Douglas County, Nevada: commercial real estate data.
Douglas County, Nevada had an estimated 49,564 residents on July 1, 2024, up 0.2 percent since the 2020 census base of 49,483, across 710 square miles. County output reached $4.05 bn in 2024, 1,714 establishments operate here, and the SBA record carries 66 7(a) approvals worth $46.8 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Douglas County
How many people live in Douglas County
- Population, American Community Survey 2020-202449,623
- Households21,325
- Average household size2.33
- Median household income$90,754
- Median age55.0
- Median gross rent$1,593 per month
- Median owner-occupied home value$615,400
- Home value to household income6.8 times
- Annual rent as a share of median income21.1 percent
- Adults 25 and over with a bachelor degree or higher31.6 percent
- Adults 25 and over with a graduate degree10.8 percent
- Adults 25 and over39,611
- Population under 187,377
- Share under 1814.9 percent
- Population 65 and over16,251
- Share 65 and over32.7 percent
- Working age population, 18 to 6425,995
- Civilian labor force21,791
- Unemployment rate3.0 percent
- Labor force participation, adults 18 and over51.6 percent
- Rank by population among Nevada counties7th of 17
- Rank by population among US county-equivalents, Puerto Rico included1020th of 3,222
Douglas County is the 7th largest of 17 Nevada counties by population. A median home costs 6.8 times median household income, which is severely unaffordable by national standards. Residents 65 and over outnumber those under 18, at 32.7 percent against 14.9 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.
Douglas County
Is Douglas County's population growing?
- Population, July 1, 202449,564
- Census 2020 base population49,483
- Population change since the 2020 census base0.16 percent
- Population change, 2023 to 2024142
- Births, 2024332
- Deaths, 2024674
- Natural change, 2024-342
- Net domestic migration, 2024454
- Net international migration, 202429
- Total net migration, 2024483
- Cumulative net domestic migration, 2021 to 20241,432
- Rank by growth among US county-equivalents1769th of 3,144
The county has grown 0.16 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.
Douglas County
Where are people moving to Douglas County from?
- Tax returns filed by households arriving2,041
- People arriving, from those returns3,430
- Tax returns filed by households leaving1,900
- Net household movement141
- Adjusted gross income arriving$358.5 m
- Net adjusted gross income movement$12.3 m
- Average income of an arriving household$175,662
- Average income of a leaving household$182,239
- Largest single originCarson City (241 households)
- Largest single destinationCarson City (347 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Carson City | 241 | 421 | $14.7 m |
| El Dorado County | 221 | 367 | $27.0 m |
| Washoe County | 221 | 336 | $29.6 m |
| Los Angeles County | 84 | 134 | $20.6 m |
| Lyon County | 66 | 109 | $3.6 m |
| Sacramento County | 58 | 96 | $14.0 m |
| Santa Clara County | 58 | 106 | $17.8 m |
| San Diego County | 52 | 87 | $13.0 m |
Households arriving report $6,577 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Carson City, 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.
Douglas County
What is the Douglas County economy?
- County GDP, 2024$4.05 bn
- County GDP, 2023$3.70 bn
- GDP change, 2023 to 20249.3 percent
- GDP change over five years53.5 percent
- Rank by GDP among the Nevada areas BEA publishes4th of 17
- Rank by GDP among the US county areas BEA publishes798th of 3,127
- GDP per resident$81,579
Output grew 9.3 percent in the latest year and 53.5 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.
Douglas County
Employment by industry in Douglas County
- Covered employment, annual average20,644
- Establishments reporting2,060
- Average annual pay$69,271
- Average weekly wage$1,332
- Accommodation and food services, employment4,109
- Accommodation and food services, average annual pay$39,917
- Manufacturing, employment2,328
- Manufacturing, average annual pay$80,632
- Retail trade, employment2,264
- Retail trade, average annual pay$37,242
- Construction, employment1,723
- Construction, average annual pay$72,807
- Health care and social assistance, employment1,702
- Arts, entertainment and recreation, employment1,275
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Accommodation and food services | 4,109 | 123 | $39,917 |
| Manufacturing | 2,328 | 80 | $80,632 |
| Retail trade | 2,264 | 155 | $37,242 |
| Construction | 1,723 | 251 | $72,807 |
| Health care and social assistance | 1,702 | 127 | $64,065 |
| Arts, entertainment and recreation | 1,275 | 52 | $48,098 |
| Professional, scientific and technical services | 987 | 338 | $186,649 |
| Administrative and support and waste management services | 937 | 130 | $61,940 |
Accommodation and food services is the largest private sector at 4,109 jobs, 19.9 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Douglas County
How many businesses are in Douglas County?
- Establishments, all industries1,714
- Employment at those establishments16,247
- Annual payroll$846.5 m
- Establishments per 1,000 residents34.5
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.
Douglas County
Building permits in Douglas County
- Housing units authorized by permit, 2024314
- Declared construction value permitted$158.6 m
- Single family units authorized314
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$505,024
- Units authorized per 1,000 households14.7
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.
Douglas County
SBA loans in Douglas County (7(a) and 504)
- 7(a) approvals recorded66
- 7(a) gross approval dollars$46.8 m
- Average 7(a) approval$709,033
- Median 7(a) approval$250,000
- 10th percentile approval$30,500
- 90th percentile approval$2,152,500
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)594
- Jobs per approval9.0
- Distinct 7(a) lenders active21
- Distinct industries receiving approvals45
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer18.2 percent
- Loans on real estate terms12
- Loans on working capital terms, 120 months or shorter48
- Franchise loans6
- Franchise share of approvals9.1 percent
- Leading industry by approval countOffices of Physical, Occupational and Speech Therapists, and Audiologists (4)
- Most active lenderU.S. Bank, National Association (16)
- 504 approvals recorded27
- 504 gross approval dollars$29.6 m
- Average 504 approval$1,095,407
- Median 504 approval$675,000
- Distinct CDCs active5
- 504 jobs per approval8.4
- 504 jobs per million dollars approved7.7
- Most active CDCNevada State Development Corporation (21)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$76.4 m
The average approval of $709,033 sits well above the median of $250,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 18.2 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.
Douglas County
SBA loan default and charge-off rates in Douglas County
Do SBA loans in Douglas County get paid back?
- Loans with a final outcome recorded6
- Paid in full6
- Charged off0
- Status: Exempt from disclosure47
- Status: Paid in full6
- Status: Cancelled8
- Status: Committed, not yet disbursed5
Only 6 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.
Douglas County
SBA lending by place in Douglas County
- Borrower cities with recorded lending6
- Minden, approvals27
- Gardnerville, approvals23
- Stateline, approvals6
- Zephyr Cove, approvals6
- Carson City, approvals3
- Genoa, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Minden | 27 | $23,010,200 |
| Gardnerville | 23 | $10,877,900 |
| Stateline | 6 | $11,156,600 |
| Zephyr Cove | 6 | $866,500 |
| Carson City | 3 | $835,000 |
| Genoa | 1 | $50,000 |
Minden accounts for 27 approvals against 23 in Gardnerville. 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.
Douglas County
How large is Douglas County?
- Land area710 sq mi
- Rank by land area among Nevada counties15th of 17
- Width, east to west37.3 mi
- Height, north to south40 mi
- Geographies sharing a boundary6
- Residents per square mile of land70
- Establishments per square mile2.41
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.
Douglas County
Flood risk in Douglas County
- Participation of the county's own NFIP community Douglas County, unincorporated areasParticipating, community 320008
- Community Rating System class of the county's own communityClass 6
- Communities in the county in the NFIP Community Status Book1
- Of those, participating in the NFIP1
- 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 6
- Communities carrying a CRS class1
- Radon levels in Douglas County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The county's own community in the status book, unincorporated Douglas County (community 320008), participates in the National Flood Insurance Program and carries Community Rating System class 6, a flood insurance premium discount for policies written there. The EPA places Douglas County in radon zone 1, a predicted average indoor radon screening level greater than 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 6, 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 Douglas 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 Douglas County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202449,623
- Households21,325
- Average household size2.33
- Median household income$90,754
- Median age55.0
Common questions
Douglas County questions, answered from the record.
How many people live in Douglas County, Nevada?
The Census Bureau estimates 49,564 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 49,623, in 21,325 households, ranking 7th of 17 Nevada counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Douglas County's population growing?
The population has grown 0.16 percent since the 2020 census base of 49,483, to 49,564 on July 1, 2024. In 2024 there were 332 births against 674 deaths, with net migration of 483. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Douglas County?
$90,754. The median owner-occupied home is valued at $615,400, which is 6.8 times income, and median gross rent is $1,593 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Douglas County?
1,714 establishments, employing 16,247 people with an annual payroll of $846.5 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 Douglas County?
Accommodation and food services is the largest private sector at 4,109 jobs, 19.9 percent of covered employment. Covered employment averages 20,644 jobs at an average annual pay of $69,271, or $1,332 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Douglas County?
66 7(a) approvals totaling $46.8 m since FY2020, across 21 lenders, with a median approval of $250,000, plus 27 504 approvals worth $29.6 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Douglas County?
314 housing units were authorized by permit in 2024, with a declared construction value of $158.6 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Douglas County?
Zone 1, a predicted average indoor radon screening level greater than 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 Douglas County come from?
The largest single origin is Carson City, with 241 households. Arriving households report an average income of $175,662 against $182,239 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Douglas 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 Douglas 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.
Douglas County
Cities and places in Douglas.
21 Census places lie wholly or partly in Douglas County. All 21 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 |
|---|---|---|---|---|
| Gardnerville Ranchos | CDP | 12,114 | None recorded | Wholly in this county |
| Johnson Lane | CDP | 6,467 | None recorded | Wholly in this county |
| Indian Hills | CDP | 5,527 | None recorded | Wholly in this county |
| Gardnerville | CDP | 5,486 | 23 | Wholly in this county |
| Minden | CDP | 3,707 | 27 | Wholly in this county |
| Kingsbury | CDP | 2,209 | None recorded | Wholly in this county |
| Ruhenstroth | CDP | 1,682 | None recorded | Wholly in this county |
| Topaz Ranch Estates | CDP | 1,621 | None recorded | Wholly in this county |
| Genoa | CDP | 1,284 | 1 | Wholly in this county |
| East Valley | CDP | 1,283 | None recorded | Wholly in this county |
| Round Hill Village | CDP | 823 | None recorded | Wholly in this county |
| Zephyr Cove | CDP | 562 | 6 | Wholly in this county |
| Fish Springs | CDP | 528 | None recorded | Wholly in this county |
| Carter Springs | CDP | 526 | None recorded | Wholly in this county |
| Stateline | CDP | 503 | 6 | Wholly in this county |
| Glenbrook | CDP | 378 | None recorded | Wholly in this county |
| Topaz Lake | CDP | 318 | None recorded | Wholly in this county |
| Skyland | CDP | 313 | None recorded | Wholly in this county |
| Double Spring | CDP | 265 | None recorded | Wholly in this county |
| Lakeridge | CDP | 204 | None recorded | Wholly in this county |
| Logan Creek | CDP | 61 | None recorded | Wholly in this county |
A further 3 of the county's 66 SBA 7(a) approvals are to borrowers in cities that match no Census place in Douglas County, the largest being Carson City (3). 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.