Livingston County, Michigan: commercial real estate data.
Livingston County, Michigan had an estimated 196,976 residents on July 1, 2024, up 1.6 percent since the 2020 census base of 193,876, across 565 square miles. County output reached $10.12 bn in 2024, 4,495 establishments operate here, and the SBA record carries 308 7(a) approvals worth $154.3 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Livingston County
How many people live in Livingston County
- Population, American Community Survey 2020-2024195,833
- Households76,445
- Average household size2.56
- Median household income$103,039
- Median age43.9
- Median gross rent$1,287 per month
- Median owner-occupied home value$356,800
- Home value to household income3.5 times
- Annual rent as a share of median income15.0 percent
- Adults 25 and over with a bachelor degree or higher40.2 percent
- Adults 25 and over with a graduate degree13.5 percent
- Adults 25 and over141,138
- Population under 1839,707
- Share under 1820.3 percent
- Population 65 and over38,667
- Share 65 and over19.7 percent
- Working age population, 18 to 64117,459
- Civilian labor force102,834
- Unemployment rate3.4 percent
- Labor force participation, adults 18 and over65.9 percent
- Rank by population among Michigan counties10th of 83
- Rank by population among US county-equivalents, Puerto Rico included357th of 3,222
Livingston County is the 10th largest of 83 Michigan counties by population. A median home costs 3.5 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 20.3 percent against 19.7 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Livingston County
Is Livingston County's population growing?
- Population, July 1, 2024196,976
- Census 2020 base population193,876
- Population change since the 2020 census base1.60 percent
- Population change, 2023 to 2024204
- Births, 20241,658
- Deaths, 20241,663
- Natural change, 2024-5
- Net domestic migration, 202479
- Net international migration, 2024132
- Total net migration, 2024211
- Cumulative net domestic migration, 2021 to 20243,115
- Rank by growth among US county-equivalents1302nd of 3,144
The county has grown 1.60 percent 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.
Livingston County
Where are people moving to Livingston County from?
- Tax returns filed by households arriving5,618
- People arriving, from those returns9,592
- Tax returns filed by households leaving5,214
- Net household movement404
- Adjusted gross income arriving$490.7 m
- Net adjusted gross income movement$78.7 m
- Average income of an arriving household$87,339
- Average income of a leaving household$79,015
- Largest single originOakland County (1,296 households)
- Largest single destinationOakland County (1,008 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Oakland County | 1,296 | 2,276 | $130.6 m |
| Wayne County | 831 | 1,436 | $71.2 m |
| Washtenaw County | 620 | 1,036 | $60.4 m |
| Genesee County | 476 | 829 | $30.8 m |
| Ingham County | 261 | 398 | $14.1 m |
| Macomb County | 143 | 230 | $9.3 m |
| Shiawassee County | 81 | 140 | $4.7 m |
| Kent County | 66 | 86 | $3.2 m |
Households arriving report $8,324 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Oakland 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.
Livingston County
What is the Livingston County economy?
- County GDP, 2024$10.12 bn
- County GDP, 2023$9.83 bn
- GDP change, 2023 to 20242.9 percent
- GDP change over five years35.8 percent
- Rank by GDP among the Michigan areas BEA publishes11th of 83
- Rank by GDP among the US county areas BEA publishes434th of 3,127
- GDP per resident$51,689
Output grew 2.9 percent in the latest year and 35.8 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.
Livingston County
Employment by industry in Livingston County
- Covered employment, annual average64,380
- Establishments reporting4,784
- Average annual pay$57,015
- Average weekly wage$1,096
- Manufacturing, employment9,756
- Manufacturing, average annual pay$74,038
- Retail trade, employment8,298
- Retail trade, average annual pay$43,841
- Health care and social assistance, employment7,974
- Health care and social assistance, average annual pay$48,588
- Accommodation and food services, employment7,462
- Accommodation and food services, average annual pay$23,442
- Professional, scientific and technical services, employment4,832
- Construction, employment4,536
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 9,756 | 267 | $74,038 |
| Retail trade | 8,298 | 462 | $43,841 |
| Health care and social assistance | 7,974 | 547 | $48,588 |
| Accommodation and food services | 7,462 | 292 | $23,442 |
| Professional, scientific and technical services | 4,832 | 546 | $65,020 |
| Construction | 4,536 | 681 | $78,008 |
| Wholesale trade | 2,689 | 251 | $101,905 |
| Other services, except public administration | 2,157 | 446 | $45,157 |
Manufacturing is the largest private sector at 9,756 jobs, 15.2 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Livingston County
How many businesses are in Livingston County?
- Establishments, all industries4,495
- Employment at those establishments56,639
- Annual payroll$2.80 bn
- Establishments per 1,000 residents23.0
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.
Livingston County
Building permits in Livingston County
- Housing units authorized by permit, 2024488
- Declared construction value permitted$141.0 m
- Single family units authorized486
- Multifamily units authorized2
- Multifamily share of units0.4 percent
- Average declared value per unit$289,003
- Units authorized per 1,000 households6.4
Single-family homes are 99.6 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Livingston County
SBA loans in Livingston County (7(a) and 504)
- 7(a) approvals recorded308
- 7(a) gross approval dollars$154.3 m
- Average 7(a) approval$500,988
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,434,500
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)3,507
- Jobs per approval11.4
- Distinct 7(a) lenders active46
- Distinct industries receiving approvals137
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer12.7 percent
- Loans on real estate terms39
- Loans on working capital terms, 120 months or shorter252
- Franchise loans30
- Franchise share of approvals9.7 percent
- Leading industry by approval countResidential Remodelers (12)
- Most active lenderThe Huntington National Bank (138)
- 504 approvals recorded76
- 504 gross approval dollars$53.3 m
- Average 504 approval$701,250
- Median 504 approval$532,000
- Distinct CDCs active4
- 504 jobs per approval13.1
- 504 jobs per million dollars approved18.7
- Most active CDCMichigan Certified Development Corporation (55)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$207.6 m
The average approval of $500,988 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 12.7 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.
Livingston County
SBA loan default and charge-off rates in Livingston County
Do SBA loans in Livingston County get paid back?
- Loans with a final outcome recorded56
- Paid in full55
- Charged off1
- Charge-off rate on resolved loans1.8 percent
- Status: Paid in full55
- Status: Exempt from disclosure202
- Status: Cancelled32
- Status: Committed, not yet disbursed18
- Status: Charged off1
Of the 56 loans that have reached a final outcome, 1.8 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.
Livingston County
SBA lending by place in Livingston County
- Borrower cities with recorded lending17
- Howell, approvals118
- Brighton, approvals89
- Fowlerville, approvals24
- Pinckney, approvals18
- Hartland, approvals13
- Fenton, approvals10
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Howell | 118 | $54,833,300 |
| Brighton | 89 | $56,610,500 |
| Fowlerville | 24 | $7,886,200 |
| Pinckney | 18 | $2,826,600 |
| Hartland | 13 | $5,171,400 |
| Fenton | 10 | $7,626,800 |
| Linden | 7 | $2,710,000 |
| South Lyon | 6 | $3,450,000 |
| 9 other borrower cities | 23 | $13,189,500 |
Howell accounts for 118 approvals against 89 in Brighton. 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.
Livingston County
How large is Livingston County?
- Land area565 sq mi
- Rank by land area among Michigan counties48th of 83
- Width, east to west25.1 mi
- Height, north to south24.8 mi
- Geographies sharing a boundary6
- Residents per square mile of land347
- Establishments per square mile7.96
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.
Livingston County
Flood risk in Livingston County
- Communities in the county in the NFIP Community Status Book20
- Of those, participating in the NFIP17
- NFIP participation rate85.0 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 Livingston County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The EPA places Livingston 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. 85.0 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 Livingston 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 Livingston County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024195,833
- Households76,445
- Average household size2.56
- Median household income$103,039
- Median age43.9
Common questions
Livingston County questions, answered from the record.
How many people live in Livingston County, Michigan?
The Census Bureau estimates 196,976 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 195,833, in 76,445 households, ranking 10th of 83 Michigan counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Livingston County's population growing?
The population has grown 1.60 percent since the 2020 census base of 193,876, to 196,976 on July 1, 2024. In 2024 there were 1,658 births against 1,663 deaths, with net migration of 211. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Livingston County?
$103,039. The median owner-occupied home is valued at $356,800, which is 3.5 times income, and median gross rent is $1,287 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Livingston County?
4,495 establishments, employing 56,639 people with an annual payroll of $2.80 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 Livingston County?
Manufacturing is the largest private sector at 9,756 jobs, 15.2 percent of covered employment. Covered employment averages 64,380 jobs at an average annual pay of $57,015, or $1,096 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Livingston County?
308 7(a) approvals totaling $154.3 m since FY2020, across 46 lenders, with a median approval of $150,000, plus 76 504 approvals worth $53.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Livingston County get paid back?
Of the 56 loans that have reached a final outcome, 55 were paid in full and 1 charged off, a charge-off rate of 1.8 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Livingston County?
488 housing units were authorized by permit in 2024, with a declared construction value of $141.0 m. Multifamily was 0.4 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Livingston 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 Livingston County come from?
The largest single origin is Oakland County, with 1,296 households. Arriving households report an average income of $87,339 against $79,015 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Livingston 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 Livingston 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.
Livingston County
Cities and places in Livingston.
6 Census places lie wholly or partly in Livingston County. All 6 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 |
|---|---|---|---|---|
| Howell | city | 10,021 | 118 | Wholly in this county |
| Whitmore Lake | CDP | 7,878 | 5 | 42.5 percent here, 57.5 percent Washtenaw County |
| Brighton | city | 7,688 | 89 | Wholly in this county |
| Fowlerville | village | 2,918 | 24 | Wholly in this county |
| Pinckney | village | 1,911 | 18 | Wholly in this county |
| Hartland | CDP | 912 | 13 | Wholly in this county |
A further 41 of the county's 308 SBA 7(a) approvals are to borrowers in cities that match no Census place in Livingston County, the largest being Fenton (10), Linden (7), South Lyon (6). 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