HomeNew JerseyWarren County
Warren County, New Jersey: commercial real estate data.
Warren County, New Jersey had an estimated 112,031 residents on July 1, 2024, up 2.2 percent since the 2020 census base of 109,635, across 357 square miles. County output reached $6.16 bn in 2024, 2,286 establishments operate here, and the SBA record carries 143 7(a) approvals worth $67.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Warren County
How many people live in Warren County
- Population, American Community Survey 2020-2024110,849
- Households45,391
- Average household size2.44
- Median household income$100,869
- Median age44.0
- Median gross rent$1,409 per month
- Median owner-occupied home value$346,500
- Home value to household income3.4 times
- Annual rent as a share of median income16.8 percent
- Adults 25 and over with a bachelor degree or higher36.5 percent
- Adults 25 and over with a graduate degree12.0 percent
- Adults 25 and over80,815
- Population under 1821,393
- Share under 1819.3 percent
- Population 65 and over21,672
- Share 65 and over19.6 percent
- Working age population, 18 to 6467,784
- Civilian labor force62,053
- Unemployment rate5.1 percent
- Labor force participation, adults 18 and over69.4 percent
- Rank by population among New Jersey counties19th of 21
- Rank by population among US county-equivalents, Puerto Rico included568th of 3,222
Warren County is the 19th largest of 21 New Jersey counties by population. A median home costs 3.4 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 19.6 percent against 19.3 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.
Warren County
Is Warren County's population growing?
- Population, July 1, 2024112,031
- Census 2020 base population109,635
- Population change since the 2020 census base2.19 percent
- Population change, 2023 to 2024687
- Births, 2024945
- Deaths, 20241,108
- Natural change, 2024-163
- Net domestic migration, 2024369
- Net international migration, 2024485
- Total net migration, 2024854
- Cumulative net domestic migration, 2021 to 20242,085
- Rank by growth among US county-equivalents1110th of 3,144
The county has grown 2.19 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.
Warren County
Where are people moving to Warren County from?
- Tax returns filed by households arriving3,354
- People arriving, from those returns5,651
- Tax returns filed by households leaving3,192
- Net household movement162
- Adjusted gross income arriving$246.4 m
- Net adjusted gross income movement$-67.1 m
- Average income of an arriving household$73,470
- Average income of a leaving household$98,235
- Largest single originMorris County (517 households)
- Largest single destinationNorthampton County (406 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Morris County | 517 | 860 | $44.2 m |
| Hunterdon County | 291 | 465 | $25.4 m |
| Sussex County | 224 | 351 | $17.0 m |
| Northampton County | 222 | 347 | $10.3 m |
| Middlesex County | 196 | 333 | $14.2 m |
| Essex County | 186 | 375 | $12.2 m |
| Somerset County | 164 | 283 | $12.8 m |
| Union County | 158 | 307 | $11.5 m |
Households arriving report $24,765 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Morris 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.
Warren County
What is the Warren County economy?
- County GDP, 2024$6.16 bn
- County GDP, 2023$5.74 bn
- GDP change, 2023 to 20247.3 percent
- GDP change over five years49.4 percent
- Rank by GDP among the New Jersey areas BEA publishes21st of 21
- Rank by GDP among the US county areas BEA publishes638th of 3,127
- GDP per resident$55,586
Output grew 7.3 percent in the latest year and 49.4 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.
Warren County
Employment by industry in Warren County
- Covered employment, annual average33,264
- Establishments reporting2,852
- Average annual pay$64,742
- Average weekly wage$1,245
- Health care and social assistance, employment6,133
- Health care and social assistance, average annual pay$65,912
- Retail trade, employment5,576
- Retail trade, average annual pay$39,170
- Manufacturing, employment3,317
- Manufacturing, average annual pay$84,880
- Accommodation and food services, employment2,549
- Accommodation and food services, average annual pay$25,030
- Administrative and support and waste management services, employment1,416
- Other services, except public administration, employment1,294
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 6,133 | 566 | $65,912 |
| Retail trade | 5,576 | 320 | $39,170 |
| Manufacturing | 3,317 | 126 | $84,880 |
| Accommodation and food services | 2,549 | 221 | $25,030 |
| Administrative and support and waste management services | 1,416 | 162 | $51,484 |
| Other services, except public administration | 1,294 | 272 | $40,085 |
| Wholesale trade | 1,081 | 103 | $112,164 |
| Transportation and warehousing | 710 | 66 | $57,403 |
Health care and social assistance is the largest private sector at 6,133 jobs, 18.4 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Warren County
How many businesses are in Warren County?
- Establishments, all industries2,286
- Employment at those establishments28,428
- Annual payroll$1.55 bn
- Establishments per 1,000 residents20.6
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.
Warren County
Building permits in Warren County
- Housing units authorized by permit, 2024720
- Declared construction value permitted$98.3 m
- Single family units authorized298
- Multifamily units authorized422
- Multifamily share of units58.6 percent
- Average declared value per unit$136,486
- Units authorized per 1,000 households15.9
Multifamily is 58.6 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Warren County
SBA loans in Warren County (7(a) and 504)
- 7(a) approvals recorded143
- 7(a) gross approval dollars$67.4 m
- Average 7(a) approval$471,145
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,279,600
- Largest single approval$3,735,000
- Jobs reported supported, 7(a)1,276
- Jobs per approval8.9
- Distinct 7(a) lenders active42
- Distinct industries receiving approvals83
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer21.0 percent
- Loans on real estate terms30
- Loans on working capital terms, 120 months or shorter107
- Franchise loans15
- Franchise share of approvals10.5 percent
- Leading industry by approval countFull-Service Restaurants (7)
- Most active lenderTD Bank, National Association (32)
- 504 approvals recorded12
- 504 gross approval dollars$19.1 m
- Average 504 approval$1,591,583
- Median 504 approval$900,500
- Distinct CDCs active3
- 504 jobs per approval11.8
- 504 jobs per million dollars approved7.4
- Most active CDCEmpire State Certified Development Corporation (6)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$86.5 m
The average approval of $471,145 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 21.0 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.
Warren County
SBA loan default and charge-off rates in Warren County
Do SBA loans in Warren County get paid back?
- Loans with a final outcome recorded22
- Paid in full21
- Charged off1
- Status: Exempt from disclosure88
- Status: Paid in full21
- Status: Cancelled25
- Status: Charged off1
- Status: Committed, not yet disbursed8
Only 22 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.
Warren County
SBA lending by place in Warren County
- Borrower cities with recorded lending19
- Hackettstown, approvals33
- Phillipsburg, approvals31
- Washington, approvals17
- Blairstown, approvals13
- Belvidere, approvals7
- Columbia, approvals6
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Hackettstown | 33 | $15,939,400 |
| Phillipsburg | 31 | $12,130,200 |
| Washington | 17 | $12,679,400 |
| Blairstown | 13 | $6,831,800 |
| Belvidere | 7 | $2,186,000 |
| Columbia | 6 | $4,502,000 |
| Asbury | 6 | $2,417,000 |
| Oxford | 5 | $1,710,000 |
| 11 other borrower cities | 25 | $8,978,000 |
Hackettstown accounts for 33 approvals against 31 in Phillipsburg. 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.
Warren County
How large is Warren County?
- Land area357 sq mi
- Rank by land area among New Jersey counties9th of 21
- Width, east to west22.8 mi
- Height, north to south34.7 mi
- Geographies sharing a boundary7
- Residents per square mile of land311
- Establishments per square mile6.40
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.
Warren County
Flood risk in Warren County
- Communities in the county in the NFIP Community Status Book22
- Of those, participating in the NFIP22
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Warren County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Warren 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. 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 Warren 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 Warren County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024110,849
- Households45,391
- Average household size2.44
- Median household income$100,869
- Median age44.0
Common questions
Warren County questions, answered from the record.
How many people live in Warren County, New Jersey?
The Census Bureau estimates 112,031 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 110,849, in 45,391 households, ranking 19th of 21 New Jersey counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Warren County's population growing?
The population has grown 2.19 percent since the 2020 census base of 109,635, to 112,031 on July 1, 2024. In 2024 there were 945 births against 1,108 deaths, with net migration of 854. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Warren County?
$100,869. The median owner-occupied home is valued at $346,500, which is 3.4 times income, and median gross rent is $1,409 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Warren County?
2,286 establishments, employing 28,428 people with an annual payroll of $1.55 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 Warren County?
Health care and social assistance is the largest private sector at 6,133 jobs, 18.4 percent of covered employment. Covered employment averages 33,264 jobs at an average annual pay of $64,742, or $1,245 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Warren County?
143 7(a) approvals totaling $67.4 m since FY2020, across 42 lenders, with a median approval of $150,000, plus 12 504 approvals worth $19.1 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Warren County?
720 housing units were authorized by permit in 2024, with a declared construction value of $98.3 m. Multifamily was 58.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Warren 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 Warren County come from?
The largest single origin is Morris County, with 517 households. Arriving households report an average income of $73,470 against $98,235 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Warren 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 Warren 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.
Warren County
Cities and places in Warren.
41 Census places lie wholly or partly in Warren County. All 41 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 |
|---|---|---|---|---|
| Phillipsburg | town | 15,299 | 31 | Wholly in this county |
| Hackettstown | town | 10,140 | 33 | Wholly in this county |
| Washington | borough | 7,334 | 17 | Wholly in this county |
| Beattystown | CDP | 4,917 | None recorded | Wholly in this county |
| Panther Valley | CDP | 4,553 | None recorded | Wholly in this county |
| Greenwich | CDP | 2,679 | None recorded | Wholly in this county |
| Belvidere | town | 2,538 | 7 | Wholly in this county |
| Alpha | borough | 2,436 | 4 | Wholly in this county |
| Brass Castle | CDP | 1,936 | None recorded | Wholly in this county |
| Upper Pohatcong | CDP | 1,876 | None recorded | Wholly in this county |
| Oxford | CDP | 1,122 | 5 | Wholly in this county |
| Vienna | CDP | 999 | None recorded | Wholly in this county |
| Stewartsville | CDP | 710 | 5 | Wholly in this county |
| Brookfield | CDP | 673 | None recorded | Wholly in this county |
| Anderson | CDP | 607 | None recorded | Wholly in this county |
| Great Meadows | CDP | 604 | 2 | Wholly in this county |
| Mountain Lake | CDP | 574 | None recorded | Wholly in this county |
| Lopatcong Overlook | CDP | 453 | None recorded | Wholly in this county |
| Johnsonburg | CDP | 406 | None recorded | Wholly in this county |
| Delaware Park | CDP | 374 | None recorded | Wholly in this county |
| Blairstown | CDP | 344 | 13 | Wholly in this county |
| New Village | CDP | 335 | None recorded | Wholly in this county |
| Port Colden | CDP | 332 | None recorded | Wholly in this county |
| Finesville | CDP | 301 | None recorded | Wholly in this county |
| Silver Lake | CDP | 284 | None recorded | Wholly in this county |
| Harmony | CDP | 263 | None recorded | Wholly in this county |
| Asbury | CDP | 241 | 6 | Wholly in this county |
| Hainesburg | CDP | 239 | None recorded | Wholly in this county |
| Mount Hermon | CDP | 207 | None recorded | Wholly in this county |
| Buttzville | CDP | 198 | None recorded | Wholly in this county |
| Marksboro | CDP | 193 | None recorded | Wholly in this county |
| Hope | CDP | 185 | None recorded | Wholly in this county |
| Columbia | CDP | 174 | 6 | Wholly in this county |
| Port Murray | CDP | 138 | 3 | Wholly in this county |
| Upper Stewartsville | CDP | 128 | None recorded | Wholly in this county |
| Broadway | CDP | 115 | None recorded | Wholly in this county |
| Hutchinson | CDP | 114 | None recorded | Wholly in this county |
| Bridgeville | CDP | 104 | None recorded | Wholly in this county |
| Delaware | CDP | 101 | None recorded | Wholly in this county |
| Brainards | CDP | 98 | None recorded | Wholly in this county |
| Allamuchy | CDP | 91 | None recorded | Wholly in this county |
A further 11 of the county's 143 SBA 7(a) approvals are to borrowers in cities that match no Census place in Warren County, the largest being Hardwick (4), Hampton (2), Brooklyn (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.