Valley County, Idaho: commercial real estate data.
Valley County, Idaho had an estimated 12,777 residents on July 1, 2024, up 8.8 percent since the 2020 census base of 11,742, across 3,665 square miles. County output reached $849.5 m in 2024, 747 establishments operate here, and the SBA record carries 33 7(a) approvals worth $10.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Valley County
How many people live in Valley County
- Population, American Community Survey 2020-202412,389
- Households4,318
- Average household size2.87
- Median household income$76,078
- Median age46.9
- Median gross rent$1,117 per month
- Median owner-occupied home value$657,000
- Home value to household income8.6 times
- Annual rent as a share of median income17.6 percent
- Adults 25 and over with a bachelor degree or higher40.1 percent
- Adults 25 and over with a graduate degree13.0 percent
- Adults 25 and over9,463
- Population under 182,326
- Share under 1818.8 percent
- Population 65 and over3,349
- Share 65 and over27.0 percent
- Working age population, 18 to 646,714
- Civilian labor force5,218
- Unemployment rate4.8 percent
- Labor force participation, adults 18 and over51.9 percent
- Rank by population among Idaho counties28th of 44
- Rank by population among US county-equivalents, Puerto Rico included2329th of 3,222
Valley County is the 28th largest of 44 Idaho counties by population. A median home costs 8.6 times median household income, which is severely unaffordable by national standards. Residents 65 and over outnumber those under 18, at 27.0 percent against 18.8 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.
Valley County
Is Valley County's population growing?
- Population, July 1, 202412,777
- Census 2020 base population11,742
- Population change since the 2020 census base8.81 percent
- Population change, 2023 to 2024147
- Births, 202492
- Deaths, 202491
- Natural change, 20241
- Net domestic migration, 2024146
- Net international migration, 20241
- Total net migration, 2024147
- Cumulative net domestic migration, 2021 to 20241,006
- Rank by growth among US county-equivalents195th of 3,144
The county has grown 8.81 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.
Valley County
Where are people moving to Valley County from?
- Tax returns filed by households arriving576
- People arriving, from those returns1,040
- Tax returns filed by households leaving512
- Net household movement64
- Adjusted gross income arriving$79.7 m
- Net adjusted gross income movement$2.5 m
- Average income of an arriving household$138,391
- Average income of a leaving household$150,744
- Largest single originAda County (173 households)
- Largest single destinationAda County (123 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Ada County | 173 | 327 | $23.7 m |
| Canyon County | 40 | 72 | $1.9 m |
Households arriving report $12,353 less average income than households leaving, which drains spending power even where headcount holds up. 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.
Valley County
What is the Valley County economy?
- County GDP, 2024$849.5 m
- County GDP, 2023$782.8 m
- GDP change, 2023 to 20248.5 percent
- GDP change over five years53.8 percent
- Rank by GDP among the Idaho areas BEA publishes23rd of 44
- Rank by GDP among the US county areas BEA publishes1983rd of 3,127
- GDP per resident$68,567
Output grew 8.5 percent in the latest year and 53.8 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.
Valley County
Employment by industry in Valley County
- Covered employment, annual average5,516
- Establishments reporting929
- Average annual pay$52,271
- Average weekly wage$1,005
- Accommodation and food services, employment1,252
- Accommodation and food services, average annual pay$33,433
- Retail trade, employment742
- Retail trade, average annual pay$40,790
- Arts, entertainment and recreation, employment466
- Arts, entertainment and recreation, average annual pay$34,380
- Construction, employment465
- Construction, average annual pay$56,834
- Health care and social assistance, employment410
- Real estate and rental and leasing, employment197
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Accommodation and food services | 1,252 | 111 | $33,433 |
| Retail trade | 742 | 92 | $40,790 |
| Arts, entertainment and recreation | 466 | 31 | $34,380 |
| Construction | 465 | 204 | $56,834 |
| Health care and social assistance | 410 | 59 | $91,049 |
| Real estate and rental and leasing | 197 | 70 | $41,804 |
| Other services, except public administration | 175 | 55 | $32,757 |
| Wholesale trade | 94 | 24 | $71,398 |
Accommodation and food services is the largest private sector at 1,252 jobs, 22.7 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Valley County
How many businesses are in Valley County?
- Establishments, all industries747
- Employment at those establishments5,155
- Annual payroll$245.0 m
- Establishments per 1,000 residents60.3
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.
Valley County
Building permits in Valley County
- Housing units authorized by permit, 2024232
- Declared construction value permitted$162.1 m
- Single family units authorized232
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$698,835
- Units authorized per 1,000 households53.7
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.
Valley County
SBA loans in Valley County (7(a) and 504)
- 7(a) approvals recorded33
- 7(a) gross approval dollars$10.4 m
- Average 7(a) approval$315,715
- Median 7(a) approval$82,400
- 10th percentile approval$14,140
- 90th percentile approval$836,900
- Largest single approval$2,002,500
- Jobs reported supported, 7(a)207
- Jobs per approval6.3
- Distinct 7(a) lenders active10
- Distinct industries receiving approvals27
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer12.1 percent
- Loans on real estate terms4
- Loans on working capital terms, 120 months or shorter28
- Franchise loans0
- Franchise share of approvals0.0 percent
- Most active lenderU.S. Bank, National Association (11)
- 504 approvals recorded7
- 504 gross approval dollars$2.5 m
- Average 504 approval$351,429
- Median 504 approval$287,000
- Distinct CDCs active2
- 504 jobs per approval3.6
- 504 jobs per million dollars approved10.2
- Most active CDCCapital Matrix, Inc. (6)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$12.9 m
The average approval of $315,715 sits well above the median of $82,400, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 12.1 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.
Valley County
SBA loan default and charge-off rates in Valley County
Do SBA loans in Valley County get paid back?
- Loans with a final outcome recorded7
- Paid in full7
- Charged off0
- Status: Cancelled5
- Status: Exempt from disclosure19
- Status: Paid in full7
- Status: Committed, not yet disbursed2
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.
Valley County
SBA lending by place in Valley County
- Borrower cities with recorded lending3
- McCall, approvals22
- Donnelly, approvals8
- Cascade, approvals3
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| McCall | 22 | $5,651,800 |
| Donnelly | 8 | $4,673,600 |
| Cascade | 3 | $93,200 |
McCall accounts for 22 approvals against 8 in Donnelly. 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.
Valley County
How large is Valley County?
- Land area3,665 sq mi
- Rank by land area among Idaho counties5th of 44
- Width, east to west74.7 mi
- Height, north to south74 mi
- Geographies sharing a boundary6
- Residents per square mile of land3
- Establishments per square mile0.20
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.
Valley County
Flood risk in Valley County
- Participation of the county's own NFIP community Valley County, unincorporated areasParticipating, community 160220
- Community Rating System class of the county's own communityClass 10
- Communities in the county in the NFIP Community Status Book4
- Of those, participating in the NFIP4
- 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 10
- Communities carrying a CRS class1
- Radon levels in Valley County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The county's own community in the status book, unincorporated Valley County (community 160220), participates in the National Flood Insurance Program and carries Community Rating System class 10, a flood insurance premium discount for policies written there. The EPA places Valley County in radon zone 1, a predicted average indoor radon screening level greater than 4 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 10, 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 Valley 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 Valley County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202412,389
- Households4,318
- Average household size2.87
- Median household income$76,078
- Median age46.9
Common questions
Valley County questions, answered from the record.
How many people live in Valley County, Idaho?
The Census Bureau estimates 12,777 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 12,389, in 4,318 households, ranking 28th of 44 Idaho counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Valley County's population growing?
The population has grown 8.81 percent since the 2020 census base of 11,742, to 12,777 on July 1, 2024. In 2024 there were 92 births against 91 deaths, with net migration of 147. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Valley County?
$76,078. The median owner-occupied home is valued at $657,000, which is 8.6 times income, and median gross rent is $1,117 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Valley County?
747 establishments, employing 5,155 people with an annual payroll of $245.0 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 Valley County?
Accommodation and food services is the largest private sector at 1,252 jobs, 22.7 percent of covered employment. Covered employment averages 5,516 jobs at an average annual pay of $52,271, or $1,005 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Valley County?
33 7(a) approvals totaling $10.4 m since FY2020, across 10 lenders, with a median approval of $82,400, plus 7 504 approvals worth $2.5 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Valley County?
232 housing units were authorized by permit in 2024, with a declared construction value of $162.1 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Valley County?
Zone 1, a predicted average indoor radon screening level greater than 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 Valley County come from?
The largest single origin is Ada County, with 173 households. Arriving households report an average income of $138,391 against $150,744 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Valley 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 Valley 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.
Valley County
Cities and places in Valley.
5 Census places lie wholly or partly in Valley County. All 5 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 |
|---|---|---|---|---|
| McCall | city | 3,946 | 22 | Wholly in this county |
| Cascade | city | 1,118 | 3 | Wholly in this county |
| Donnelly | city | 195 | 8 | Wholly in this county |
| Smiths Ferry | CDP | 66 | None recorded | Wholly in this county |
| Yellow Pine | CDP | 17 | None recorded | Wholly in this county |
Nearby