Tuscola County, Michigan: commercial real estate data.
Tuscola County, Michigan had an estimated 52,757 residents on July 1, 2024, down 1.1 percent since the 2020 census base of 53,317, across 803 square miles. County output reached $1.77 bn in 2024, 842 establishments operate here, and the SBA record carries 38 7(a) approvals worth $17.1 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Tuscola County
How many people live in Tuscola County
- Population, American Community Survey 2020-202452,980
- Households21,498
- Average household size2.46
- Median household income$63,811
- Median age44.8
- Median gross rent$819 per month
- Median owner-occupied home value$149,500
- Home value to household income2.3 times
- Annual rent as a share of median income15.4 percent
- Adults 25 and over with a bachelor degree or higher16.3 percent
- Adults 25 and over with a graduate degree5.9 percent
- Adults 25 and over38,632
- Population under 1810,639
- Share under 1820.1 percent
- Population 65 and over11,619
- Share 65 and over21.9 percent
- Working age population, 18 to 6430,722
- Civilian labor force23,861
- Unemployment rate6.0 percent
- Labor force participation, adults 18 and over56.4 percent
- Rank by population among Michigan counties34th of 83
- Rank by population among US county-equivalents, Puerto Rico included976th of 3,222
Tuscola County is the 34th largest of 83 Michigan counties by population. A median home costs 2.3 times median household income, which is affordable by national standards. Residents 65 and over outnumber those under 18, at 21.9 percent against 20.1 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.
Tuscola County
Is Tuscola County's population growing?
- Population, July 1, 202452,757
- Census 2020 base population53,317
- Population change since the 2020 census base-1.05 percent
- Population change, 2023 to 2024-99
- Births, 2024483
- Deaths, 2024703
- Natural change, 2024-220
- Net domestic migration, 202469
- Net international migration, 202454
- Total net migration, 2024123
- Cumulative net domestic migration, 2021 to 2024291
- Rank by growth among US county-equivalents2203rd of 3,144
The county has lost 1.05 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.
Tuscola County
Where are people moving to Tuscola County from?
- Tax returns filed by households arriving1,208
- People arriving, from those returns2,181
- Tax returns filed by households leaving1,215
- Net household movement-7
- Adjusted gross income arriving$59.9 m
- Net adjusted gross income movement$2.0 m
- Average income of an arriving household$49,559
- Average income of a leaving household$47,651
- Largest single originGenesee County (205 households)
- Largest single destinationGenesee County (195 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Genesee County | 205 | 380 | $9.1 m |
| Saginaw County | 141 | 263 | $7.2 m |
| Lapeer County | 119 | 220 | $4.7 m |
| Sanilac County | 93 | 170 | $3.7 m |
| Oakland County | 90 | 157 | $4.7 m |
| Huron County | 79 | 149 | $4.0 m |
| Bay County | 67 | 113 | $3.0 m |
| Macomb County | 45 | 73 | $2.2 m |
Households arriving report $1,908 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 Genesee 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.
Tuscola County
What is the Tuscola County economy?
- County GDP, 2024$1.77 bn
- County GDP, 2023$1.78 bn
- GDP change, 2023 to 2024-0.5 percent
- GDP change over five years31.1 percent
- Rank by GDP among the Michigan areas BEA publishes41st of 83
- Rank by GDP among the US county areas BEA publishes1377th of 3,127
- GDP per resident$33,383
Output grew -0.5 percent in the latest year and 31.1 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.
Tuscola County
Employment by industry in Tuscola County
- Covered employment, annual average12,102
- Establishments reporting921
- Average annual pay$50,754
- Average weekly wage$976
- Health care and social assistance, employment1,960
- Health care and social assistance, average annual pay$50,368
- Manufacturing, employment1,421
- Manufacturing, average annual pay$65,425
- Retail trade, employment1,398
- Retail trade, average annual pay$34,730
- Accommodation and food services, employment992
- Accommodation and food services, average annual pay$18,907
- Construction, employment625
- Administrative and support and waste management services, employment591
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 1,960 | 89 | $50,368 |
| Manufacturing | 1,421 | 55 | $65,425 |
| Retail trade | 1,398 | 112 | $34,730 |
| Accommodation and food services | 992 | 60 | $18,907 |
| Construction | 625 | 119 | $53,327 |
| Administrative and support and waste management services | 591 | 30 | $68,278 |
| Wholesale trade | 428 | 37 | $79,733 |
| Other services, except public administration | 362 | 66 | $40,292 |
Health care and social assistance is the largest private sector at 1,960 jobs, 16.2 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Tuscola County
How many businesses are in Tuscola County?
- Establishments, all industries842
- Employment at those establishments9,643
- Annual payroll$467.5 m
- Establishments per 1,000 residents15.9
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.
Tuscola County
Building permits in Tuscola County
- Housing units authorized by permit, 202455
- Declared construction value permitted$15.3 m
- Single family units authorized55
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$277,495
- Units authorized per 1,000 households2.6
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.
Tuscola County
SBA loans in Tuscola County (7(a) and 504)
- 7(a) approvals recorded38
- 7(a) gross approval dollars$17.1 m
- Average 7(a) approval$448,853
- Median 7(a) approval$53,300
- 10th percentile approval$18,950
- 90th percentile approval$1,166,610
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)276
- Jobs per approval7.3
- Distinct 7(a) lenders active9
- Distinct industries receiving approvals28
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer13.2 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter30
- Franchise loans6
- Franchise share of approvals15.8 percent
- Most active lenderThe Huntington National Bank (28)
- 504 approvals recorded2
- 504 gross approval dollars$828,000
- Average 504 approval$414,000
- Median 504 approval$414,000
- Distinct CDCs active1
- 504 jobs per approval10.5
- 504 jobs per million dollars approved25.4
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$17.9 m
The average approval of $448,853 sits well above the median of $53,300, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 13.2 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.
Tuscola County
SBA loan default and charge-off rates in Tuscola County
Do SBA loans in Tuscola County get paid back?
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Exempt from disclosure32
- Status: Paid in full3
- Status: Cancelled1
- Status: Committed, not yet disbursed2
Only 3 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.
Tuscola County
SBA lending by place in Tuscola County
- Borrower cities with recorded lending8
- Caro, approvals10
- Reese, approvals9
- Vassar, approvals8
- Millington, approvals6
- Fairgrove, approvals2
- Novi, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Caro | 10 | $2,192,700 |
| Reese | 9 | $2,932,700 |
| Vassar | 8 | $1,120,100 |
| Millington | 6 | $5,700,600 |
| Fairgrove | 2 | $92,000 |
| Novi | 1 | $4,600,100 |
| Richville | 1 | $378,200 |
| Cass City | 1 | $40,000 |
Caro accounts for 10 approvals against 9 in Reese. 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.
Tuscola County
How large is Tuscola County?
- Land area803 sq mi
- Rank by land area among Michigan counties20th of 83
- Width, east to west29.8 mi
- Height, north to south35 mi
- Geographies sharing a boundary6
- Residents per square mile of land66
- Establishments per square mile1.05
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.
Tuscola County
Flood risk in Tuscola County
- Communities in the county in the NFIP Community Status Book20
- Of those, participating in the NFIP15
- NFIP participation rate75.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 6
- Communities carrying a CRS class1
- Radon levels in Tuscola County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The EPA places Tuscola 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 6, which carries a flood insurance premium discount for policies written in that community. 75.0 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 Tuscola 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 Tuscola County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202452,980
- Households21,498
- Average household size2.46
- Median household income$63,811
- Median age44.8
Common questions
Tuscola County questions, answered from the record.
How many people live in Tuscola County, Michigan?
The Census Bureau estimates 52,757 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 52,980, in 21,498 households, ranking 34th of 83 Michigan counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Tuscola County's population growing?
The population has fallen 1.05 percent since the 2020 census base of 53,317, to 52,757 on July 1, 2024. In 2024 there were 483 births against 703 deaths, with net migration of 123. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Tuscola County?
$63,811. The median owner-occupied home is valued at $149,500, which is 2.3 times income, and median gross rent is $819 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Tuscola County?
842 establishments, employing 9,643 people with an annual payroll of $467.5 m. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in Tuscola County?
Health care and social assistance is the largest private sector at 1,960 jobs, 16.2 percent of covered employment. Covered employment averages 12,102 jobs at an average annual pay of $50,754, or $976 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Tuscola County?
38 7(a) approvals totaling $17.1 m since FY2020, across 9 lenders, with a median approval of $53,300, plus 2 504 approvals worth $828,000 since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Tuscola County?
55 housing units were authorized by permit in 2024, with a declared construction value of $15.3 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Tuscola 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 Tuscola County come from?
The largest single origin is Genesee County, with 205 households. Arriving households report an average income of $49,559 against $47,651 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Tuscola 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 Tuscola 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.
Tuscola County
Cities and places in Tuscola.
12 Census places lie wholly or partly in Tuscola County. All 12 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 |
|---|---|---|---|---|
| Caro | city | 4,290 | 10 | Wholly in this county |
| Vassar | city | 2,707 | 8 | Wholly in this county |
| Cass City | village | 2,210 | 1 | Wholly in this county |
| Reese | village | 1,274 | 9 | Wholly in this county |
| Millington | village | 1,122 | 6 | Wholly in this county |
| Fostoria | CDP | 1,050 | None recorded | Wholly in this county |
| Mayville | village | 1,045 | None recorded | Wholly in this county |
| Unionville | village | 569 | None recorded | Wholly in this county |
| Fairgrove | village | 547 | 2 | Wholly in this county |
| Kingston | village | 398 | None recorded | Wholly in this county |
| Akron | village | 336 | None recorded | Wholly in this county |
| Gagetown | village | 311 | None recorded | Wholly in this county |
A further 2 of the county's 38 SBA 7(a) approvals are to borrowers in cities that match no Census place in Tuscola County, the largest being Novi (1), Richville (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