HomeMississippiHancock County
Hancock County, Mississippi: commercial real estate data.
Hancock County, Mississippi had an estimated 46,492 residents on July 1, 2024, up 1.0 percent since the 2020 census base of 46,052, across 474 square miles. County output reached $2.27 bn in 2024, 850 establishments operate here, and the SBA record carries 21 7(a) approvals worth $7.7 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 2020-202446,167
- Households20,237
- Average household size2.28
- Median household income$67,708
- Median age46.6
- Median gross rent$977 per month
- Median owner-occupied home value$224,200
- Home value to household income3.3 times
- Annual rent as a share of median income17.3 percent
- Adults 25 and over with a bachelor degree or higher26.8 percent
- Adults 25 and over with a graduate degree11.2 percent
- Adults 25 and over34,132
- Population under 188,875
- Share under 1819.2 percent
- Population 65 and over10,413
- Share 65 and over22.6 percent
- Working age population, 18 to 6426,879
- Civilian labor force21,809
- Unemployment rate5.0 percent
- Labor force participation, adults 18 and over58.5 percent
- Rank by population among Mississippi counties16th of 82
- Rank by population among US county-equivalents, Puerto Rico included1077th of 3,222
Hancock County is the 16th largest of 82 Mississippi counties by population. A median home costs 3.3 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 22.6 percent against 19.2 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.
Hancock County
Is Hancock County's population growing?
- Population, July 1, 202446,492
- Census 2020 base population46,052
- Population change since the 2020 census base0.96 percent
- Population change, 2023 to 2024331
- Births, 2024446
- Deaths, 2024520
- Natural change, 2024-74
- Net domestic migration, 2024389
- Net international migration, 202418
- Total net migration, 2024407
- Cumulative net domestic migration, 2021 to 20241,001
- Rank by growth among US county-equivalents1494th of 3,144
The county has grown 0.96 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.
Hancock County
Where are people moving to Hancock County from?
- Tax returns filed by households arriving1,413
- People arriving, from those returns2,629
- Tax returns filed by households leaving1,268
- Net household movement145
- Adjusted gross income arriving$98.8 m
- Net adjusted gross income movement$31.4 m
- Average income of an arriving household$69,925
- Average income of a leaving household$53,135
- Largest single originHarrison County (317 households)
- Largest single destinationHarrison County (378 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Harrison County | 317 | 629 | $17.0 m |
| St. Tammany Parish | 150 | 281 | $17.6 m |
| Pearl River County | 124 | 255 | $4.9 m |
| Jefferson Parish | 74 | 114 | $5.9 m |
| Orleans Parish | 44 | 81 | $5.0 m |
| Jackson County | 27 | 53 | $1.3 m |
Households arriving report $16,790 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 Harrison 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$2.27 bn
- County GDP, 2023$2.17 bn
- GDP change, 2023 to 20244.5 percent
- GDP change over five years32.1 percent
- Rank by GDP among the Mississippi areas BEA publishes16th of 82
- Rank by GDP among the US county areas BEA publishes1177th of 3,127
- GDP per resident$49,194
Output grew 4.5 percent in the latest year and 32.1 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.
Hancock County
Employment by industry in Hancock County
- Covered employment, annual average14,399
- Establishments reporting1,042
- Average annual pay$62,168
- Average weekly wage$1,196
- Accommodation and food services, employment2,517
- Accommodation and food services, average annual pay$26,575
- Retail trade, employment1,605
- Retail trade, average annual pay$28,736
- Professional, scientific and technical services, employment1,230
- Professional, scientific and technical services, average annual pay$79,255
- Manufacturing, employment1,003
- Manufacturing, average annual pay$90,063
- Administrative and support and waste management services, employment806
- Construction, employment735
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Accommodation and food services | 2,517 | 134 | $26,575 |
| Retail trade | 1,605 | 151 | $28,736 |
| Professional, scientific and technical services | 1,230 | 154 | $79,255 |
| Manufacturing | 1,003 | 31 | $90,063 |
| Administrative and support and waste management services | 806 | 48 | $63,915 |
| Construction | 735 | 99 | $64,456 |
| Transportation and warehousing | 265 | 38 | $72,019 |
| Finance and insurance | 262 | 66 | $69,144 |
Accommodation and food services is the largest private sector at 2,517 jobs, 17.5 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 industries850
- Employment at those establishments8,827
- Annual payroll$433.8 m
- Establishments per 1,000 residents18.4
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, 2024244
- Declared construction value permitted$60.3 m
- Single family units authorized242
- Multifamily units authorized2
- Multifamily share of units0.8 percent
- Average declared value per unit$247,098
- Units authorized per 1,000 households12.1
Single-family homes are 99.2 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 recorded21
- 7(a) gross approval dollars$7.7 m
- Average 7(a) approval$369,038
- Median 7(a) approval$300,000
- 10th percentile approval$37,800
- 90th percentile approval$650,000
- Largest single approval$1,295,000
- Jobs reported supported, 7(a)156
- Jobs per approval7.4
- Distinct 7(a) lenders active11
- Distinct industries receiving approvals17
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer23.8 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter13
- Franchise loans3
- Franchise share of approvals14.3 percent
- Leading industry by approval countBowling Centers (3)
- Most active lenderHancock Whitney Bank (4)
- 504 approvals recorded4
- 504 gross approval dollars$5.2 m
- Average 504 approval$1,312,250
- Median 504 approval$286,500
- Distinct CDCs active3
- 504 jobs per approval11.5
- 504 jobs per million dollars approved8.8
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$13.0 m
The average approval of $369,038 sits above the median of $300,000; the median is the better guide to what a typical borrower here gets. Only 23.8 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.
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 recorded3
- Paid in full3
- Charged off0
- Status: Paid in full3
- Status: Cancelled3
- Status: Exempt from disclosure13
- 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.
Hancock County
SBA lending by place in Hancock County
- Borrower cities with recorded lending5
- Bay St. Louis, approvals8
- Diamondhead, approvals7
- Kiln, approvals3
- Pass Christian, approvals2
- Waveland, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Bay St. Louis | 8 | $3,298,300 |
| Diamondhead | 7 | $2,881,000 |
| Kiln | 3 | $725,500 |
| Pass Christian | 2 | $425,000 |
| Waveland | 1 | $420,000 |
Bay St. Louis accounts for 8 approvals against 7 in Diamondhead. 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 area474 sq mi
- Rank by land area among Mississippi counties54th of 82
- Width, east to west22 mi
- Height, north to south32.8 mi
- Geographies sharing a boundary3
- Residents per square mile of land97
- Establishments per square mile1.79
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 285254
- Communities in the county in the NFIP Community Status Book4
- Of those, participating in the NFIP4
- NFIP participation rate100.0 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 class3
- Radon levels in Hancock County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The county's own community in the status book, unincorporated Hancock County (community 285254), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Hancock 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 7, which carries a flood insurance premium discount for policies written in that community. 100.0 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 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 2020-202446,167
- Households20,237
- Average household size2.28
- Median household income$67,708
- Median age46.6
Common questions
Hancock County questions, answered from the record.
How many people live in Hancock County, Mississippi?
The Census Bureau estimates 46,492 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 46,167, in 20,237 households, ranking 16th of 82 Mississippi 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 0.96 percent since the 2020 census base of 46,052, to 46,492 on July 1, 2024. In 2024 there were 446 births against 520 deaths, with net migration of 407. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Hancock County?
$67,708. The median owner-occupied home is valued at $224,200, which is 3.3 times income, and median gross rent is $977 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Hancock County?
850 establishments, employing 8,827 people with an annual payroll of $433.8 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 Hancock County?
Accommodation and food services is the largest private sector at 2,517 jobs, 17.5 percent of covered employment. Covered employment averages 14,399 jobs at an average annual pay of $62,168, or $1,196 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?
21 7(a) approvals totaling $7.7 m since FY2020, across 11 lenders, with a median approval of $300,000, plus 4 504 approvals worth $5.2 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Hancock County?
244 housing units were authorized by permit in 2024, with a declared construction value of $60.3 m. Multifamily was 0.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Hancock 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 Hancock County come from?
The largest single origin is Harrison County, with 317 households. Arriving households report an average income of $69,925 against $53,135 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.
5 Census places lie wholly or partly in Hancock County. All 5 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 St. Louis | city | 10,188 | 8 | Wholly in this county |
| Diamondhead | city | 9,338 | 7 | Wholly in this county |
| Waveland | city | 7,062 | 1 | Wholly in this county |
| Kiln | CDP | 2,016 | 3 | Wholly in this county |
| Pearlington | CDP | 1,278 | None recorded | Wholly in this county |
A further 2 of the county's 21 SBA 7(a) approvals are to borrowers in cities that match no Census place in Hancock County, the largest being Pass Christian (2). 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.