Hancock County, Indiana: commercial real estate data.
Hancock County, Indiana had an estimated 88,810 residents on July 1, 2024, up 11.2 percent since the 2020 census base of 79,836, across 306 square miles. County output reached $4.92 bn in 2024, 1,634 establishments operate here, and the SBA record carries 107 7(a) approvals worth $51.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Hancock County
How many people live in Hancock County
- Population, American Community Survey 2020-202484,037
- Households33,474
- Average household size2.51
- Median household income$93,186
- Median age40.0
- Median gross rent$1,203 per month
- Median owner-occupied home value$274,800
- Home value to household income2.9 times
- Annual rent as a share of median income15.5 percent
- Adults 25 and over with a bachelor degree or higher34.9 percent
- Adults 25 and over with a graduate degree11.5 percent
- Adults 25 and over58,456
- Population under 1819,505
- Share under 1823.2 percent
- Population 65 and over14,541
- Share 65 and over17.3 percent
- Working age population, 18 to 6449,991
- Civilian labor force45,671
- Unemployment rate2.7 percent
- Labor force participation, adults 18 and over70.8 percent
- Rank by population among Indiana counties18th of 92
- Rank by population among US county-equivalents, Puerto Rico included696th of 3,222
Hancock County is the 18th largest of 92 Indiana counties by population. A median home costs 2.9 times median household income, which is affordable by national standards. Residents under 18 outnumber those 65 and over, at 23.2 percent against 17.3 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Hancock County
Is Hancock County's population growing?
- Population, July 1, 202488,810
- Census 2020 base population79,836
- Population change since the 2020 census base11.24 percent
- Population change, 2023 to 20242,634
- Births, 2024889
- Deaths, 2024789
- Natural change, 2024100
- Net domestic migration, 20242,458
- Net international migration, 202487
- Total net migration, 20242,545
- Cumulative net domestic migration, 2021 to 20248,302
- Rank by growth among US county-equivalents124th of 3,144
The county has grown 11.24 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.
Hancock County
Where are people moving to Hancock County from?
- Tax returns filed by households arriving3,568
- People arriving, from those returns6,919
- Tax returns filed by households leaving2,868
- Net household movement700
- Adjusted gross income arriving$264.7 m
- Net adjusted gross income movement$22.5 m
- Average income of an arriving household$74,198
- Average income of a leaving household$84,452
- Largest single originMarion County (1,373 households)
- Largest single destinationMarion County (841 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Marion County | 1,373 | 2,679 | $95.0 m |
| Hamilton County | 461 | 926 | $43.3 m |
| Madison County | 173 | 339 | $12.8 m |
| Johnson County | 131 | 235 | $8.0 m |
| Henry County | 113 | 211 | $5.8 m |
| Shelby County | 106 | 191 | $7.1 m |
| Hendricks County | 64 | 116 | $5.6 m |
| Delaware County | 43 | 64 | $2.1 m |
Households arriving report $10,254 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Marion 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.
Hancock County
What is the Hancock County economy?
- County GDP, 2024$4.92 bn
- County GDP, 2023$4.70 bn
- GDP change, 2023 to 20244.6 percent
- GDP change over five years42.5 percent
- Rank by GDP among the Indiana areas BEA publishes23rd of 92
- Rank by GDP among the US county areas BEA publishes722nd of 3,127
- GDP per resident$58,569
Output grew 4.6 percent in the latest year and 42.5 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.
Hancock County
Employment by industry in Hancock County
- Covered employment, annual average29,049
- Establishments reporting2,045
- Average annual pay$56,651
- Average weekly wage$1,089
- Manufacturing, employment5,104
- Manufacturing, average annual pay$77,439
- Transportation and warehousing, employment2,890
- Transportation and warehousing, average annual pay$62,346
- Accommodation and food services, employment2,617
- Accommodation and food services, average annual pay$21,761
- Retail trade, employment2,537
- Retail trade, average annual pay$32,786
- Health care and social assistance, employment2,500
- Administrative and support and waste management services, employment1,804
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 5,104 | 93 | $77,439 |
| Transportation and warehousing | 2,890 | 86 | $62,346 |
| Accommodation and food services | 2,617 | 142 | $21,761 |
| Retail trade | 2,537 | 164 | $32,786 |
| Health care and social assistance | 2,500 | 189 | $56,060 |
| Administrative and support and waste management services | 1,804 | 158 | $41,244 |
| Construction | 1,794 | 262 | $67,960 |
| Professional, scientific and technical services | 1,714 | 288 | $74,289 |
Manufacturing is the largest private sector at 5,104 jobs, 17.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Hancock County
How many businesses are in Hancock County?
- Establishments, all industries1,634
- Employment at those establishments25,531
- Annual payroll$1.44 bn
- Establishments per 1,000 residents19.4
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.
Hancock County
Building permits in Hancock County
- Housing units authorized by permit, 20241,091
- Declared construction value permitted$258.2 m
- Single family units authorized1,085
- Multifamily units authorized6
- Multifamily share of units0.5 percent
- Average declared value per unit$236,674
- Units authorized per 1,000 households32.6
Single-family homes are 99.5 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Hancock County
SBA loans in Hancock County (7(a) and 504)
- 7(a) approvals recorded107
- 7(a) gross approval dollars$51.4 m
- Average 7(a) approval$480,721
- Median 7(a) approval$150,000
- 10th percentile approval$30,000
- 90th percentile approval$1,283,140
- Largest single approval$4,360,000
- Jobs reported supported, 7(a)1,493
- Jobs per approval14.0
- Distinct 7(a) lenders active31
- Distinct industries receiving approvals54
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer13.1 percent
- Loans on real estate terms14
- Loans on working capital terms, 120 months or shorter89
- Franchise loans19
- Franchise share of approvals17.8 percent
- Most active lenderThe Huntington National Bank (45)
- 504 approvals recorded33
- 504 gross approval dollars$21.3 m
- Average 504 approval$644,939
- Median 504 approval$310,000
- Distinct CDCs active3
- 504 jobs per approval11.4
- 504 jobs per million dollars approved17.7
- Most active CDCIndiana Statewide Certified Development Corporation (20)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$72.7 m
The average approval of $480,721 sits well above the median of $150,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 13.1 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.
Hancock County
SBA loan default and charge-off rates in Hancock County
Do SBA loans in Hancock County get paid back?
- Loans with a final outcome recorded17
- Paid in full17
- Charged off0
- Status: Cancelled8
- Status: Paid in full17
- Status: Exempt from disclosure76
- Status: Committed, not yet disbursed6
Only 17 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.
Hancock County
SBA lending by place in Hancock County
- Borrower cities with recorded lending14
- Greenfield, approvals48
- McCordsville, approvals15
- Fortville, approvals11
- New Palestine, approvals11
- Fishers, approvals7
- Indianapolis, approvals6
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Greenfield | 48 | $29,699,400 |
| McCordsville | 15 | $6,209,500 |
| Fortville | 11 | $4,801,700 |
| New Palestine | 11 | $1,148,800 |
| Fishers | 7 | $1,092,800 |
| Indianapolis | 6 | $2,261,200 |
| Maxwell | 2 | $3,710,000 |
| Vernon | 1 | $719,700 |
| 6 other borrower cities | 6 | $1,794,000 |
Greenfield accounts for 48 approvals against 15 in McCordsville. 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.
Hancock County
How large is Hancock County?
- Land area306 sq mi
- Rank by land area among Indiana counties79th of 92
- Width, east to west19.9 mi
- Height, north to south17.2 mi
- Geographies sharing a boundary6
- Residents per square mile of land275
- Establishments per square mile5.34
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.
Hancock County
Flood risk in Hancock County
- Participation of the county's own NFIP community Hancock County, unincorporated areasParticipating, community 180419
- Community Rating System class of the county's own communityClass 7
- Communities in the county in the NFIP Community Status Book8
- Of those, participating in the NFIP7
- NFIP participation rate87.5 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 Hancock 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 Hancock County (community 180419), 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 Hancock 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 7, which carries a flood insurance premium discount for policies written in that community. 87.5 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 Hancock 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 Hancock County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202484,037
- Households33,474
- Average household size2.51
- Median household income$93,186
- Median age40.0
Common questions
Hancock County questions, answered from the record.
How many people live in Hancock County, Indiana?
The Census Bureau estimates 88,810 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 84,037, in 33,474 households, ranking 18th of 92 Indiana counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Hancock County's population growing?
The population has grown 11.24 percent since the 2020 census base of 79,836, to 88,810 on July 1, 2024. In 2024 there were 889 births against 789 deaths, with net migration of 2,545. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Hancock County?
$93,186. The median owner-occupied home is valued at $274,800, which is 2.9 times income, and median gross rent is $1,203 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Hancock County?
1,634 establishments, employing 25,531 people with an annual payroll of $1.44 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 Hancock County?
Manufacturing is the largest private sector at 5,104 jobs, 17.6 percent of covered employment. Covered employment averages 29,049 jobs at an average annual pay of $56,651, or $1,089 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Hancock County?
107 7(a) approvals totaling $51.4 m since FY2020, across 31 lenders, with a median approval of $150,000, plus 33 504 approvals worth $21.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Hancock County?
1,091 housing units were authorized by permit in 2024, with a declared construction value of $258.2 m. Multifamily was 0.5 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Hancock 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 Hancock County come from?
The largest single origin is Marion County, with 1,373 households. Arriving households report an average income of $74,198 against $84,452 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Hancock 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 Hancock 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.
Hancock County
Cities and places in Hancock.
15 Census places lie wholly or partly in Hancock County. All 15 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 |
|---|---|---|---|---|
| Greenfield | city | 24,940 | 48 | Wholly in this county |
| McCordsville | town | 10,329 | 15 | Wholly in this county |
| Cumberland | town | 6,267 | None recorded | 74.8 percent here, 25.2 percent Marion County |
| Fortville | town | 4,976 | 11 | Wholly in this county |
| New Palestine | town | 3,227 | 11 | Wholly in this county |
| Shirley | town | 1,022 | 1 | 74.7 percent here, 25.3 percent Henry County |
| Philadelphia | CDP | 431 | None recorded | Wholly in this county |
| Maxwell | CDP | 413 | 2 | Wholly in this county |
| Charlottesville | CDP | 398 | None recorded | Wholly in this county |
| Wilkinson | town | 385 | 1 | Wholly in this county |
| Carrollton | CDP | 267 | None recorded | 96.4 percent here, 3.6 percent Shelby County |
| Spring Lake | town | 224 | None recorded | Wholly in this county |
| Willow Branch | CDP | 167 | None recorded | Wholly in this county |
| Warrington | CDP | 97 | None recorded | Wholly in this county |
| Eden | CDP | 20 | None recorded | Wholly in this county |
A further 18 of the county's 107 SBA 7(a) approvals are to borrowers in cities that match no Census place in Hancock County, the largest being Fishers (7), Indianapolis (6), Vernon (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