Livingston County, New York: commercial real estate data.
Livingston County, New York has a population of 61,498 across 632 square miles, down 0.4 percent since the 2020 census base. 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.
128 sourced county values · tier FULL · 12 sections · underlined figures are computed by MMCG Analytics, not published by the agency
Livingston County
How many people live in Livingston County
- Population61,498
- 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-equivalents880th
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 an affordable ownership market 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 storey 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 change since the 2020 census base-0.44 percent
- Census 2020 base population61,836
- 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
The county has lost 0.44 percent of its population since the 2020 census base. Deaths exceeded births in 2024, so all of the growth came from people moving in. A market held up by migration alone 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
- Adjusted gross income arriving$74.0 m
- Net adjusted gross income movement$0
- Average income of an arriving household$58,051
- Largest single originLivingston County Non-migrants (22,943 households)
- Largest single destination (22,943 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Livingston County Non-migrants | 22,943 | 44,657 | $1.71 bn |
| Monroe County | 424 | 720 | $29.9 m |
| Other flows - Different State | 270 | 427 | $15.8 m |
| Other flows - Same State | 149 | 233 | $8.0 m |
| Other flows - South | 140 | 229 | $8.6 m |
| Steuben County | 117 | 189 | $4.9 m |
| Ontario County | 111 | 158 | $5.1 m |
| Wyoming County | 66 | 114 | $3.1 m |
The largest single source of arrivals is Livingston County Non-migrants, 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 New York counties43rd
- Rank by GDP among US county-equivalents955th
- 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
Largest employers in Livingston County
- Covered employment, annual average19,670
- Establishments reporting1,495
- Average annual pay$56,835
- Average weekly wage$1,093
- Sector 44-45, employment2,253
- Sector 44-45, average annual pay$35,536
- Sector 62, employment1,912
- Sector 62, average annual pay$51,112
- Sector 72, employment1,888
- Sector 72, average annual pay$23,028
- Sector 31-33, employment1,745
- Sector 31-33, average annual pay$62,921
- Sector 23, employment1,511
- Sector 56, employment667
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 44-45 | 2,253 | 182 | $35,536 |
| Sector 62 | 1,912 | 124 | $51,112 |
| Sector 72 | 1,888 | 132 | $23,028 |
| Sector 31-33 | 1,745 | 66 | $62,921 |
| Sector 23 | 1,511 | 151 | $84,816 |
| Sector 56 | 667 | 70 | $59,552 |
| Sector 81 | 666 | 146 | $34,288 |
| Sector 42 | 548 | 56 | $65,489 |
The largest sector is the biggest private employer group at 2,253 jobs, 11.5 percent of covered employment. Average pay per job sits below median household income, so households here typically need more than one earner.
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.
US Census Bureau, County Business Patterns, 2023.
Livingston County
Building permits in Livingston County
- Housing units authorised by permit, 202464
- Declared construction value permitted$21.7 m
- Single family units authorised64
- Multifamily units authorised0
- Multifamily share of units0.0 percent
- Average declared value per unit$338,651
- Units authorised per 1,000 households2.6
Multifamily is 0.0 percent of units authorised, so the pipeline is predominantly for sale product.
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$335,000
- 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)
- 7(a) share of SBA approvals88.3 percent
- Combined SBA approval dollars$30.7 m
The average approval of $166,550 sits well above the median of $50,000, so a small number of large deals is pulling the mean up. The median is the better guide to what a typical borrower here actually 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
- Charge off rate on resolved loans4.3 percent
- Status: Cancelled8
- Status: Paid in full22
- Status: Exempt from disclosure67
- Status: Committed, not yet disbursed15
- Status: Charged off1
Of the 23 loans that have reached a final outcome, 4.3 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.
Livingston County
SBA lending by place in Livingston County
- Places in the county with recorded lending20
- GENESEO, approvals24
- AVON, approvals13
- Caledonia, approvals11
- LAKEVILLE, approvals8
- Lima, approvals8
- CONESUS, approvals6
| Place | Approvals | Gross approval dollars |
|---|---|---|
| GENESEO | 24 | $3,417,400 |
| AVON | 13 | $2,430,000 |
| Caledonia | 11 | $2,033,000 |
| LAKEVILLE | 8 | $497,700 |
| Lima | 8 | $6,229,000 |
| CONESUS | 6 | $135,000 |
| Dansville | 6 | $812,100 |
| York | 6 | $383,800 |
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 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 FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved.
FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Every item below could be filled with a plausible figure. None of them is. On a page a lender may read, a number that cannot be traced is worse than an absence, so the absences are named.
- Flood zone record counts are not held. The flood coverage export has not landed, so no count is shown rather than an estimated one.
- Traffic counts resolve in the platform, not in this dataset, so no AADT figure is printed here.
- Zoning is in build. Parcel level zoning is not published on this page.
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.
- Population61,498
- 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?
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. 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 the average wage in Livingston County?
Average annual pay is $56,835, or $1,093 a week, across 19,670 covered jobs. 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 totalling $18.8 m since FY2020, across 14 lenders, with a median approval of $50,000, plus 15 504 approvals worth $11.9 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Livingston County get paid back?
Of the 23 loans that have reached a final outcome, 22 were paid in full and 1 charged off, a charge off rate of 4.3 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Livingston County?
64 housing units were authorised 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 Livingston County Non-migrants, with 22,943 households. Arriving households report an average income of $58,051 against null 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?
Not yet. The zoning layer is in build. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame with confirm locally attached.
Livingston County
Cities and places in Livingston.
35 Census places lie wholly or partly in Livingston County. 35 carry enough published place level data for a page of their own and are linked. The rest are named here and not linked, because the American Community Survey and the SBA record between them do not carry enough about them to write an honest page. A place existing is itself worth knowing, so nothing in the county is left out.
| Place | Type | Population | SBA approvals | 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 | 1 | 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 | 3 | 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 1 SBA approvals in Livingston County are recorded against borrower cities that match no Census place, the largest being Groveland. Those are postal cities and unincorporated areas rather than incorporated places, so no page claims them, and their lending is counted in this county's totals above rather than under any city.