Madison County, Illinois: commercial real estate data.
Madison County, Illinois had an estimated 263,017 residents on July 1, 2024, down 1.1 percent since the 2020 census base of 265,972, across 716 square miles. County output reached $16.58 bn in 2024, 5,659 establishments operate here, and the SBA record carries 209 7(a) approvals worth $115.4 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 2020-2024264,238
- Households110,134
- Average household size2.40
- Median household income$75,793
- Median age40.2
- Median gross rent$1,024 per month
- Median owner-occupied home value$173,000
- Home value to household income2.3 times
- Annual rent as a share of median income16.2 percent
- Adults 25 and over with a bachelor degree or higher31.0 percent
- Adults 25 and over with a graduate degree11.2 percent
- Adults 25 and over184,756
- Population under 1856,348
- Share under 1821.3 percent
- Population 65 and over48,934
- Share 65 and over18.5 percent
- Working age population, 18 to 64158,956
- Civilian labor force134,459
- Unemployment rate4.6 percent
- Labor force participation, adults 18 and over64.7 percent
- Rank by population among Illinois counties8th of 102
- Rank by population among US county-equivalents, Puerto Rico included274th of 3,222
Madison County is the 8th largest of 102 Illinois 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 21.3 percent against 18.5 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, 2024263,017
- Census 2020 base population265,972
- Population change since the 2020 census base-1.11 percent
- Population change, 2023 to 2024-425
- Births, 20242,198
- Deaths, 20243,040
- Natural change, 2024-842
- Net domestic migration, 2024107
- Net international migration, 2024312
- Total net migration, 2024419
- Cumulative net domestic migration, 2021 to 2024-460
- Rank by growth among US county-equivalents2224th of 3,144
The county has lost 1.11 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.
Madison County
Where are people moving to Madison County from?
- Tax returns filed by households arriving5,413
- People arriving, from those returns9,306
- Tax returns filed by households leaving5,531
- Net household movement-118
- Adjusted gross income arriving$288.4 m
- Net adjusted gross income movement$-65.3 m
- Average income of an arriving household$53,270
- Average income of a leaving household$63,933
- Largest single originSt. Clair County (1,125 households)
- Largest single destinationSt. Clair County (1,017 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| St. Clair County | 1,125 | 2,065 | $51.0 m |
| St. Louis County | 537 | 914 | $30.3 m |
| St. Louis city | 329 | 503 | $14.1 m |
| Macoupin County | 276 | 466 | $14.5 m |
| Jersey County | 210 | 357 | $11.0 m |
| St. Charles County | 165 | 259 | $8.6 m |
| Clinton County | 100 | 177 | $4.9 m |
| Cook County | 94 | 166 | $5.6 m |
Households arriving report $10,663 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is St. Clair 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$16.58 bn
- County GDP, 2023$15.51 bn
- GDP change, 2023 to 20246.9 percent
- GDP change over five years50.7 percent
- Rank by GDP among the Illinois areas BEA publishes9th of 102
- Rank by GDP among the US county areas BEA publishes305th of 3,127
- GDP per resident$62,729
Output grew 6.9 percent in the latest year and 50.7 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 average105,166
- Establishments reporting5,398
- Average annual pay$57,153
- Average weekly wage$1,099
- Health care and social assistance, employment15,366
- Health care and social assistance, average annual pay$60,070
- Transportation and warehousing, employment12,203
- Transportation and warehousing, average annual pay$58,033
- Retail trade, employment11,991
- Retail trade, average annual pay$37,015
- Accommodation and food services, employment11,107
- Accommodation and food services, average annual pay$22,457
- Manufacturing, employment9,524
- Construction, employment6,696
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 15,366 | 591 | $60,070 |
| Transportation and warehousing | 12,203 | 231 | $58,033 |
| Retail trade | 11,991 | 686 | $37,015 |
| Accommodation and food services | 11,107 | 573 | $22,457 |
| Manufacturing | 9,524 | 194 | $85,621 |
| Construction | 6,696 | 576 | $79,540 |
| Administrative and support and waste management services | 4,873 | 278 | $48,530 |
| Professional, scientific and technical services | 3,777 | 498 | $99,884 |
Health care and social assistance is the largest private sector at 15,366 jobs, 14.6 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 industries5,659
- Employment at those establishments93,915
- Annual payroll$5.04 bn
- Establishments per 1,000 residents21.4
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, 2024366
- Declared construction value permitted$125.1 m
- Single family units authorized314
- Multifamily units authorized52
- Multifamily share of units14.2 percent
- Average declared value per unit$341,762
- Units authorized per 1,000 households3.3
Single-family homes are 85.8 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 recorded209
- 7(a) gross approval dollars$115.4 m
- Average 7(a) approval$552,189
- Median 7(a) approval$253,000
- 10th percentile approval$42,400
- 90th percentile approval$1,820,200
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,657
- Jobs per approval12.7
- Distinct 7(a) lenders active55
- Distinct industries receiving approvals91
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer26.3 percent
- Loans on real estate terms55
- Loans on working capital terms, 120 months or shorter133
- Franchise loans48
- Franchise share of approvals23.0 percent
- Leading industry by approval countFull-Service Restaurants (13)
- Most active lenderFirst Mid Bank & Trust, National Association (28)
- 504 approvals recorded93
- 504 gross approval dollars$80.5 m
- Average 504 approval$865,280
- Median 504 approval$446,000
- Distinct CDCs active6
- 504 jobs per approval19.6
- 504 jobs per million dollars approved22.7
- Most active CDCSmall Business Growth Corporation (71)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$195.9 m
The average approval of $552,189 sits well above the median of $253,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 26.3 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.
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 recorded43
- Paid in full40
- Charged off3
- Charge-off rate on resolved loans7.0 percent
- Status: Exempt from disclosure136
- Status: Paid in full40
- Status: Cancelled26
- Status: Charged off3
- Status: Committed, not yet disbursed4
Of the 43 loans that have reached a final outcome, 7.0 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
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 lending21
- Edwardsville, approvals50
- Collinsville, approvals25
- Granite City, approvals23
- Alton, approvals18
- Highland, approvals17
- Glen Carbon, approvals16
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Edwardsville | 50 | $17,595,600 |
| Collinsville | 25 | $15,977,200 |
| Granite City | 23 | $7,859,000 |
| Alton | 18 | $14,570,500 |
| Highland | 17 | $9,915,900 |
| Glen Carbon | 16 | $8,191,700 |
| Maryville | 13 | $6,387,700 |
| Godfrey | 9 | $2,621,200 |
| 13 other borrower cities | 38 | $32,288,800 |
Edwardsville accounts for 50 approvals against 25 in Collinsville. 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.
Madison County
How large is Madison County?
- Land area716 sq mi
- Rank by land area among Illinois counties22nd of 102
- Width, east to west36.7 mi
- Height, north to south23.8 mi
- Geographies sharing a boundary9
- Residents per square mile of land369
- Establishments per square mile7.90
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 170436
- Communities in the county in the NFIP Community Status Book22
- Of those, participating in the NFIP22
- 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 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 170436), 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. 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 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 2020-2024264,238
- Households110,134
- Average household size2.40
- Median household income$75,793
- Median age40.2
Common questions
Madison County questions, answered from the record.
How many people live in Madison County, Illinois?
The Census Bureau estimates 263,017 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 264,238, in 110,134 households, ranking 8th of 102 Illinois counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Madison County's population growing?
The population has fallen 1.11 percent since the 2020 census base of 265,972, to 263,017 on July 1, 2024. In 2024 there were 2,198 births against 3,040 deaths, with net migration of 419. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Madison County?
$75,793. The median owner-occupied home is valued at $173,000, which is 2.3 times income, and median gross rent is $1,024 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Madison County?
5,659 establishments, employing 93,915 people with an annual payroll of $5.04 bn. 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?
Health care and social assistance is the largest private sector at 15,366 jobs, 14.6 percent of covered employment. Covered employment averages 105,166 jobs at an average annual pay of $57,153, or $1,099 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?
209 7(a) approvals totaling $115.4 m since FY2020, across 55 lenders, with a median approval of $253,000, plus 93 504 approvals worth $80.5 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Madison County get paid back?
Of the 43 loans that have reached a final outcome, 40 were paid in full and 3 charged off, a charge-off rate of 7.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Madison County?
366 housing units were authorized by permit in 2024, with a declared construction value of $125.1 m. Multifamily was 14.2 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 St. Clair County, with 1,125 households. Arriving households report an average income of $53,270 against $63,933 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.
34 Census places lie wholly or partly in Madison County. All 34 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 |
|---|---|---|---|---|
| Granite City | city | 26,549 | 23 | Wholly in this county |
| Edwardsville | city | 26,474 | 50 | Wholly in this county |
| Alton | city | 25,279 | 18 | Wholly in this county |
| Collinsville | city | 24,031 | 25 | 85.1 percent here, 14.9 percent St. Clair County |
| Godfrey | village | 17,712 | 9 | Wholly in this county |
| Glen Carbon | village | 13,977 | 16 | Wholly in this county |
| Troy | city | 11,647 | 3 | Wholly in this county |
| Wood River | city | 10,279 | 8 | Wholly in this county |
| Highland | city | 10,262 | 17 | Wholly in this county |
| Bethalto | village | 9,239 | 6 | Wholly in this county |
| Maryville | village | 8,316 | 13 | Wholly in this county |
| Pontoon Beach | village | 6,025 | 2 | Wholly in this county |
| East Alton | village | 5,689 | 2 | Wholly in this county |
| Rosewood Heights | CDP | 4,229 | None recorded | Wholly in this county |
| Madison | city | 2,900 | 3 | 92.0 percent here, 8.0 percent St. Clair County |
| Holiday Shores | CDP | 2,782 | None recorded | Wholly in this county |
| Fairmont City | village | 2,492 | None recorded | 14.8 percent here, 85.2 percent St. Clair County |
| South Roxana | village | 2,181 | 1 | Wholly in this county |
| St. Jacob | village | 1,759 | 3 | Wholly in this county |
| Venice | city | 1,636 | None recorded | Wholly in this county |
| Roxana | village | 1,556 | 1 | Wholly in this county |
| Hartford | village | 1,334 | None recorded | Wholly in this county |
| Hamel | village | 1,134 | 6 | Wholly in this county |
| Worden | village | 1,094 | None recorded | Wholly in this county |
| Mitchell | CDP | 1,092 | None recorded | Wholly in this county |
| Marine | village | 1,049 | None recorded | Wholly in this county |
| Livingston | village | 884 | None recorded | Wholly in this county |
| Alhambra | village | 658 | None recorded | Wholly in this county |
| Moro | CDP | 524 | None recorded | Wholly in this county |
| Grantfork | village | 459 | None recorded | Wholly in this county |
| Pierron | village | 414 | None recorded | 18.9 percent here, 81.1 percent Bond County |
| New Douglas | village | 346 | None recorded | Wholly in this county |
| Prairietown | CDP | 183 | None recorded | Wholly in this county |
| Williamson | village | 160 | None recorded | Wholly in this county |
A further 3 of the county's 209 SBA 7(a) approvals are to borrowers in cities that match no Census place in Madison County, the largest being Wentzville (1), Staunton (1), Cottage Hills (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.