HomeMississippiPearl River County
Pearl River County, Mississippi: commercial real estate data.
Pearl River County, Mississippi had an estimated 59,030 residents on July 1, 2024, up 5.1 percent since the 2020 census base of 56,147, across 811 square miles. County output reached $1.53 bn in 2024, 894 establishments operate here, and the SBA record carries 14 7(a) approvals worth $3.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Pearl River County
How many people live in Pearl River County
- Population, American Community Survey 2020-202457,458
- Households21,880
- Average household size2.63
- Median household income$58,135
- Median age41.6
- Median gross rent$906 per month
- Median owner-occupied home value$182,300
- Home value to household income3.1 times
- Annual rent as a share of median income18.7 percent
- Adults 25 and over with a bachelor degree or higher17.0 percent
- Adults 25 and over with a graduate degree4.7 percent
- Adults 25 and over39,335
- Population under 1813,147
- Share under 1822.9 percent
- Population 65 and over11,246
- Share 65 and over19.6 percent
- Working age population, 18 to 6433,065
- Civilian labor force25,776
- Unemployment rate6.1 percent
- Labor force participation, adults 18 and over58.2 percent
- Rank by population among Mississippi counties14th of 82
- Rank by population among US county-equivalents, Puerto Rico included925th of 3,222
Pearl River County is the 14th largest of 82 Mississippi counties by population. A median home costs 3.1 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 22.9 percent against 19.6 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Pearl River County
Is Pearl River County's population growing?
- Population, July 1, 202459,030
- Census 2020 base population56,147
- Population change since the 2020 census base5.13 percent
- Population change, 2023 to 2024832
- Births, 2024700
- Deaths, 2024752
- Natural change, 2024-52
- Net domestic migration, 2024804
- Net international migration, 202482
- Total net migration, 2024886
- Cumulative net domestic migration, 2021 to 20243,284
- Rank by growth among US county-equivalents512th of 3,144
The county has grown 5.13 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.
Pearl River County
Where are people moving to Pearl River County from?
- Tax returns filed by households arriving1,430
- People arriving, from those returns2,877
- Tax returns filed by households leaving1,059
- Net household movement371
- Adjusted gross income arriving$77.1 m
- Net adjusted gross income movement$29.7 m
- Average income of an arriving household$53,892
- Average income of a leaving household$44,707
- Largest single originSt. Tammany Parish (348 households)
- Largest single destinationSt. Tammany Parish (126 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| St. Tammany Parish | 348 | 709 | $22.6 m |
| Hancock County | 114 | 239 | $6.4 m |
| Jefferson Parish | 99 | 214 | $5.8 m |
| Harrison County | 83 | 174 | $3.3 m |
| Lamar County | 65 | 131 | $2.8 m |
| Orleans Parish | 55 | 109 | $3.7 m |
| Washington Parish | 34 | 72 | $1.5 m |
| Forrest County | 31 | 64 | $827,000 |
Households arriving report $9,185 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 St. Tammany Parish, 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.
Pearl River County
What is the Pearl River County economy?
- County GDP, 2024$1.53 bn
- County GDP, 2023$1.46 bn
- GDP change, 2023 to 20244.9 percent
- GDP change over five years32.4 percent
- Rank by GDP among the Mississippi areas BEA publishes21st of 82
- Rank by GDP among the US county areas BEA publishes1500th of 3,127
- GDP per resident$26,627
Output grew 4.9 percent in the latest year and 32.4 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.
Pearl River County
Employment by industry in Pearl River County
- Covered employment, annual average11,629
- Establishments reporting1,010
- Average annual pay$41,138
- Average weekly wage$791
- Retail trade, employment2,394
- Retail trade, average annual pay$31,157
- Accommodation and food services, employment1,418
- Accommodation and food services, average annual pay$16,421
- Manufacturing, employment685
- Manufacturing, average annual pay$57,171
- Construction, employment631
- Construction, average annual pay$59,596
- Other services, except public administration, employment343
- Wholesale trade, employment320
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 2,394 | 201 | $31,157 |
| Accommodation and food services | 1,418 | 106 | $16,421 |
| Manufacturing | 685 | 41 | $57,171 |
| Construction | 631 | 97 | $59,596 |
| Other services, except public administration | 343 | 80 | $33,112 |
| Wholesale trade | 320 | 37 | $66,157 |
| Finance and insurance | 314 | 72 | $55,779 |
| Professional, scientific and technical services | 250 | 62 | $85,010 |
Retail trade is the largest private sector at 2,394 jobs, 20.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Pearl River County
How many businesses are in Pearl River County?
- Establishments, all industries894
- Employment at those establishments8,948
- Annual payroll$342.3 m
- Establishments per 1,000 residents15.6
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.
Pearl River County
Building permits in Pearl River County
- Housing units authorized by permit, 2024330
- Declared construction value permitted$54.7 m
- Single family units authorized322
- Multifamily units authorized8
- Multifamily share of units2.4 percent
- Average declared value per unit$165,883
- Units authorized per 1,000 households15.1
Single-family homes are 97.6 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Pearl River County
SBA loans in Pearl River County (7(a) and 504)
- 7(a) approvals recorded14
- 7(a) gross approval dollars$3.4 m
- Average 7(a) approval$245,264
- Median 7(a) approval$211,500
- Largest single approval$821,000
- Jobs reported supported, 7(a)129
- Jobs per approval9.2
- Distinct 7(a) lenders active9
- Distinct industries receiving approvals11
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer0.0 percent
- Loans on real estate terms0
- Loans on working capital terms, 120 months or shorter12
- Franchise loans4
- Franchise share of approvals28.6 percent
- 504 approvals recorded1
- 504 gross approval dollars$128,000
- Average 504 approval$128,000
- Median 504 approval$128,000
- Distinct CDCs active1
- 504 jobs per approval20.0
- 504 jobs per million dollars approved156.3
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$3.6 m
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.
Pearl River County
SBA loan default and charge-off rates in Pearl River County
Do SBA loans in Pearl River County get paid back?
- Loans with a final outcome recorded2
- Paid in full2
- Charged off0
- Status: Exempt from disclosure9
- Status: Paid in full2
- Status: Cancelled2
- Status: Committed, not yet disbursed1
Only 2 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.
Pearl River County
SBA lending by place in Pearl River County
- Borrower cities with recorded lending4
- Poplarville, approvals8
- Picayune, approvals4
- Nicholson, approvals1
- Carriere, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Poplarville | 8 | $1,883,700 |
| Picayune | 4 | $1,429,000 |
| Nicholson | 1 | $100,000 |
| Carriere | 1 | $21,000 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Pearl River County
How large is Pearl River County?
- Land area811 sq mi
- Rank by land area among Mississippi counties4th of 82
- Width, east to west29.8 mi
- Height, north to south38.3 mi
- Geographies sharing a boundary7
- Residents per square mile of land71
- Establishments per square mile1.10
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.
Pearl River County
Flood risk in Pearl River County
- Participation of the county's own NFIP community Pearl River County, unincorporated areasParticipating, community 280129
- Community Rating System class of the county's own communityClass 8
- 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 8
- Communities carrying a CRS class2
- Radon levels in Pearl River 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 Pearl River County (community 280129), participates in the National Flood Insurance Program and carries Community Rating System class 8, a flood insurance premium discount for policies written there. The EPA places Pearl River 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 8, 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 Pearl River 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 Pearl River County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202457,458
- Households21,880
- Average household size2.63
- Median household income$58,135
- Median age41.6
Common questions
Pearl River County questions, answered from the record.
How many people live in Pearl River County, Mississippi?
The Census Bureau estimates 59,030 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 57,458, in 21,880 households, ranking 14th of 82 Mississippi counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Pearl River County's population growing?
The population has grown 5.13 percent since the 2020 census base of 56,147, to 59,030 on July 1, 2024. In 2024 there were 700 births against 752 deaths, with net migration of 886. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Pearl River County?
$58,135. The median owner-occupied home is valued at $182,300, which is 3.1 times income, and median gross rent is $906 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Pearl River County?
894 establishments, employing 8,948 people with an annual payroll of $342.3 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 Pearl River County?
Retail trade is the largest private sector at 2,394 jobs, 20.6 percent of covered employment. Covered employment averages 11,629 jobs at an average annual pay of $41,138, or $791 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Pearl River County?
14 7(a) approvals totaling $3.4 m since FY2020, across 9 lenders, with a median approval of $211,500, plus 1 504 approvals worth $128,000 since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Pearl River County?
330 housing units were authorized by permit in 2024, with a declared construction value of $54.7 m. Multifamily was 2.4 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Pearl River 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 Pearl River County come from?
The largest single origin is St. Tammany Parish, with 348 households. Arriving households report an average income of $53,892 against $44,707 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Pearl River 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 Pearl River 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.
Pearl River County
Cities and places in Pearl River.
5 Census places lie wholly or partly in Pearl River 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 |
|---|---|---|---|---|
| Picayune | city | 11,900 | 4 | Wholly in this county |
| Nicholson | CDP | 3,146 | 1 | Wholly in this county |
| Poplarville | city | 2,847 | 8 | Wholly in this county |
| Hide-A-Way Lake | CDP | 2,569 | None recorded | Wholly in this county |
| Lumberton | city | 1,320 | None recorded | 2.9 percent here, 97.1 percent Lamar County |
A further 1 of the county's 14 SBA 7(a) approvals are to borrowers in cities that match no Census place in Pearl River County, the largest being Carriere (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.