.0
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals6
- Median 7(a) term300 months
- Share of loans on real estate terms, 240 months or longer57.1 percent
- Loans on real estate terms4
- Loans on working capital terms, 120 months or shorter3
- Franchise loans1
- Franchise share of approvals14.3 percent
- 504 approvals recorded4
- 504 gross approval dollars$2.8 m
- Average 504 approval$695,000
- Median 504 approval$659,500
- Distinct CDCs active2
- 504 jobs per approval24.3
- 504 jobs per million dollars approved34.9
- Most active CDCCoastal Area District Development Authority, Inc. (3)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$20.4 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.
McIntosh County
SBA loan default and charge-off rates in McIntosh County
Do SBA loans in McIntosh County get paid back?
- Loans with a final outcome recorded0
- Paid in full0
- Charged off0
- Status: Cancelled4
- Status: Exempt from disclosure3
Only 0 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.
McIntosh County
SBA lending by place in McIntosh County
- Borrower cities with recorded lending2
- Darien, approvals6
- Townsend, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Darien | 6 | $15,240,400 |
| Townsend | 1 | $2,400,000 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
McIntosh County
How large is McIntosh County?
- Land area424 sq mi
- Rank by land area among Georgia counties50th of 159
- Width, east to west28.7 mi
- Height, north to south28 mi
- Geographies sharing a boundary4
- Residents per square mile of land27
- Establishments per square mile0.46
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.
McIntosh County
Flood risk in McIntosh County
- Participation of the county's own NFIP community McIntosh County, unincorporated areasParticipating, community 130130
- Community Rating System class of the county's own communityClass 7
- Communities in the county in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- 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 7
- Communities carrying a CRS class1
- Radon levels in McIntosh 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 McIntosh County (community 130130), 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 McIntosh 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 7, 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 McIntosh 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 McIntosh County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202411,312
- Households5,067
- Average household size2.23
- Median household income$50,273
- Median age51.8
Common questions
McIntosh County questions, answered from the record.
How many people live in McIntosh County, Georgia?
The Census Bureau estimates 11,800 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 11,312, in 5,067 households, ranking 118th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is McIntosh County's population growing?
The population has grown 7.55 percent since the 2020 census base of 10,972, to 11,800 on July 1, 2024. In 2024 there were 103 births against 181 deaths, with net migration of 344. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in McIntosh County?
$50,273. The median owner-occupied home is valued at $182,700, which is 3.6 times income, and median gross rent is $800 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in McIntosh County?
194 establishments, employing 1,327 people with an annual payroll of $52.2 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 McIntosh County?
Retail trade is the largest private sector at 283 jobs, 16.0 percent of covered employment. Covered employment averages 1,772 jobs at an average annual pay of $42,972, or $826 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in McIntosh County?
7 7(a) approvals totaling $17.6 m since FY2020, across 7 lenders, with a median approval of $2,400,000, plus 4 504 approvals worth $2.8 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in McIntosh County?
125 housing units were authorized by permit in 2024, with a declared construction value of $28.3 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for McIntosh 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 McIntosh County come from?
The largest single origin is Glynn County, with 108 households. Arriving households report an average income of $59,585 against $60,023 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for McIntosh 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 McIntosh 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.
McIntosh County
Cities and places in McIntosh.
3 Census places lie wholly or partly in McIntosh 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 |
|---|---|---|---|---|
| Darien | city | 1,452 | 6 | Wholly in this county |
| Eulonia | CDP | 986 | None recorded | Wholly in this county |
| Crescent | CDP | 882 | None recorded | Wholly in this county |
A further 1 of the county's 7 SBA 7(a) approvals are to borrowers in cities that match no Census place in McIntosh County, the largest being Townsend (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