HomeMassachusettsHampden County
Hampden County, Massachusetts: commercial real estate data.
Hampden County, Massachusetts had an estimated 464,151 residents on July 1, 2024, down 0.4 percent since the 2020 census base of 465,833, across 617 square miles. County output reached $30.60 bn in 2024, 9,339 establishments operate here, and the SBA record carries 398 7(a) approvals worth $134.5 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Hampden County
How many people live in Hampden County
- Population, American Community Survey 2020-2024462,815
- Households184,471
- Average household size2.51
- Median household income$71,306
- Median age40.0
- Median gross rent$1,136 per month
- Median owner-occupied home value$298,800
- Home value to household income4.2 times
- Annual rent as a share of median income19.1 percent
- Adults 25 and over with a bachelor degree or higher29.3 percent
- Adults 25 and over with a graduate degree12.1 percent
- Adults 25 and over320,931
- Population under 1896,761
- Share under 1820.9 percent
- Population 65 and over84,523
- Share 65 and over18.3 percent
- Working age population, 18 to 64281,531
- Civilian labor force226,771
- Unemployment rate6.0 percent
- Labor force participation, adults 18 and over62.0 percent
- Rank by population among Massachusetts counties8th of 14
- Rank by population among US county-equivalents, Puerto Rico included157th of 3,222
Hampden County is the 8th largest of 14 Massachusetts counties by population. A median home costs 4.2 times median household income, which is seriously unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 20.9 percent against 18.3 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Hampden County
Is Hampden County's population growing?
- Population, July 1, 2024464,151
- Census 2020 base population465,833
- Population change since the 2020 census base-0.36 percent
- Population change, 2023 to 20242,023
- Births, 20244,764
- Deaths, 20244,966
- Natural change, 2024-202
- Net domestic migration, 2024-748
- Net international migration, 20242,959
- Total net migration, 20242,211
- Cumulative net domestic migration, 2021 to 2024-6,788
- Rank by growth among US county-equivalents1972nd of 3,144
The county has lost 0.36 percent of its population 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.
Hampden County
Where are people moving to Hampden County from?
- Tax returns filed by households arriving7,064
- People arriving, from those returns11,489
- Tax returns filed by households leaving8,149
- Net household movement-1,085
- Adjusted gross income arriving$433.4 m
- Net adjusted gross income movement$-138.6 m
- Average income of an arriving household$61,357
- Average income of a leaving household$70,192
- Largest single originHampshire County (1,300 households)
- Largest single destinationCapitol Planning Region (1,332 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Hampshire County | 1,300 | 2,028 | $74.2 m |
| Capitol Planning Region | 779 | 1,202 | $57.5 m |
| Worcester County | 619 | 1,048 | $37.6 m |
| Middlesex County | 279 | 448 | $21.8 m |
| Suffolk County | 220 | 301 | $17.3 m |
| Franklin County | 181 | 283 | $8.4 m |
| Berkshire County | 130 | 195 | $6.6 m |
| Essex County | 126 | 221 | $7.0 m |
Households arriving report $8,835 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Hampshire 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.
Hampden County
What is the Hampden County economy?
- County GDP, 2024$30.60 bn
- County GDP, 2023$29.22 bn
- GDP change, 2023 to 20244.7 percent
- GDP change over five years26.9 percent
- Rank by GDP among the Massachusetts areas BEA publishes8th of 14
- Rank by GDP among the US county areas BEA publishes193rd of 3,127
- GDP per resident$66,113
Output grew 4.7 percent in the latest year and 26.9 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.
Hampden County
Employment by industry in Hampden County
- Covered employment, annual average202,129
- Establishments reporting18,727
- Average annual pay$62,834
- Average weekly wage$1,208
- Health care and social assistance, employment52,939
- Health care and social assistance, average annual pay$58,014
- Retail trade, employment19,022
- Retail trade, average annual pay$40,582
- Manufacturing, employment17,109
- Manufacturing, average annual pay$73,838
- Accommodation and food services, employment15,958
- Accommodation and food services, average annual pay$27,982
- Construction, employment8,025
- Transportation and warehousing, employment7,560
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 52,939 | 10,010 | $58,014 |
| Retail trade | 19,022 | 1,356 | $40,582 |
| Manufacturing | 17,109 | 501 | $73,838 |
| Accommodation and food services | 15,958 | 815 | $27,982 |
| Construction | 8,025 | 920 | $86,772 |
| Transportation and warehousing | 7,560 | 316 | $54,160 |
| Administrative and support and waste management services | 6,782 | 608 | $50,759 |
| Finance and insurance | 6,686 | 460 | $133,702 |
Health care and social assistance is the largest private sector at 52,939 jobs, 26.2 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Hampden County
How many businesses are in Hampden County?
- Establishments, all industries9,339
- Employment at those establishments168,744
- Annual payroll$9.62 bn
- Establishments per 1,000 residents20.2
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.
Hampden County
Building permits in Hampden County
- Housing units authorized by permit, 2024443
- Declared construction value permitted$115.8 m
- Single family units authorized289
- Multifamily units authorized154
- Multifamily share of units34.8 percent
- Average declared value per unit$261,467
- Units authorized per 1,000 households2.4
Single-family homes are 65.2 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Hampden County
SBA loans in Hampden County (7(a) and 504)
- 7(a) approvals recorded398
- 7(a) gross approval dollars$134.5 m
- Average 7(a) approval$337,870
- Median 7(a) approval$100,000
- 10th percentile approval$20,700
- 90th percentile approval$768,800
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)4,126
- Jobs per approval10.4
- Distinct 7(a) lenders active55
- Distinct industries receiving approvals168
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer6.8 percent
- Loans on real estate terms27
- Loans on working capital terms, 120 months or shorter358
- Franchise loans27
- Franchise share of approvals6.8 percent
- Leading industry by approval countLimited-Service Restaurants (19)
- Most active lenderTD Bank, National Association (111)
- 504 approvals recorded173
- 504 gross approval dollars$108.2 m
- Average 504 approval$625,705
- Median 504 approval$296,000
- Distinct CDCs active4
- 504 jobs per approval7.6
- 504 jobs per million dollars approved12.1
- Most active CDCGranite State Economic Development Corporation (96)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$242.7 m
The average approval of $337,870 sits well above the median of $100,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 6.8 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.
Hampden County
SBA loan default and charge-off rates in Hampden County
Do SBA loans in Hampden County get paid back?
- Loans with a final outcome recorded62
- Paid in full53
- Charged off9
- Charge-off rate on resolved loans14.5 percent
- Status: Exempt from disclosure259
- Status: Paid in full53
- Status: Cancelled56
- Status: Charged off9
- Status: Committed, not yet disbursed21
Of the 62 loans that have reached a final outcome, 14.5 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.
Hampden County
SBA lending by place in Hampden County
- Borrower cities with recorded lending22
- Springfield, approvals113
- West Springfield Town, approvals51
- Westfield, approvals43
- Chicopee, approvals37
- Holyoke, approvals24
- East Longmeadow, approvals21
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Springfield | 113 | $32,579,000 |
| West Springfield Town | 51 | $20,953,900 |
| Westfield | 43 | $13,190,000 |
| Chicopee | 37 | $14,724,900 |
| Holyoke | 24 | $9,542,500 |
| East Longmeadow | 21 | $11,779,300 |
| Ludlow | 15 | $6,967,700 |
| Longmeadow | 15 | $1,081,000 |
| 14 other borrower cities | 79 | $23,653,800 |
Springfield accounts for 113 approvals against 51 in West Springfield Town. 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.
Hampden County
How large is Hampden County?
- Land area617 sq mi
- Rank by land area among Massachusetts counties6th of 14
- Width, east to west48 mi
- Height, north to south23.1 mi
- Geographies sharing a boundary3
- Residents per square mile of land750
- Establishments per square mile15.14
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.
Hampden County
Flood risk in Hampden County
- Communities in the county in the NFIP Community Status Book23
- Of those, participating in the NFIP22
- NFIP participation rate95.7 percent
- Communities carrying a CRS class0
- Radon levels in Hampden County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The EPA places Hampden 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. 95.7 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 Hampden 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 Hampden County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024462,815
- Households184,471
- Average household size2.51
- Median household income$71,306
- Median age40.0
Common questions
Hampden County questions, answered from the record.
How many people live in Hampden County, Massachusetts?
The Census Bureau estimates 464,151 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 462,815, in 184,471 households, ranking 8th of 14 Massachusetts counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Hampden County's population growing?
The population has fallen 0.36 percent since the 2020 census base of 465,833, to 464,151 on July 1, 2024. In 2024 there were 4,764 births against 4,966 deaths, with net migration of 2,211. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Hampden County?
$71,306. The median owner-occupied home is valued at $298,800, which is 4.2 times income, and median gross rent is $1,136 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Hampden County?
9,339 establishments, employing 168,744 people with an annual payroll of $9.62 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 Hampden County?
Health care and social assistance is the largest private sector at 52,939 jobs, 26.2 percent of covered employment. Covered employment averages 202,129 jobs at an average annual pay of $62,834, or $1,208 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Hampden County?
398 7(a) approvals totaling $134.5 m since FY2020, across 55 lenders, with a median approval of $100,000, plus 173 504 approvals worth $108.2 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Hampden County get paid back?
Of the 62 loans that have reached a final outcome, 53 were paid in full and 9 charged off, a charge-off rate of 14.5 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Hampden County?
443 housing units were authorized by permit in 2024, with a declared construction value of $115.8 m. Multifamily was 34.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Hampden 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 Hampden County come from?
The largest single origin is Hampshire County, with 1,300 households. Arriving households report an average income of $61,357 against $70,192 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Hampden 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 Hampden 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.
Hampden County
Cities and places in Hampden.
14 Census places lie wholly or partly in Hampden County. All 14 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 |
|---|---|---|---|---|
| Springfield | city | 154,749 | 113 | Wholly in this county |
| Chicopee | city | 55,295 | 37 | Wholly in this county |
| Westfield | city | 40,378 | 43 | Wholly in this county |
| Holyoke | city | 37,813 | 24 | Wholly in this county |
| West Springfield Town | city | 28,772 | 51 | Wholly in this county |
| Agawam Town | city | 28,539 | 14 | Wholly in this county |
| Longmeadow | CDP | 15,696 | 15 | Wholly in this county |
| Palmer Town | city | 12,381 | 14 | Wholly in this county |
| Wilbraham | CDP | 3,679 | 9 | Wholly in this county |
| Monson Center | CDP | 1,613 | None recorded | Wholly in this county |
| Holland | CDP | 1,301 | 2 | Wholly in this county |
| Chester | CDP | 681 | None recorded | Wholly in this county |
| Russell | CDP | 487 | 4 | Wholly in this county |
| Blandford | CDP | 433 | 1 | Wholly in this county |
A further 71 of the county's 398 SBA 7(a) approvals are to borrowers in cities that match no Census place in Hampden County, the largest being East Longmeadow (21), Ludlow (15), Feeding Hills (10). 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.