Livingston County, New York: commercial real estate data.
Livingston County, New York had an estimated 61,561 residents on July 1, 2024, down 0.4 percent since the 2020 census base of 61,836, across 632 square miles. County output reached $3.09 bn in 2024, 1,202 establishments operate here, and the SBA record carries 113 7(a) approvals worth $18.8 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Livingston County
How many people live in Livingston County
- Population, American Community Survey 2020-202461,498
- Households24,473
- Average household size2.51
- Median household income$74,001
- Median age41.5
- Median gross rent$931 per month
- Median owner-occupied home value$174,600
- Home value to household income2.4 times
- Annual rent as a share of median income15.1 percent
- Adults 25 and over with a bachelor degree or higher30.6 percent
- Adults 25 and over with a graduate degree13.9 percent
- Adults 25 and over41,720
- Population under 1810,966
- Share under 1817.8 percent
- Population 65 and over12,384
- Share 65 and over20.1 percent
- Working age population, 18 to 6438,148
- Civilian labor force29,492
- Unemployment rate5.2 percent
- Labor force participation, adults 18 and over58.4 percent
- Rank by population among New York counties39th of 62
- Rank by population among US county-equivalents, Puerto Rico included880th of 3,222
Livingston County is the 39th largest of 62 New York counties by population. A median home costs 2.4 times median household income, which is affordable by national standards. Residents 65 and over outnumber those under 18, at 20.1 percent against 17.8 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.
Livingston County
Is Livingston County's population growing?
- Population, July 1, 202461,561
- Census 2020 base population61,836
- Population change since the 2020 census base-0.44 percent
- Population change, 2023 to 2024313
- Births, 2024514
- Deaths, 2024590
- Natural change, 2024-76
- Net domestic migration, 2024237
- Net international migration, 2024151
- Total net migration, 2024388
- Cumulative net domestic migration, 2021 to 202445
- Rank by growth among US county-equivalents1998th of 3,144
The county has lost 0.44 percent of its population 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.
Livingston County
Where are people moving to Livingston County from?
- Tax returns filed by households arriving1,274
- People arriving, from those returns2,055
- Tax returns filed by households leaving1,426
- Net household movement-152
- Adjusted gross income arriving$74.0 m
- Net adjusted gross income movement$-6.0 m
- Average income of an arriving household$58,051
- Average income of a leaving household$56,079
- Largest single originMonroe County (424 households)
- Largest single destinationMonroe County (438 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Monroe County | 424 | 720 | $29.9 m |
| Steuben County | 117 | 189 | $4.9 m |
| Ontario County | 111 | 158 | $5.1 m |
| Wyoming County | 66 | 114 | $3.1 m |
| Genesee County | 65 | 109 | $3.1 m |
| Erie County | 42 | 57 | $2.9 m |
| Allegany County | 30 | 48 | $1.1 m |
Households arriving report $1,972 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 Monroe 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.
Livingston County
What is the Livingston County economy?
- County GDP, 2024$3.09 bn
- County GDP, 2023$2.83 bn
- GDP change, 2023 to 20249.2 percent
- GDP change over five years37.6 percent
- Rank by GDP among the New York areas BEA publishes43rd of 62
- Rank by GDP among the US county areas BEA publishes955th of 3,127
- GDP per resident$50,273
Output grew 9.2 percent in the latest year and 37.6 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.
Livingston County
Employment by industry in Livingston County
- Covered employment, annual average19,670
- Establishments reporting1,495
- Average annual pay$56,835
- Average weekly wage$1,093
- Retail trade, employment2,253
- Retail trade, average annual pay$35,536
- Health care and social assistance, employment1,912
- Health care and social assistance, average annual pay$51,112
- Accommodation and food services, employment1,888
- Accommodation and food services, average annual pay$23,028
- Manufacturing, employment1,745
- Manufacturing, average annual pay$62,921
- Construction, employment1,511
- Administrative and support and waste management services, employment667
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 2,253 | 182 | $35,536 |
| Health care and social assistance | 1,912 | 124 | $51,112 |
| Accommodation and food services | 1,888 | 132 | $23,028 |
| Manufacturing | 1,745 | 66 | $62,921 |
| Construction | 1,511 | 151 | $84,816 |
| Administrative and support and waste management services | 667 | 70 | $59,552 |
| Other services, except public administration | 666 | 146 | $34,288 |
| Wholesale trade | 548 | 56 | $65,489 |
Retail trade is the largest private sector at 2,253 jobs, 11.5 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Livingston County
How many businesses are in Livingston County?
- Establishments, all industries1,202
- Employment at those establishments13,693
- Annual payroll$665.9 m
- Establishments per 1,000 residents19.5
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.
Livingston County
Building permits in Livingston County
- Housing units authorized by permit, 202464
- Declared construction value permitted$21.7 m
- Single family units authorized64
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$338,651
- 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.
Livingston County
SBA loans in Livingston County (7(a) and 504)
- 7(a) approvals recorded113
- 7(a) gross approval dollars$18.8 m
- Average 7(a) approval$166,550
- Median 7(a) approval$50,000
- 10th percentile approval$15,000
- 90th percentile approval$334,000
- Largest single approval$4,975,000
- Jobs reported supported, 7(a)825
- Jobs per approval7.3
- Distinct 7(a) lenders active14
- Distinct industries receiving approvals68
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer5.3 percent
- Loans on real estate terms6
- Loans on working capital terms, 120 months or shorter106
- Franchise loans2
- Franchise share of approvals1.8 percent
- Leading industry by approval countGeneral Freight Trucking, Local (9)
- Most active lenderFive Star Bank (33)
- 504 approvals recorded15
- 504 gross approval dollars$11.9 m
- Average 504 approval$792,867
- Median 504 approval$407,000
- Distinct CDCs active2
- 504 jobs per approval3.3
- 504 jobs per million dollars approved4.2
- Most active CDCEmpire State Certified Development Corporation (14)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$30.7 m
The average approval of $166,550 sits well above the median of $50,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 5.3 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.
Livingston County
SBA loan default and charge-off rates in Livingston County
Do SBA loans in Livingston County get paid back?
- Loans with a final outcome recorded23
- Paid in full22
- Charged off1
- Status: Cancelled8
- Status: Paid in full22
- Status: Exempt from disclosure67
- Status: Committed, not yet disbursed15
- Status: Charged off1
Only 23 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.
Livingston County
SBA lending by place in Livingston County
- Borrower cities with recorded lending20
- Geneseo, approvals24
- Avon, approvals13
- Caledonia, approvals11
- Lima, approvals8
- Lakeville, approvals8
- Dansville, approvals6
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Geneseo | 24 | $3,417,400 |
| Avon | 13 | $2,430,000 |
| Caledonia | 11 | $2,033,000 |
| Lima | 8 | $6,229,000 |
| Lakeville | 8 | $497,700 |
| Dansville | 6 | $812,100 |
| York | 6 | $383,800 |
| Nunda | 6 | $238,000 |
| 12 other borrower cities | 31 | $2,779,100 |
Geneseo accounts for 24 approvals against 13 in Avon. 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.
Livingston County
How large is Livingston County?
- Land area632 sq mi
- Rank by land area among New York counties36th of 62
- Width, east to west28.5 mi
- Height, north to south35.7 mi
- Geographies sharing a boundary6
- Residents per square mile of land97
- Establishments per square mile1.90
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.
Livingston County
Flood risk in Livingston County
- Communities in the county in the NFIP Community Status Book26
- Of those, participating in the NFIP26
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Livingston County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Livingston 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 Livingston 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 Livingston County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202461,498
- Households24,473
- Average household size2.51
- Median household income$74,001
- Median age41.5
Common questions
Livingston County questions, answered from the record.
How many people live in Livingston County, New York?
The Census Bureau estimates 61,561 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 61,498, in 24,473 households, ranking 39th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Livingston County's population growing?
The population has fallen 0.44 percent since the 2020 census base of 61,836, to 61,561 on July 1, 2024. In 2024 there were 514 births against 590 deaths, with net migration of 388. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Livingston County?
$74,001. The median owner-occupied home is valued at $174,600, which is 2.4 times income, and median gross rent is $931 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Livingston County?
1,202 establishments, employing 13,693 people with an annual payroll of $665.9 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 Livingston County?
Retail trade is the largest private sector at 2,253 jobs, 11.5 percent of covered employment. Covered employment averages 19,670 jobs at an average annual pay of $56,835, or $1,093 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Livingston County?
113 7(a) approvals totaling $18.8 m since FY2020, across 14 lenders, with a median approval of $50,000, plus 15 504 approvals worth $11.9 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Livingston County?
64 housing units were authorized by permit in 2024, with a declared construction value of $21.7 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Livingston 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 Livingston County come from?
The largest single origin is Monroe County, with 424 households. Arriving households report an average income of $58,051 against $56,079 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Livingston 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 Livingston 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.
Livingston County
Cities and places in Livingston.
35 Census places lie wholly or partly in Livingston County. All 35 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 |
|---|---|---|---|---|
| Geneseo | village | 7,701 | 24 | Wholly in this county |
| Dansville | village | 4,653 | 6 | Wholly in this county |
| Avon | village | 3,417 | 13 | Wholly in this county |
| Mount Morris | village | 3,146 | 5 | Wholly in this county |
| Conesus Lake | CDP | 2,424 | None recorded | Wholly in this county |
| Caledonia | village | 2,120 | 11 | Wholly in this county |
| Lima | village | 2,064 | 8 | Wholly in this county |
| Livonia | village | 1,580 | 5 | Wholly in this county |
| Nunda | village | 1,242 | 6 | Wholly in this county |
| Hemlock | CDP | 778 | 1 | Wholly in this county |
| East Avon | CDP | 611 | None recorded | Wholly in this county |
| Springwater | CDP | 584 | None recorded | Wholly in this county |
| Leicester | village | 499 | 2 | Wholly in this county |
| Groveland Station | CDP | 463 | None recorded | Wholly in this county |
| Fowlerville | CDP | 444 | None recorded | Wholly in this county |
| Lakeville | CDP | 404 | 8 | Wholly in this county |
| Dalton | CDP | 397 | 2 | Wholly in this county |
| Livonia Center | CDP | 366 | None recorded | Wholly in this county |
| York | CDP | 349 | 6 | Wholly in this county |
| Cuylerville | CDP | 293 | None recorded | Wholly in this county |
| Piffard | CDP | 199 | 3 | Wholly in this county |
| Wadsworth | CDP | 196 | None recorded | Wholly in this county |
| South Lima | CDP | 153 | None recorded | Wholly in this county |
| Cumminsville | CDP | 132 | None recorded | Wholly in this county |
| Conesus | CDP | 122 | 6 | Wholly in this county |
| Retsof | CDP | 102 | 1 | Wholly in this county |
| Scottsburg | CDP | 99 | None recorded | Wholly in this county |
| Websters Crossing | CDP | 99 | None recorded | Wholly in this county |
| Tuscarora | CDP | 98 | None recorded | Wholly in this county |
| Hunt | CDP | 92 | 2 | Wholly in this county |
| Kysorville | CDP | 89 | None recorded | Wholly in this county |
| Greigsville | CDP | 75 | None recorded | Wholly in this county |
| Linwood | CDP | 63 | 2 | Wholly in this county |
| Woodsville | CDP | 63 | None recorded | Wholly in this county |
| Byersville | CDP | 44 | None recorded | Wholly in this county |
A further 2 of the county's 113 SBA 7(a) approvals are to borrowers in cities that match no Census place in Livingston County, the largest being Groveland (1), Le Roy (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.
Nearby