Chemung County, New York: commercial real estate data.
Chemung County, New York had an estimated 81,115 residents on July 1, 2024, down 3.6 percent since the 2020 census base of 84,152, across 407 square miles. County output reached $4.77 bn in 2024, 1,647 establishments operate here, and the SBA record carries 86 7(a) approvals worth $18.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Chemung County
How many people live in Chemung County
- Population, American Community Survey 2020-202482,147
- Households35,262
- Average household size2.33
- Median household income$63,716
- Median age42.0
- Median gross rent$1,059 per month
- Median owner-occupied home value$141,100
- Home value to household income2.2 times
- Annual rent as a share of median income19.9 percent
- Adults 25 and over with a bachelor degree or higher27.2 percent
- Adults 25 and over with a graduate degree12.0 percent
- Adults 25 and over58,412
- Population under 1817,169
- Share under 1820.9 percent
- Population 65 and over16,693
- Share 65 and over20.3 percent
- Working age population, 18 to 6448,285
- Civilian labor force38,442
- Unemployment rate6.1 percent
- Labor force participation, adults 18 and over59.2 percent
- Rank by population among New York counties32nd of 62
- Rank by population among US county-equivalents, Puerto Rico included714th of 3,222
Chemung County is the 32nd largest of 62 New York counties by population. A median home costs 2.2 times median household income, which is affordable by national standards. Residents under 18 outnumber those 65 and over, at 20.9 percent against 20.3 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Chemung County
Is Chemung County's population growing?
- Population, July 1, 202481,115
- Census 2020 base population84,152
- Population change since the 2020 census base-3.61 percent
- Population change, 2023 to 2024-164
- Births, 2024808
- Deaths, 20241,096
- Natural change, 2024-288
- Net domestic migration, 2024-43
- Net international migration, 2024169
- Total net migration, 2024126
- Cumulative net domestic migration, 2021 to 2024-1,768
- Rank by growth among US county-equivalents2842nd of 3,144
The county has lost 3.61 percent of its population since the 2020 census base. Deaths exceeded births in 2024 by more than net migration added, so the population fell even though more people moved in than left.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Chemung County
Where are people moving to Chemung County from?
- Tax returns filed by households arriving1,705
- People arriving, from those returns2,867
- Tax returns filed by households leaving1,896
- Net household movement-191
- Adjusted gross income arriving$110.9 m
- Net adjusted gross income movement$-17.2 m
- Average income of an arriving household$65,072
- Average income of a leaving household$67,604
- Largest single originSteuben County (300 households)
- Largest single destinationSteuben County (273 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Steuben County | 300 | 502 | $20.0 m |
| Bradford County | 99 | 182 | $4.9 m |
| Schuyler County | 97 | 176 | $5.3 m |
| Tioga County | 93 | 161 | $4.0 m |
| Tompkins County | 70 | 120 | $3.4 m |
| Tioga County | 39 | 67 | $1.8 m |
| Monroe County | 36 | 58 | $1.6 m |
| Broome County | 34 | 53 | $1.4 m |
Households arriving report $2,532 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Steuben 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.
Chemung County
What is the Chemung County economy?
- County GDP, 2024$4.77 bn
- County GDP, 2023$4.53 bn
- GDP change, 2023 to 20245.4 percent
- GDP change over five years25.3 percent
- Rank by GDP among the New York areas BEA publishes34th of 62
- Rank by GDP among the US county areas BEA publishes734th of 3,127
- GDP per resident$58,117
Output grew 5.4 percent in the latest year and 25.3 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.
Chemung County
Employment by industry in Chemung County
- Covered employment, annual average33,739
- Establishments reporting1,914
- Average annual pay$61,216
- Average weekly wage$1,177
- Health care and social assistance, employment5,770
- Health care and social assistance, average annual pay$65,568
- Manufacturing, employment4,624
- Manufacturing, average annual pay$77,164
- Retail trade, employment4,534
- Retail trade, average annual pay$37,543
- Accommodation and food services, employment3,095
- Accommodation and food services, average annual pay$24,651
- Transportation and warehousing, employment1,585
- Construction, employment1,478
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 5,770 | 200 | $65,568 |
| Manufacturing | 4,624 | 94 | $77,164 |
| Retail trade | 4,534 | 285 | $37,543 |
| Accommodation and food services | 3,095 | 205 | $24,651 |
| Transportation and warehousing | 1,585 | 53 | $55,849 |
| Construction | 1,478 | 150 | $75,239 |
| Administrative and support and waste management services | 1,283 | 105 | $41,078 |
| Other services, except public administration | 786 | 175 | $35,493 |
Health care and social assistance is the largest private sector at 5,770 jobs, 17.1 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Chemung County
How many businesses are in Chemung County?
- Establishments, all industries1,647
- Employment at those establishments27,912
- Annual payroll$1.45 bn
- Establishments per 1,000 residents20.0
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.
Chemung County
Building permits in Chemung County
- Housing units authorized by permit, 202493
- Declared construction value permitted$13.0 m
- Single family units authorized26
- Multifamily units authorized67
- Multifamily share of units72.0 percent
- Average declared value per unit$139,349
- Units authorized per 1,000 households2.6
Multifamily is 72.0 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Chemung County
SBA loans in Chemung County (7(a) and 504)
- 7(a) approvals recorded86
- 7(a) gross approval dollars$18.2 m
- Average 7(a) approval$212,001
- Median 7(a) approval$130,100
- 10th percentile approval$25,000
- 90th percentile approval$375,000
- Largest single approval$3,100,000
- Jobs reported supported, 7(a)449
- Jobs per approval5.2
- Distinct 7(a) lenders active21
- Distinct industries receiving approvals51
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.5 percent
- Loans on real estate terms9
- Loans on working capital terms, 120 months or shorter71
- Franchise loans3
- Franchise share of approvals3.5 percent
- Leading industry by approval countDrinking Places (Alcoholic Beverages) (7)
- Most active lenderFive Star Bank (19)
- 504 approvals recorded10
- 504 gross approval dollars$6.6 m
- Average 504 approval$661,000
- Median 504 approval$386,000
- Distinct CDCs active2
- 504 jobs per approval9.5
- 504 jobs per million dollars approved14.4
- Most active CDCEmpire State Certified Development Corporation (8)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$24.8 m
The average approval of $212,001 sits well above the median of $130,100, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 10.5 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.
Chemung County
SBA loan default and charge-off rates in Chemung County
Do SBA loans in Chemung County get paid back?
- Loans with a final outcome recorded15
- Paid in full15
- Charged off0
- Status: Paid in full15
- Status: Cancelled16
- Status: Exempt from disclosure52
- Status: Committed, not yet disbursed3
Only 15 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.
Chemung County
SBA lending by place in Chemung County
- Borrower cities with recorded lending9
- Elmira, approvals36
- Horseheads, approvals28
- Pine Valley, approvals5
- Van Etten, approvals5
- Elmira Heights, approvals4
- Waverly, approvals4
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Elmira | 36 | $5,712,500 |
| Horseheads | 28 | $10,129,900 |
| Pine Valley | 5 | $411,500 |
| Van Etten | 5 | $312,000 |
| Elmira Heights | 4 | $607,000 |
| Waverly | 4 | $549,000 |
| Millport | 2 | $50,000 |
| Corning | 1 | $345,200 |
| 1 other borrower city | 1 | $115,000 |
Elmira accounts for 36 approvals against 28 in Horseheads. 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.
Chemung County
How large is Chemung County?
- Land area407 sq mi
- Rank by land area among New York counties48th of 62
- Width, east to west21.9 mi
- Height, north to south20.3 mi
- Geographies sharing a boundary6
- Residents per square mile of land202
- Establishments per square mile4.05
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.
Chemung County
Flood risk in Chemung County
- Communities in the county in the NFIP Community Status Book17
- Of those, participating in the NFIP17
- 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 class11
- Radon levels in Chemung County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Chemung 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 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 Chemung 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 Chemung County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202482,147
- Households35,262
- Average household size2.33
- Median household income$63,716
- Median age42.0
Common questions
Chemung County questions, answered from the record.
How many people live in Chemung County, New York?
The Census Bureau estimates 81,115 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 82,147, in 35,262 households, ranking 32nd of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Chemung County's population growing?
The population has fallen 3.61 percent since the 2020 census base of 84,152, to 81,115 on July 1, 2024. In 2024 there were 808 births against 1,096 deaths, with net migration of 126. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Chemung County?
$63,716. The median owner-occupied home is valued at $141,100, which is 2.2 times income, and median gross rent is $1,059 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Chemung County?
1,647 establishments, employing 27,912 people with an annual payroll of $1.45 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 Chemung County?
Health care and social assistance is the largest private sector at 5,770 jobs, 17.1 percent of covered employment. Covered employment averages 33,739 jobs at an average annual pay of $61,216, or $1,177 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Chemung County?
86 7(a) approvals totaling $18.2 m since FY2020, across 21 lenders, with a median approval of $130,100, plus 10 504 approvals worth $6.6 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Chemung County?
93 housing units were authorized by permit in 2024, with a declared construction value of $13.0 m. Multifamily was 72.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Chemung 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 Chemung County come from?
The largest single origin is Steuben County, with 300 households. Arriving households report an average income of $65,072 against $67,604 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Chemung 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 Chemung 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.
Chemung County
Cities and places in Chemung.
13 Census places lie wholly or partly in Chemung County. All 13 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 |
|---|---|---|---|---|
| Elmira | city | 26,257 | 36 | Wholly in this county |
| Southport | CDP | 6,450 | None recorded | Wholly in this county |
| Horseheads | village | 6,449 | 28 | Wholly in this county |
| Big Flats | CDP | 5,651 | None recorded | Wholly in this county |
| West Elmira | CDP | 4,750 | None recorded | Wholly in this county |
| Elmira Heights | village | 4,110 | 4 | Wholly in this county |
| Horseheads North | CDP | 2,676 | None recorded | Wholly in this county |
| Pine Valley | CDP | 721 | 5 | Wholly in this county |
| Breesport | CDP | 628 | None recorded | Wholly in this county |
| Van Etten | CDP | 587 | 5 | Wholly in this county |
| Erin | CDP | 473 | None recorded | Wholly in this county |
| Wellsburg | village | 448 | None recorded | Wholly in this county |
| Millport | village | 243 | 2 | Wholly in this county |
A further 6 of the county's 86 SBA 7(a) approvals are to borrowers in cities that match no Census place in Chemung County, the largest being Waverly (4), Corning (1), Lowman (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.