Montgomery County, New York: commercial real estate data.
Montgomery County, New York had an estimated 49,648 residents on July 1, 2024, up 0.2 percent since the 2020 census base of 49,528, across 403 square miles. County output reached $2.63 bn in 2024, 1,064 establishments operate here, and the SBA record carries 20 7(a) approvals worth $8.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Montgomery County
How many people live in Montgomery County
- Population, American Community Survey 2020-202449,528
- Households19,603
- Average household size2.53
- Median household income$64,943
- Median age40.3
- Median gross rent$940 per month
- Median owner-occupied home value$157,500
- Home value to household income2.4 times
- Annual rent as a share of median income17.4 percent
- Adults 25 and over with a bachelor degree or higher22.9 percent
- Adults 25 and over with a graduate degree9.1 percent
- Adults 25 and over34,301
- Population under 1811,454
- Share under 1823.1 percent
- Population 65 and over9,626
- Share 65 and over19.4 percent
- Working age population, 18 to 6428,448
- Civilian labor force24,088
- Unemployment rate4.7 percent
- Labor force participation, adults 18 and over63.3 percent
- Rank by population among New York counties46th of 62
- Rank by population among US county-equivalents, Puerto Rico included1022nd of 3,222
Montgomery County is the 46th 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 under 18 outnumber those 65 and over, at 23.1 percent against 19.4 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Montgomery County
Is Montgomery County's population growing?
- Population, July 1, 202449,648
- Census 2020 base population49,528
- Population change since the 2020 census base0.24 percent
- Population change, 2023 to 202468
- Births, 2024636
- Deaths, 2024667
- Natural change, 2024-31
- Net domestic migration, 202437
- Net international migration, 202463
- Total net migration, 2024100
- Cumulative net domestic migration, 2021 to 2024260
- Rank by growth among US county-equivalents1738th of 3,144
The county has grown 0.24 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.
Montgomery County
Where are people moving to Montgomery County from?
- Tax returns filed by households arriving1,218
- People arriving, from those returns2,142
- Tax returns filed by households leaving1,215
- Net household movement3
- Adjusted gross income arriving$56.2 m
- Net adjusted gross income movement$-2.5 m
- Average income of an arriving household$46,126
- Average income of a leaving household$48,258
- Largest single originFulton County (288 households)
- Largest single destinationFulton County (349 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Fulton County | 288 | 555 | $12.8 m |
| Schenectady County | 171 | 283 | $7.3 m |
| Saratoga County | 87 | 132 | $4.8 m |
| Albany County | 78 | 132 | $3.6 m |
| Schoharie County | 55 | 121 | $2.6 m |
| Herkimer County | 41 | 64 | $1.4 m |
| Rensselaer County | 32 | 51 | $1.4 m |
| Queens County | 31 | 66 | $2.1 m |
Households arriving report $2,132 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Fulton 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.
Montgomery County
What is the Montgomery County economy?
- County GDP, 2024$2.63 bn
- County GDP, 2023$2.48 bn
- GDP change, 2023 to 20246.0 percent
- GDP change over five years32.5 percent
- Rank by GDP among the New York areas BEA publishes48th of 62
- Rank by GDP among the US county areas BEA publishes1077th of 3,127
- GDP per resident$53,136
Output grew 6.0 percent in the latest year and 32.5 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.
Montgomery County
Employment by industry in Montgomery County
- Covered employment, annual average19,149
- Establishments reporting1,248
- Average annual pay$53,762
- Average weekly wage$1,034
- Health care and social assistance, employment4,090
- Health care and social assistance, average annual pay$57,047
- Transportation and warehousing, employment2,751
- Transportation and warehousing, average annual pay$55,155
- Retail trade, employment2,696
- Retail trade, average annual pay$36,757
- Manufacturing, employment2,588
- Manufacturing, average annual pay$63,239
- Accommodation and food services, employment1,005
- Construction, employment613
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 4,090 | 132 | $57,047 |
| Transportation and warehousing | 2,751 | 46 | $55,155 |
| Retail trade | 2,696 | 174 | $36,757 |
| Manufacturing | 2,588 | 52 | $63,239 |
| Accommodation and food services | 1,005 | 100 | $23,870 |
| Construction | 613 | 141 | $58,269 |
| Other services, except public administration | 483 | 110 | $44,960 |
| Administrative and support and waste management services | 366 | 66 | $42,954 |
Health care and social assistance is the largest private sector at 4,090 jobs, 21.4 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Montgomery County
How many businesses are in Montgomery County?
- Establishments, all industries1,064
- Employment at those establishments15,867
- Annual payroll$806.4 m
- Establishments per 1,000 residents21.5
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.
Montgomery County
Building permits in Montgomery County
- Housing units authorized by permit, 2024212
- Declared construction value permitted$46.4 m
- Single family units authorized44
- Multifamily units authorized168
- Multifamily share of units79.2 percent
- Average declared value per unit$218,767
- Units authorized per 1,000 households10.8
Multifamily is 79.2 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Montgomery County
SBA loans in Montgomery County (7(a) and 504)
- 7(a) approvals recorded20
- 7(a) gross approval dollars$8.4 m
- Average 7(a) approval$418,280
- Median 7(a) approval$165,000
- 10th percentile approval$19,500
- 90th percentile approval$557,190
- Largest single approval$4,410,000
- Jobs reported supported, 7(a)112
- Jobs per approval5.6
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals15
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.0 percent
- Loans on real estate terms2
- Loans on working capital terms, 120 months or shorter16
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countResidential Remodelers (4)
- Most active lenderKeyBank National Association (10)
- 504 approvals recorded8
- 504 gross approval dollars$7.8 m
- Average 504 approval$977,000
- Median 504 approval$465,000
- Distinct CDCs active1
- 504 jobs per approval6.5
- 504 jobs per million dollars approved6.7
- Most active CDCEmpire State Certified Development Corporation (8)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$16.2 m
The average approval of $418,280 sits well above the median of $165,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 10.0 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.
Montgomery County
SBA loan default and charge-off rates in Montgomery County
Do SBA loans in Montgomery County get paid back?
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Paid in full4
- Status: Exempt from disclosure13
- Status: Committed, not yet disbursed2
- Status: Cancelled1
Only 4 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.
Montgomery County
SBA lending by place in Montgomery County
- Borrower cities with recorded lending7
- Amsterdam, approvals10
- Fort Plain, approvals5
- Hagaman, approvals1
- Palatine Bridge, approvals1
- Canajoharie, approvals1
- St. Johnsville, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Amsterdam | 10 | $7,071,500 |
| Fort Plain | 5 | $761,300 |
| Hagaman | 1 | $310,300 |
| Palatine Bridge | 1 | $112,500 |
| Canajoharie | 1 | $50,000 |
| St. Johnsville | 1 | $40,000 |
| Esperance | 1 | $20,000 |
Amsterdam accounts for 10 approvals against 5 in Fort Plain. 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.
Montgomery County
How large is Montgomery County?
- Land area403 sq mi
- Rank by land area among New York counties49th of 62
- Width, east to west34.4 mi
- Height, north to south19 mi
- Geographies sharing a boundary6
- Residents per square mile of land123
- Establishments per square mile2.64
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.
Montgomery County
Flood risk in Montgomery County
- Communities in the county in the NFIP Community Status Book21
- Of those, participating in the NFIP20
- NFIP participation rate95.2 percent
- Communities carrying a CRS class0
- Radon levels in Montgomery County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The EPA places Montgomery County in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 95.2 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 Montgomery 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 Montgomery County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202449,528
- Households19,603
- Average household size2.53
- Median household income$64,943
- Median age40.3
Common questions
Montgomery County questions, answered from the record.
How many people live in Montgomery County, New York?
The Census Bureau estimates 49,648 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 49,528, in 19,603 households, ranking 46th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Montgomery County's population growing?
The population has grown 0.24 percent since the 2020 census base of 49,528, to 49,648 on July 1, 2024. In 2024 there were 636 births against 667 deaths, with net migration of 100. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Montgomery County?
$64,943. The median owner-occupied home is valued at $157,500, which is 2.4 times income, and median gross rent is $940 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Montgomery County?
1,064 establishments, employing 15,867 people with an annual payroll of $806.4 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 Montgomery County?
Health care and social assistance is the largest private sector at 4,090 jobs, 21.4 percent of covered employment. Covered employment averages 19,149 jobs at an average annual pay of $53,762, or $1,034 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Montgomery County?
20 7(a) approvals totaling $8.4 m since FY2020, across 7 lenders, with a median approval of $165,000, plus 8 504 approvals worth $7.8 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Montgomery County?
212 housing units were authorized by permit in 2024, with a declared construction value of $46.4 m. Multifamily was 79.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Montgomery County?
Zone 2, a predicted average indoor radon screening level from 2 to 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 Montgomery County come from?
The largest single origin is Fulton County, with 288 households. Arriving households report an average income of $46,126 against $48,258 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Montgomery 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 Montgomery 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.
Montgomery County
Cities and places in Montgomery.
12 Census places lie wholly or partly in Montgomery County. All 12 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 |
|---|---|---|---|---|
| Amsterdam | city | 18,166 | 10 | Wholly in this county |
| Fort Plain | village | 2,290 | 5 | Wholly in this county |
| Canajoharie | village | 1,839 | 1 | Wholly in this county |
| St. Johnsville | village | 1,790 | 1 | Wholly in this county |
| Hagaman | village | 1,044 | 1 | Wholly in this county |
| Tribes Hill | CDP | 959 | None recorded | Wholly in this county |
| Palatine Bridge | village | 727 | 1 | Wholly in this county |
| Nelliston | village | 707 | None recorded | Wholly in this county |
| Fultonville | village | 678 | None recorded | Wholly in this county |
| Fonda | village | 596 | None recorded | Wholly in this county |
| Fort Johnson | village | 364 | None recorded | Wholly in this county |
| Ames | village | 87 | None recorded | Wholly in this county |
A further 1 of the county's 20 SBA 7(a) approvals are to borrowers in cities that match no Census place in Montgomery County, the largest being Esperance (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