Ware County, Georgia: commercial real estate data.
Ware County, Georgia had an estimated 36,222 residents on July 1, 2024, down 0.1 percent since the 2020 census base of 36,247, across 892 square miles. County output reached $1.91 bn in 2024, 890 establishments operate here, and the SBA record carries 14 7(a) approvals worth $22.9 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Ware County
How many people live in Ware County
- Population, American Community Survey 2020-202435,976
- Households12,957
- Average household size2.78
- Median household income$47,448
- Median age37.9
- Median gross rent$789 per month
- Median owner-occupied home value$109,500
- Home value to household income2.3 times
- Annual rent as a share of median income20.0 percent
- Adults 25 and over with a bachelor degree or higher14.4 percent
- Adults 25 and over with a graduate degree5.8 percent
- Adults 25 and over24,219
- Population under 188,934
- Share under 1824.8 percent
- Population 65 and over6,167
- Share 65 and over17.1 percent
- Working age population, 18 to 6420,875
- Civilian labor force13,943
- Unemployment rate5.9 percent
- Labor force participation, adults 18 and over51.6 percent
- Rank by population among Georgia counties54th of 159
- Rank by population among US county-equivalents, Puerto Rico included1317th of 3,222
Ware County is the 54th largest of 159 Georgia counties by population. A median home costs 2.3 times median household income, which is affordable by national standards. Residents under 18 outnumber those 65 and over, at 24.8 percent against 17.1 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Ware County
Is Ware County's population growing?
- Population, July 1, 202436,222
- Census 2020 base population36,247
- Population change since the 2020 census base-0.07 percent
- Population change, 2023 to 2024-41
- Births, 2024459
- Deaths, 2024542
- Natural change, 2024-83
- Net domestic migration, 2024-40
- Net international migration, 202482
- Total net migration, 202442
- Cumulative net domestic migration, 2021 to 2024351
- Rank by growth among US county-equivalents1859th of 3,144
The county has lost 0.07 percent of its population since the 2020 census base. Deaths exceeded births in 2024 by more than net migration added, so the population fell even though more people moved in than left.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Ware County
Where are people moving to Ware County from?
- Tax returns filed by households arriving925
- People arriving, from those returns1,836
- Tax returns filed by households leaving795
- Net household movement130
- Adjusted gross income arriving$35.0 m
- Net adjusted gross income movement$821,000
- Average income of an arriving household$37,834
- Average income of a leaving household$42,987
- Largest single originPierce County (161 households)
- Largest single destinationPierce County (173 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Pierce County | 161 | 331 | $5.0 m |
| Brantley County | 69 | 157 | $2.3 m |
| Duval County | 39 | 79 | $1.3 m |
| Coffee County | 33 | 61 | $1.1 m |
| Glynn County | 25 | 49 | $643,000 |
| Bacon County | 21 | 42 | $749,000 |
Households arriving report $5,153 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Pierce 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.
Ware County
What is the Ware County economy?
- County GDP, 2024$1.91 bn
- County GDP, 2023$1.82 bn
- GDP change, 2023 to 20244.7 percent
- GDP change over five years31.9 percent
- Rank by GDP among the Georgia areas BEA publishes54th of 159
- Rank by GDP among the US county areas BEA publishes1324th of 3,127
- GDP per resident$52,984
Output grew 4.7 percent in the latest year and 31.9 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.
Ware County
Employment by industry in Ware County
- Covered employment, annual average14,597
- Establishments reporting1,009
- Average annual pay$46,107
- Average weekly wage$887
- Retail trade, employment2,132
- Retail trade, average annual pay$35,264
- Accommodation and food services, employment1,579
- Accommodation and food services, average annual pay$20,480
- Manufacturing, employment1,150
- Manufacturing, average annual pay$53,334
- Construction, employment709
- Construction, average annual pay$54,281
- Transportation and warehousing, employment649
- Other services, except public administration, employment619
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 2,132 | 180 | $35,264 |
| Accommodation and food services | 1,579 | 92 | $20,480 |
| Manufacturing | 1,150 | 35 | $53,334 |
| Construction | 709 | 71 | $54,281 |
| Transportation and warehousing | 649 | 37 | $54,391 |
| Other services, except public administration | 619 | 70 | $34,502 |
| Wholesale trade | 593 | 50 | $60,433 |
| Administrative and support and waste management services | 389 | 44 | $42,666 |
Retail trade is the largest private sector at 2,132 jobs, 14.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Ware County
How many businesses are in Ware County?
- Establishments, all industries890
- Employment at those establishments12,693
- Annual payroll$590.7 m
- Establishments per 1,000 residents24.7
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.
Ware County
Building permits in Ware County
- Housing units authorized by permit, 202450
- Declared construction value permitted$7.0 m
- Single family units authorized37
- Multifamily units authorized13
- Multifamily share of units26.0 percent
- Average declared value per unit$139,530
- Units authorized per 1,000 households3.9
Single-family homes are 74.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Ware County
SBA loans in Ware County (7(a) and 504)
- 7(a) approvals recorded14
- 7(a) gross approval dollars$22.9 m
- Average 7(a) approval$1,636,621
- Median 7(a) approval$1,028,800
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)228
- Jobs per approval16.3
- Distinct 7(a) lenders active12
- Distinct industries receiving approvals11
- Median 7(a) term255 months
- Share of loans on real estate terms, 240 months or longer57.1 percent
- Loans on real estate terms8
- Loans on working capital terms, 120 months or shorter5
- Franchise loans6
- Franchise share of approvals42.9 percent
- Leading industry by approval countHotels (except Casino Hotels) and Motels (4)
- 504 approvals recorded5
- 504 gross approval dollars$12.7 m
- Average 504 approval$2,540,400
- Median 504 approval$3,090,000
- Distinct CDCs active4
- 504 jobs per approval11.2
- 504 jobs per million dollars approved4.4
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$35.6 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.
Ware County
SBA loan default and charge-off rates in Ware County
Do SBA loans in Ware County get paid back?
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Paid in full4
- Status: Exempt from disclosure8
- Status: Cancelled2
Only 4 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.
Ware County
SBA lending by place in Ware County
- Borrower cities with recorded lending2
- Waycross, approvals13
- Millwood, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Waycross | 13 | $22,812,700 |
| Millwood | 1 | $100,000 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Ware County
How large is Ware County?
- Land area892 sq mi
- Rank by land area among Georgia counties1st of 159
- Width, east to west33.6 mi
- Height, north to south62.3 mi
- Geographies sharing a boundary8
- Residents per square mile of land40
- Establishments per square mile1.00
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.
Ware County
Flood risk in Ware County
- Participation of the county's own NFIP community Ware County, unincorporated areasParticipating, community 130184
- Communities in the county in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Ware 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 Ware County (community 130184), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Ware 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. 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 Ware 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 Ware County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202435,976
- Households12,957
- Average household size2.78
- Median household income$47,448
- Median age37.9
Common questions
Ware County questions, answered from the record.
How many people live in Ware County, Georgia?
The Census Bureau estimates 36,222 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 35,976, in 12,957 households, ranking 54th of 159 Georgia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Ware County's population growing?
The population has fallen 0.07 percent since the 2020 census base of 36,247, to 36,222 on July 1, 2024. In 2024 there were 459 births against 542 deaths, with net migration of 42. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Ware County?
$47,448. The median owner-occupied home is valued at $109,500, which is 2.3 times income, and median gross rent is $789 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Ware County?
890 establishments, employing 12,693 people with an annual payroll of $590.7 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 Ware County?
Retail trade is the largest private sector at 2,132 jobs, 14.6 percent of covered employment. Covered employment averages 14,597 jobs at an average annual pay of $46,107, or $887 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Ware County?
14 7(a) approvals totaling $22.9 m since FY2020, across 12 lenders, with a median approval of $1,028,800, plus 5 504 approvals worth $12.7 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Ware County?
50 housing units were authorized by permit in 2024, with a declared construction value of $7.0 m. Multifamily was 26.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Ware 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 Ware County come from?
The largest single origin is Pierce County, with 161 households. Arriving households report an average income of $37,834 against $42,987 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Ware 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 Ware 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.
Ware County
Cities and places in Ware.
7 Census places lie wholly or partly in Ware County. All 7 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 |
|---|---|---|---|---|
| Waycross | city | 13,756 | 13 | 95.0 percent here, 5.0 percent Pierce County |
| Deenwood | CDP | 2,360 | None recorded | Wholly in this county |
| Sunnyside | CDP | 1,031 | None recorded | Wholly in this county |
| Manor | CDP | 136 | None recorded | Wholly in this county |
| Waresboro | CDP | 108 | None recorded | Wholly in this county |
| Dixie Union | CDP | 81 | None recorded | Wholly in this county |
| Millwood | CDP | 66 | 1 | Wholly in this county |