Fulton County, New York: commercial real estate data.
Fulton County, New York had an estimated 52,073 residents on July 1, 2024, down 2.4 percent since the 2020 census base of 53,337, across 495 square miles. County output reached $2.45 bn in 2024, 1,119 establishments operate here, and the SBA record carries 32 7(a) approvals worth $9.1 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Fulton County
How many people live in Fulton County
- Population, American Community Survey 2020-202452,487
- Households22,866
- Average household size2.30
- Median household income$66,533
- Median age44.1
- Median gross rent$912 per month
- Median owner-occupied home value$163,100
- Home value to household income2.5 times
- Annual rent as a share of median income16.4 percent
- Adults 25 and over with a bachelor degree or higher20.9 percent
- Adults 25 and over with a graduate degree7.7 percent
- Adults 25 and over38,073
- Population under 1810,491
- Share under 1820.0 percent
- Population 65 and over10,934
- Share 65 and over20.8 percent
- Working age population, 18 to 6431,062
- Civilian labor force25,689
- Unemployment rate3.5 percent
- Labor force participation, adults 18 and over61.2 percent
- Rank by population among New York counties45th of 62
- Rank by population among US county-equivalents, Puerto Rico included982nd of 3,222
Fulton County is the 45th largest of 62 New York counties by population. A median home costs 2.5 times median household income, which is affordable by national standards. Residents 65 and over outnumber those under 18, at 20.8 percent against 20.0 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.
Fulton County
Is Fulton County's population growing?
- Population, July 1, 202452,073
- Census 2020 base population53,337
- Population change since the 2020 census base-2.37 percent
- Population change, 2023 to 2024-180
- Births, 2024484
- Deaths, 2024687
- Natural change, 2024-203
- Net domestic migration, 2024-19
- Net international migration, 202440
- Total net migration, 202421
- Cumulative net domestic migration, 2021 to 2024-68
- Rank by growth among US county-equivalents2589th of 3,144
The county has lost 2.37 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.
Fulton County
Where are people moving to Fulton County from?
- Tax returns filed by households arriving1,243
- People arriving, from those returns2,129
- Tax returns filed by households leaving1,191
- Net household movement52
- Adjusted gross income arriving$69.3 m
- Net adjusted gross income movement$7.7 m
- Average income of an arriving household$55,789
- Average income of a leaving household$51,794
- Largest single originMontgomery County (349 households)
- Largest single destinationMontgomery County (288 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Montgomery County | 349 | 625 | $15.5 m |
| Saratoga County | 155 | 244 | $8.6 m |
| Schenectady County | 106 | 176 | $5.4 m |
| Albany County | 62 | 106 | $5.2 m |
| Herkimer County | 58 | 107 | $3.1 m |
| Rensselaer County | 34 | 50 | $2.1 m |
Households arriving report $3,995 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 Montgomery 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.
Fulton County
What is the Fulton County economy?
- County GDP, 2024$2.45 bn
- County GDP, 2023$2.35 bn
- GDP change, 2023 to 20244.3 percent
- GDP change over five years22.7 percent
- Rank by GDP among the New York areas BEA publishes49th of 62
- Rank by GDP among the US county areas BEA publishes1115th of 3,127
- GDP per resident$46,600
Output grew 4.3 percent in the latest year and 22.7 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.
Fulton County
Employment by industry in Fulton County
- Covered employment, annual average16,102
- Establishments reporting1,190
- Average annual pay$54,770
- Average weekly wage$1,053
- Health care and social assistance, employment2,997
- Health care and social assistance, average annual pay$57,446
- Retail trade, employment2,136
- Retail trade, average annual pay$36,661
- Transportation and warehousing, employment1,904
- Transportation and warehousing, average annual pay$57,271
- Manufacturing, employment1,599
- Manufacturing, average annual pay$61,211
- Accommodation and food services, employment1,005
- Other services, except public administration, employment617
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 2,997 | 156 | $57,446 |
| Retail trade | 2,136 | 168 | $36,661 |
| Transportation and warehousing | 1,904 | 25 | $57,271 |
| Manufacturing | 1,599 | 55 | $61,211 |
| Accommodation and food services | 1,005 | 104 | $23,696 |
| Other services, except public administration | 617 | 91 | $39,178 |
| Construction | 481 | 113 | $65,014 |
| Administrative and support and waste management services | 298 | 66 | $38,859 |
Health care and social assistance is the largest private sector at 2,997 jobs, 18.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Fulton County
How many businesses are in Fulton County?
- Establishments, all industries1,119
- Employment at those establishments13,419
- Annual payroll$675.2 m
- Establishments per 1,000 residents21.3
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.
Fulton County
Building permits in Fulton County
- Housing units authorized by permit, 202460
- Declared construction value permitted$18.6 m
- Single family units authorized60
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$309,954
- Units authorized per 1,000 households2.6
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.
Fulton County
SBA loans in Fulton County (7(a) and 504)
- 7(a) approvals recorded32
- 7(a) gross approval dollars$9.1 m
- Average 7(a) approval$284,153
- Median 7(a) approval$113,150
- 10th percentile approval$16,860
- 90th percentile approval$500,000
- Largest single approval$2,247,000
- Jobs reported supported, 7(a)387
- Jobs per approval12.1
- Distinct 7(a) lenders active13
- Distinct industries receiving approvals23
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer18.8 percent
- Loans on real estate terms6
- Loans on working capital terms, 120 months or shorter21
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countFinish Carpentry Contractors (4)
- Most active lenderKeyBank National Association (10)
- 504 approvals recorded12
- 504 gross approval dollars$7.7 m
- Average 504 approval$643,833
- Median 504 approval$457,000
- Distinct CDCs active1
- 504 jobs per approval6.4
- 504 jobs per million dollars approved10.0
- Most active CDCEmpire State Certified Development Corporation (12)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$16.8 m
The average approval of $284,153 sits well above the median of $113,150, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 18.8 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.
Fulton County
SBA loan default and charge-off rates in Fulton County
Do SBA loans in Fulton County get paid back?
- Loans with a final outcome recorded8
- Paid in full8
- Charged off0
- Status: Exempt from disclosure19
- Status: Paid in full8
- Status: Cancelled4
- Status: Committed, not yet disbursed1
Only 8 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.
Fulton County
SBA lending by place in Fulton County
- Borrower cities with recorded lending6
- Gloversville, approvals13
- Johnstown, approvals11
- Broadalbin, approvals3
- Northville, approvals2
- Saint Johnsville, approvals2
- Caroga Lake, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Gloversville | 13 | $3,112,200 |
| Johnstown | 11 | $3,765,700 |
| Broadalbin | 3 | $918,000 |
| Northville | 2 | $820,000 |
| Saint Johnsville | 2 | $85,000 |
| Caroga Lake | 1 | $392,000 |
Gloversville accounts for 13 approvals against 11 in Johnstown. 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.
Fulton County
How large is Fulton County?
- Land area495 sq mi
- Rank by land area among New York counties44th of 62
- Width, east to west33.4 mi
- Height, north to south20.9 mi
- Geographies sharing a boundary4
- Residents per square mile of land106
- Establishments per square mile2.26
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.
Fulton County
Flood risk in Fulton County
- Communities in the county in the NFIP Community Status Book14
- Of those, participating in the NFIP13
- NFIP participation rate92.9 percent
- Communities carrying a CRS class0
- Radon levels in Fulton County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The EPA places Fulton 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. 92.9 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 Fulton 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 Fulton County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202452,487
- Households22,866
- Average household size2.30
- Median household income$66,533
- Median age44.1
Common questions
Fulton County questions, answered from the record.
How many people live in Fulton County, New York?
The Census Bureau estimates 52,073 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 52,487, in 22,866 households, ranking 45th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Fulton County's population growing?
The population has fallen 2.37 percent since the 2020 census base of 53,337, to 52,073 on July 1, 2024. In 2024 there were 484 births against 687 deaths, with net migration of 21. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Fulton County?
$66,533. The median owner-occupied home is valued at $163,100, which is 2.5 times income, and median gross rent is $912 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Fulton County?
1,119 establishments, employing 13,419 people with an annual payroll of $675.2 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 Fulton County?
Health care and social assistance is the largest private sector at 2,997 jobs, 18.6 percent of covered employment. Covered employment averages 16,102 jobs at an average annual pay of $54,770, or $1,053 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Fulton County?
32 7(a) approvals totaling $9.1 m since FY2020, across 13 lenders, with a median approval of $113,150, plus 12 504 approvals worth $7.7 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Fulton County?
60 housing units were authorized by permit in 2024, with a declared construction value of $18.6 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Fulton 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 Fulton County come from?
The largest single origin is Montgomery County, with 349 households. Arriving households report an average income of $55,789 against $51,794 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Fulton 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 Fulton 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.
Fulton County
Cities and places in Fulton.
7 Census places lie wholly or partly in Fulton County. All 7 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 |
|---|---|---|---|---|
| Gloversville | city | 14,962 | 13 | Wholly in this county |
| Johnstown | city | 8,111 | 11 | Wholly in this county |
| Dolgeville | village | 1,874 | None recorded | 15.9 percent here, 84.1 percent Herkimer County |
| Broadalbin | village | 1,819 | 3 | Wholly in this county |
| Mayfield | village | 1,099 | None recorded | Wholly in this county |
| Northville | village | 1,038 | 2 | Wholly in this county |
| Caroga Lake | CDP | 448 | 1 | Wholly in this county |
A further 2 of the county's 32 SBA 7(a) approvals are to borrowers in cities that match no Census place in Fulton County, the largest being Saint Johnsville (2). 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