Albany County, New York: commercial real estate data.
Albany County, New York had an estimated 319,964 residents on July 1, 2024, up 1.6 percent since the 2020 census base of 314,838, across 523 square miles. County output reached $46.13 bn in 2024, 9,465 establishments operate here, and the SBA record carries 306 7(a) approvals worth $173.7 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Albany County
How many people live in Albany County
- Population, American Community Survey 2020-2024317,018
- Households134,703
- Average household size2.35
- Median household income$85,333
- Median age38.4
- Median gross rent$1,313 per month
- Median owner-occupied home value$294,600
- Home value to household income3.5 times
- Annual rent as a share of median income18.5 percent
- Adults 25 and over with a bachelor degree or higher46.4 percent
- Adults 25 and over with a graduate degree22.8 percent
- Adults 25 and over214,344
- Population under 1857,145
- Share under 1818.0 percent
- Population 65 and over57,602
- Share 65 and over18.2 percent
- Working age population, 18 to 64202,271
- Civilian labor force169,596
- Unemployment rate5.0 percent
- Labor force participation, adults 18 and over65.3 percent
- Rank by population among New York counties14th of 62
- Rank by population among US county-equivalents, Puerto Rico included232nd of 3,222
Albany County is the 14th largest of 62 New York counties by population. A median home costs 3.5 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 18.2 percent against 18.0 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.
Albany County
Is Albany County's population growing?
- Population, July 1, 2024319,964
- Census 2020 base population314,838
- Population change since the 2020 census base1.63 percent
- Population change, 2023 to 20241,964
- Births, 20242,726
- Deaths, 20242,867
- Natural change, 2024-141
- Net domestic migration, 2024-990
- Net international migration, 20243,095
- Total net migration, 20242,105
- Cumulative net domestic migration, 2021 to 2024-640
- Rank by growth among US county-equivalents1293rd of 3,144
The county has grown 1.63 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.
Albany County
Where are people moving to Albany County from?
- Tax returns filed by households arriving9,119
- People arriving, from those returns13,897
- Tax returns filed by households leaving9,796
- Net household movement-677
- Adjusted gross income arriving$1.27 bn
- Net adjusted gross income movement$486.5 m
- Average income of an arriving household$139,255
- Average income of a leaving household$79,966
- Largest single originRensselaer County (1,588 households)
- Largest single destinationRensselaer County (1,721 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Rensselaer County | 1,588 | 2,477 | $89.8 m |
| Schenectady County | 1,063 | 1,673 | $70.3 m |
| Saratoga County | 863 | 1,201 | $60.8 m |
| Kings County | 294 | 469 | $18.2 m |
| Queens County | 269 | 489 | $15.1 m |
| Greene County | 245 | 401 | $18.3 m |
| Bronx County | 195 | 342 | $8.7 m |
| Columbia County | 160 | 230 | $9.3 m |
Households arriving report $59,289 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 Rensselaer 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.
Albany County
What is the Albany County economy?
- County GDP, 2024$46.13 bn
- County GDP, 2023$44.05 bn
- GDP change, 2023 to 20244.7 percent
- GDP change over five years31.6 percent
- Rank by GDP among the New York areas BEA publishes10th of 62
- Rank by GDP among the US county areas BEA publishes129th of 3,127
- GDP per resident$145,509
Output grew 4.7 percent in the latest year and 31.6 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.
Albany County
Employment by industry in Albany County
- Covered employment, annual average233,390
- Establishments reporting11,137
- Average annual pay$82,387
- Average weekly wage$1,584
- Health care and social assistance, employment34,548
- Health care and social assistance, average annual pay$67,594
- Retail trade, employment20,252
- Retail trade, average annual pay$42,344
- Professional, scientific and technical services, employment16,851
- Professional, scientific and technical services, average annual pay$110,855
- Accommodation and food services, employment13,132
- Accommodation and food services, average annual pay$30,598
- Administrative and support and waste management services, employment12,804
- Finance and insurance, employment9,844
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 34,548 | 952 | $67,594 |
| Retail trade | 20,252 | 1,172 | $42,344 |
| Professional, scientific and technical services | 16,851 | 1,549 | $110,855 |
| Accommodation and food services | 13,132 | 893 | $30,598 |
| Administrative and support and waste management services | 12,804 | 766 | $50,470 |
| Finance and insurance | 9,844 | 561 | $126,493 |
| Manufacturing | 8,640 | 238 | $92,928 |
| Educational services | 8,596 | 190 | $77,577 |
Health care and social assistance is the largest private sector at 34,548 jobs, 14.8 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Albany County
How many businesses are in Albany County?
- Establishments, all industries9,465
- Employment at those establishments180,421
- Annual payroll$11.96 bn
- Establishments per 1,000 residents29.9
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.
Albany County
Building permits in Albany County
- Housing units authorized by permit, 2024741
- Declared construction value permitted$171.8 m
- Single family units authorized190
- Multifamily units authorized551
- Multifamily share of units74.4 percent
- Average declared value per unit$231,878
- Units authorized per 1,000 households5.5
Multifamily is 74.4 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Albany County
SBA loans in Albany County (7(a) and 504)
- 7(a) approvals recorded306
- 7(a) gross approval dollars$173.7 m
- Average 7(a) approval$567,776
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,583,500
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,909
- Jobs per approval9.5
- Distinct 7(a) lenders active54
- Distinct industries receiving approvals132
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer11.1 percent
- Loans on real estate terms34
- Loans on working capital terms, 120 months or shorter259
- Franchise loans25
- Franchise share of approvals8.2 percent
- Leading industry by approval countFull-Service Restaurants (30)
- Most active lenderManufacturers and Traders Trust Company (43)
- 504 approvals recorded98
- 504 gross approval dollars$80.2 m
- Average 504 approval$818,786
- Median 504 approval$425,000
- Distinct CDCs active1
- 504 jobs per approval6.8
- 504 jobs per million dollars approved8.3
- Most active CDCEmpire State Certified Development Corporation (98)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$254.0 m
The average approval of $567,776 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 11.1 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.
Albany County
SBA loan default and charge-off rates in Albany County
Do SBA loans in Albany County get paid back?
- Loans with a final outcome recorded51
- Paid in full48
- Charged off3
- Charge-off rate on resolved loans5.9 percent
- Status: Paid in full48
- Status: Exempt from disclosure182
- Status: Cancelled54
- Status: Committed, not yet disbursed19
- Status: Charged off3
Of the 51 loans that have reached a final outcome, 5.9 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
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.
Albany County
SBA lending by place in Albany County
- Borrower cities with recorded lending19
- Albany, approvals160
- Latham, approvals62
- Delmar, approvals12
- Watervliet, approvals10
- Schenectady, approvals9
- Slingerlands, approvals8
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Albany | 160 | $90,833,700 |
| Latham | 62 | $51,783,700 |
| Delmar | 12 | $4,938,200 |
| Watervliet | 10 | $3,621,100 |
| Schenectady | 9 | $1,297,000 |
| Slingerlands | 8 | $1,482,900 |
| Cohoes | 8 | $650,800 |
| Selkirk | 6 | $5,202,900 |
| 11 other borrower cities | 31 | $13,929,200 |
Albany accounts for 160 approvals against 62 in Latham. 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.
Albany County
How large is Albany County?
- Land area523 sq mi
- Rank by land area among New York counties40th of 62
- Width, east to west29.4 mi
- Height, north to south28.5 mi
- Geographies sharing a boundary5
- Residents per square mile of land606
- Establishments per square mile18.10
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.
Albany County
Flood risk in Albany County
- Communities in the county in the NFIP Community Status Book18
- Of those, participating in the NFIP18
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Albany County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Albany 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 Albany 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 Albany County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024317,018
- Households134,703
- Average household size2.35
- Median household income$85,333
- Median age38.4
Common questions
Albany County questions, answered from the record.
How many people live in Albany County, New York?
The Census Bureau estimates 319,964 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 317,018, in 134,703 households, ranking 14th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Albany County's population growing?
The population has grown 1.63 percent since the 2020 census base of 314,838, to 319,964 on July 1, 2024. In 2024 there were 2,726 births against 2,867 deaths, with net migration of 2,105. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Albany County?
$85,333. The median owner-occupied home is valued at $294,600, which is 3.5 times income, and median gross rent is $1,313 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Albany County?
9,465 establishments, employing 180,421 people with an annual payroll of $11.96 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 Albany County?
Health care and social assistance is the largest private sector at 34,548 jobs, 14.8 percent of covered employment. Covered employment averages 233,390 jobs at an average annual pay of $82,387, or $1,584 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Albany County?
306 7(a) approvals totaling $173.7 m since FY2020, across 54 lenders, with a median approval of $150,000, plus 98 504 approvals worth $80.2 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Albany County get paid back?
Of the 51 loans that have reached a final outcome, 48 were paid in full and 3 charged off, a charge-off rate of 5.9 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Albany County?
741 housing units were authorized by permit in 2024, with a declared construction value of $171.8 m. Multifamily was 74.4 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Albany 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 Albany County come from?
The largest single origin is Rensselaer County, with 1,588 households. Arriving households report an average income of $139,255 against $79,966 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Albany 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 Albany 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.
Albany County
Cities and places in Albany.
15 Census places lie wholly or partly in Albany County. All 15 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 |
|---|---|---|---|---|
| Albany | city | 100,492 | 160 | Wholly in this county |
| Cohoes | city | 18,159 | 8 | Wholly in this county |
| Latham | CDP | 13,802 | 62 | Wholly in this county |
| Roessleville | CDP | 10,968 | None recorded | Wholly in this county |
| Loudonville | CDP | 10,527 | None recorded | Wholly in this county |
| Watervliet | city | 10,287 | 10 | Wholly in this county |
| Westmere | CDP | 8,334 | None recorded | Wholly in this county |
| Colonie | village | 7,702 | 1 | Wholly in this county |
| Menands | village | 4,505 | 4 | Wholly in this county |
| Ravena | village | 3,243 | 3 | Wholly in this county |
| Green Island | village | 2,970 | 2 | Wholly in this county |
| Voorheesville | village | 2,824 | 4 | Wholly in this county |
| Siena College | CDP | 2,500 | None recorded | Wholly in this county |
| Altamont | village | 1,855 | 4 | Wholly in this county |
| Preston-Potter Hollow | CDP | 400 | None recorded | Wholly in this county |
A further 48 of the county's 306 SBA 7(a) approvals are to borrowers in cities that match no Census place in Albany County, the largest being Delmar (12), Schenectady (9), Slingerlands (8). 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