Bay County, Michigan: commercial real estate data.
Bay County, Michigan had an estimated 102,651 residents on July 1, 2024, down 1.2 percent since the 2020 census base of 103,856, across 442 square miles. County output reached $4.72 bn in 2024, 2,044 establishments operate here, and the SBA record carries 125 7(a) approvals worth $44.0 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Bay County
How many people live in Bay County
- Population, American Community Survey 2020-2024103,008
- Households45,103
- Average household size2.28
- Median household income$61,763
- Median age43.9
- Median gross rent$860 per month
- Median owner-occupied home value$152,200
- Home value to household income2.5 times
- Annual rent as a share of median income16.7 percent
- Adults 25 and over with a bachelor degree or higher22.1 percent
- Adults 25 and over with a graduate degree7.0 percent
- Adults 25 and over75,312
- Population under 1820,150
- Share under 1819.6 percent
- Population 65 and over22,568
- Share 65 and over21.9 percent
- Working age population, 18 to 6460,290
- Civilian labor force50,658
- Unemployment rate4.3 percent
- Labor force participation, adults 18 and over61.1 percent
- Rank by population among Michigan counties20th of 83
- Rank by population among US county-equivalents, Puerto Rico included607th of 3,222
Bay County is the 20th largest of 83 Michigan counties by population. A median home costs 2.5 times median household income, which is affordable by national standards. Residents 65 and over outnumber those under 18, at 21.9 percent against 19.6 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.
Bay County
Is Bay County's population growing?
- Population, July 1, 2024102,651
- Census 2020 base population103,856
- Population change since the 2020 census base-1.16 percent
- Population change, 2023 to 2024-123
- Births, 2024936
- Deaths, 20241,299
- Natural change, 2024-363
- Net domestic migration, 2024170
- Net international migration, 202475
- Total net migration, 2024245
- Cumulative net domestic migration, 2021 to 2024820
- Rank by growth among US county-equivalents2251st of 3,144
The county has lost 1.16 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.
Bay County
Where are people moving to Bay County from?
- Tax returns filed by households arriving2,342
- People arriving, from those returns3,739
- Tax returns filed by households leaving2,272
- Net household movement70
- Adjusted gross income arriving$119.6 m
- Net adjusted gross income movement$-4.0 m
- Average income of an arriving household$51,085
- Average income of a leaving household$54,425
- Largest single originSaginaw County (470 households)
- Largest single destinationSaginaw County (493 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Saginaw County | 470 | 760 | $20.5 m |
| Midland County | 329 | 504 | $16.0 m |
| Tuscola County | 113 | 183 | $8.3 m |
| Arenac County | 88 | 133 | $3.5 m |
| Genesee County | 86 | 145 | $4.4 m |
| Oakland County | 77 | 114 | $6.0 m |
| Ogemaw County | 49 | 83 | $2.8 m |
| Kent County | 43 | 63 | $2.6 m |
Households arriving report $3,340 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Saginaw 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.
Bay County
What is the Bay County economy?
- County GDP, 2024$4.72 bn
- County GDP, 2023$4.59 bn
- GDP change, 2023 to 20242.8 percent
- GDP change over five years25.2 percent
- Rank by GDP among the Michigan areas BEA publishes22nd of 83
- Rank by GDP among the US county areas BEA publishes741st of 3,127
- GDP per resident$45,861
Output grew 2.8 percent in the latest year and 25.2 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.
Bay County
Employment by industry in Bay County
- Covered employment, annual average34,112
- Establishments reporting2,117
- Average annual pay$54,617
- Average weekly wage$1,050
- Health care and social assistance, employment6,019
- Health care and social assistance, average annual pay$51,257
- Retail trade, employment4,591
- Retail trade, average annual pay$36,695
- Manufacturing, employment4,440
- Manufacturing, average annual pay$83,178
- Accommodation and food services, employment3,975
- Accommodation and food services, average annual pay$20,798
- Construction, employment1,520
- Professional, scientific and technical services, employment1,411
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 6,019 | 309 | $51,257 |
| Retail trade | 4,591 | 291 | $36,695 |
| Manufacturing | 4,440 | 121 | $83,178 |
| Accommodation and food services | 3,975 | 201 | $20,798 |
| Construction | 1,520 | 184 | $65,198 |
| Professional, scientific and technical services | 1,411 | 147 | $103,374 |
| Wholesale trade | 1,340 | 78 | $69,393 |
| Other services, except public administration | 1,020 | 219 | $34,838 |
Health care and social assistance is the largest private sector at 6,019 jobs, 17.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Bay County
How many businesses are in Bay County?
- Establishments, all industries2,044
- Employment at those establishments29,377
- Annual payroll$1.40 bn
- Establishments per 1,000 residents19.8
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.
Bay County
Building permits in Bay County
- Housing units authorized by permit, 202435
- Declared construction value permitted$12.0 m
- Single family units authorized35
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$342,022
- Units authorized per 1,000 households0.8
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.
Bay County
SBA loans in Bay County (7(a) and 504)
- 7(a) approvals recorded125
- 7(a) gross approval dollars$44.0 m
- Average 7(a) approval$351,834
- Median 7(a) approval$136,000
- 10th percentile approval$25,000
- 90th percentile approval$804,000
- Largest single approval$3,313,600
- Jobs reported supported, 7(a)1,254
- Jobs per approval10.0
- Distinct 7(a) lenders active26
- Distinct industries receiving approvals62
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer18.4 percent
- Loans on real estate terms23
- Loans on working capital terms, 120 months or shorter95
- Franchise loans11
- Franchise share of approvals8.8 percent
- Most active lenderThe Huntington National Bank (58)
- 504 approvals recorded26
- 504 gross approval dollars$9.7 m
- Average 504 approval$374,462
- Median 504 approval$353,000
- Distinct CDCs active3
- 504 jobs per approval9.5
- 504 jobs per million dollars approved25.4
- Most active CDCMichigan Certified Development Corporation (23)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$53.7 m
The average approval of $351,834 sits well above the median of $136,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 18.4 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.
Bay County
SBA loan default and charge-off rates in Bay County
Do SBA loans in Bay County get paid back?
- Loans with a final outcome recorded21
- Paid in full20
- Charged off1
- Status: Paid in full20
- Status: Exempt from disclosure80
- Status: Cancelled18
- Status: Charged off1
- Status: Committed, not yet disbursed6
Only 21 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.
Bay County
SBA lending by place in Bay County
- Borrower cities with recorded lending10
- Bay City, approvals84
- Linwood, approvals11
- Kawkawlin, approvals9
- Auburn, approvals8
- Essexville, approvals6
- Pinconning, approvals3
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Bay City | 84 | $32,310,000 |
| Linwood | 11 | $1,787,300 |
| Kawkawlin | 9 | $2,271,000 |
| Auburn | 8 | $3,729,000 |
| Essexville | 6 | $2,160,000 |
| Pinconning | 3 | $869,400 |
| Freeland | 1 | $490,500 |
| Standish | 1 | $187,100 |
| 2 other borrower cities | 2 | $175,000 |
Bay City accounts for 84 approvals against 11 in Linwood. 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.
Bay County
How large is Bay County?
- Land area442 sq mi
- Rank by land area among Michigan counties79th of 83
- Width, east to west23.5 mi
- Height, north to south35.8 mi
- Geographies sharing a boundary5
- Residents per square mile of land233
- Establishments per square mile4.62
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.
Bay County
Flood risk in Bay County
- Communities in the county in the NFIP Community Status Book18
- Of those, participating in the NFIP17
- NFIP participation rate94.4 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 5
- Communities carrying a CRS class2
- Radon levels in Bay County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The EPA places Bay 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 5, which carries a flood insurance premium discount for policies written in that community. 94.4 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 Bay 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 Bay County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024103,008
- Households45,103
- Average household size2.28
- Median household income$61,763
- Median age43.9
Common questions
Bay County questions, answered from the record.
How many people live in Bay County, Michigan?
The Census Bureau estimates 102,651 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 103,008, in 45,103 households, ranking 20th of 83 Michigan counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Bay County's population growing?
The population has fallen 1.16 percent since the 2020 census base of 103,856, to 102,651 on July 1, 2024. In 2024 there were 936 births against 1,299 deaths, with net migration of 245. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Bay County?
$61,763. The median owner-occupied home is valued at $152,200, which is 2.5 times income, and median gross rent is $860 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Bay County?
2,044 establishments, employing 29,377 people with an annual payroll of $1.40 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 Bay County?
Health care and social assistance is the largest private sector at 6,019 jobs, 17.6 percent of covered employment. Covered employment averages 34,112 jobs at an average annual pay of $54,617, or $1,050 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Bay County?
125 7(a) approvals totaling $44.0 m since FY2020, across 26 lenders, with a median approval of $136,000, plus 26 504 approvals worth $9.7 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Bay County?
35 housing units were authorized by permit in 2024, with a declared construction value of $12.0 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Bay 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 Bay County come from?
The largest single origin is Saginaw County, with 470 households. Arriving households report an average income of $51,085 against $54,425 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Bay 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 Bay 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.
Bay County
Cities and places in Bay.
4 Census places lie wholly or partly in Bay County. All 4 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 |
|---|---|---|---|---|
| Bay City | city | 32,320 | 84 | Wholly in this county |
| Essexville | city | 3,327 | 6 | Wholly in this county |
| Auburn | city | 2,124 | 8 | Wholly in this county |
| Pinconning | city | 1,448 | 3 | Wholly in this county |
A further 24 of the county's 125 SBA 7(a) approvals are to borrowers in cities that match no Census place in Bay County, the largest being Linwood (11), Kawkawlin (9), Freeland (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