Gem County, Idaho: commercial real estate data.
Gem County, Idaho had an estimated 21,857 residents on July 1, 2024, up 14.3 percent since the 2020 census base of 19,127, across 561 square miles. County output reached $696.0 m in 2024, 510 establishments operate here, and the SBA record carries 28 7(a) approvals worth $8.3 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Gem County
How many people live in Gem County
- Population, American Community Survey 2020-202420,614
- Households7,643
- Average household size2.70
- Median household income$64,605
- Median age44.2
- Median gross rent$1,038 per month
- Median owner-occupied home value$428,700
- Home value to household income6.6 times
- Annual rent as a share of median income19.3 percent
- Adults 25 and over with a bachelor degree or higher20.7 percent
- Adults 25 and over with a graduate degree3.8 percent
- Adults 25 and over14,664
- Population under 184,523
- Share under 1821.9 percent
- Population 65 and over4,755
- Share 65 and over23.1 percent
- Working age population, 18 to 6411,336
- Civilian labor force9,255
- Unemployment rate2.9 percent
- Labor force participation, adults 18 and over57.5 percent
- Rank by population among Idaho counties19th of 44
- Rank by population among US county-equivalents, Puerto Rico included1845th of 3,222
Gem County is the 19th largest of 44 Idaho counties by population. A median home costs 6.6 times median household income, which is severely unaffordable by national standards. Residents 65 and over outnumber those under 18, at 23.1 percent against 21.9 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.
Gem County
Is Gem County's population growing?
- Population, July 1, 202421,857
- Census 2020 base population19,127
- Population change since the 2020 census base14.27 percent
- Population change, 2023 to 2024473
- Births, 2024223
- Deaths, 2024239
- Natural change, 2024-16
- Net domestic migration, 2024165
- Net international migration, 2024322
- Total net migration, 2024487
- Cumulative net domestic migration, 2021 to 20241,820
- Rank by growth among US county-equivalents70th of 3,144
The county has grown 14.27 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.
Gem County
Where are people moving to Gem County from?
- Tax returns filed by households arriving758
- People arriving, from those returns1,599
- Tax returns filed by households leaving551
- Net household movement207
- Adjusted gross income arriving$63.3 m
- Net adjusted gross income movement$36.2 m
- Average income of an arriving household$83,495
- Average income of a leaving household$49,250
- Largest single originAda County (223 households)
- Largest single destinationAda County (158 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Ada County | 223 | 467 | $16.0 m |
| Canyon County | 135 | 302 | $8.2 m |
| Payette County | 22 | 54 | $1.2 m |
Households arriving report $34,245 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 Ada 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.
Gem County
What is the Gem County economy?
- County GDP, 2024$696.0 m
- County GDP, 2023$634.7 m
- GDP change, 2023 to 20249.7 percent
- GDP change over five years53.4 percent
- Rank by GDP among the Idaho areas BEA publishes24th of 44
- Rank by GDP among the US county areas BEA publishes2145th of 3,127
- GDP per resident$33,766
Output grew 9.7 percent in the latest year and 53.4 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.
Gem County
Employment by industry in Gem County
- Covered employment, annual average4,520
- Establishments reporting723
- Average annual pay$44,976
- Average weekly wage$865
- Retail trade, employment567
- Retail trade, average annual pay$33,502
- Construction, employment420
- Construction, average annual pay$51,795
- Accommodation and food services, employment407
- Accommodation and food services, average annual pay$20,658
- Manufacturing, employment387
- Manufacturing, average annual pay$49,636
- Wholesale trade, employment187
- Professional, scientific and technical services, employment147
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 567 | 69 | $33,502 |
| Construction | 420 | 164 | $51,795 |
| Accommodation and food services | 407 | 37 | $20,658 |
| Manufacturing | 387 | 40 | $49,636 |
| Wholesale trade | 187 | 23 | $62,119 |
| Professional, scientific and technical services | 147 | 65 | $62,269 |
| Other services, except public administration | 75 | 37 | $46,195 |
| Finance and insurance | 73 | 20 | $58,380 |
Retail trade is the largest private sector at 567 jobs, 12.5 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Gem County
How many businesses are in Gem County?
- Establishments, all industries510
- Employment at those establishments3,801
- Annual payroll$163.0 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.
Gem County
Building permits in Gem County
- Housing units authorized by permit, 2024198
- Declared construction value permitted$40.4 m
- Single family units authorized198
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$203,925
- Units authorized per 1,000 households25.9
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.
Gem County
SBA loans in Gem County (7(a) and 504)
- 7(a) approvals recorded28
- 7(a) gross approval dollars$8.3 m
- Average 7(a) approval$295,189
- Median 7(a) approval$151,000
- 10th percentile approval$20,000
- 90th percentile approval$610,400
- Largest single approval$2,500,000
- Jobs reported supported, 7(a)286
- Jobs per approval10.2
- Distinct 7(a) lenders active13
- Distinct industries receiving approvals23
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer3.6 percent
- Loans on real estate terms1
- Loans on working capital terms, 120 months or shorter26
- Franchise loans1
- Franchise share of approvals3.6 percent
- Most active lenderU.S. Bank, National Association (8)
- 504 approvals recorded13
- 504 gross approval dollars$2.9 m
- Average 504 approval$219,923
- Median 504 approval$111,000
- Distinct CDCs active4
- 504 jobs per approval3.5
- 504 jobs per million dollars approved16.1
- Most active CDCCapital Matrix, Inc. (8)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$11.1 m
The average approval of $295,189 sits well above the median of $151,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 3.6 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
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.
Gem County
SBA loan default and charge-off rates in Gem County
Do SBA loans in Gem County get paid back?
- Loans with a final outcome recorded7
- Paid in full6
- Charged off1
- Status: Paid in full6
- Status: Cancelled3
- Status: Exempt from disclosure14
- Status: Charged off1
- Status: Committed, not yet disbursed4
Only 7 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.
Gem County
SBA lending by place in Gem County
- Borrower cities with recorded lending2
- Emmett, approvals26
- Sweet, approvals2
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Emmett | 26 | $8,215,300 |
| Sweet | 2 | $50,000 |
Emmett accounts for 26 approvals against 2 in Sweet. 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.
Gem County
How large is Gem County?
- Land area561 sq mi
- Rank by land area among Idaho counties40th of 44
- Width, east to west27.8 mi
- Height, north to south47.8 mi
- Geographies sharing a boundary7
- Residents per square mile of land37
- Establishments per square mile0.91
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.
Gem County
Flood risk in Gem County
- Participation of the county's own NFIP community Gem County, unincorporated areasParticipating, community 160127
- Community Rating System class of the county's own communityClass 9
- 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 9
- Communities carrying a CRS class1
- Radon levels in Gem 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 Gem County (community 160127), participates in the National Flood Insurance Program and carries Community Rating System class 9, a flood insurance premium discount for policies written there. The EPA places Gem 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 9, 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 Gem 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 Gem County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202420,614
- Households7,643
- Average household size2.70
- Median household income$64,605
- Median age44.2
Common questions
Gem County questions, answered from the record.
How many people live in Gem County, Idaho?
The Census Bureau estimates 21,857 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 20,614, in 7,643 households, ranking 19th of 44 Idaho counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Gem County's population growing?
The population has grown 14.27 percent since the 2020 census base of 19,127, to 21,857 on July 1, 2024. In 2024 there were 223 births against 239 deaths, with net migration of 487. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Gem County?
$64,605. The median owner-occupied home is valued at $428,700, which is 6.6 times income, and median gross rent is $1,038 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Gem County?
510 establishments, employing 3,801 people with an annual payroll of $163.0 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 Gem County?
Retail trade is the largest private sector at 567 jobs, 12.5 percent of covered employment. Covered employment averages 4,520 jobs at an average annual pay of $44,976, or $865 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Gem County?
28 7(a) approvals totaling $8.3 m since FY2020, across 13 lenders, with a median approval of $151,000, plus 13 504 approvals worth $2.9 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Gem County?
198 housing units were authorized by permit in 2024, with a declared construction value of $40.4 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Gem 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 Gem County come from?
The largest single origin is Ada County, with 223 households. Arriving households report an average income of $83,495 against $49,250 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Gem 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 Gem 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.
Gem County
Cities and places in Gem.
2 Census places lie wholly or partly in Gem County. All 2 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 |
|---|---|---|---|---|
| Emmett | city | 8,275 | 26 | Wholly in this county |
| Letha | CDP | 109 | None recorded | Wholly in this county |
A further 2 of the county's 28 SBA 7(a) approvals are to borrowers in cities that match no Census place in Gem County, the largest being Sweet (2). 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.