Niagara County, New York: commercial real estate data.
Niagara County, New York has a population of 210,721 across 522 square miles, down 1.4 percent since the 2020 census base. County output reached $13.57 bn in 2024, 4,475 establishments operate here, and the SBA record carries 199 7(a) approvals worth $48.9 m.
129 sourced county values · tier FULL · 12 sections · underlined figures are computed by MMCG Analytics, not published by the agency
Niagara County
How many people live in Niagara County
- Population210,721
- Households91,884
- Average household size2.29
- Median household income$69,633
- Median age43.3
- Median gross rent$899 per month
- Median owner-occupied home value$189,800
- Home value to household income2.7 times
- Annual rent as a share of median income15.5 percent
- Adults 25 and over with a bachelor degree or higher28.0 percent
- Adults 25 and over with a graduate degree11.7 percent
- Adults 25 and over152,398
- Population under 1841,850
- Share under 1819.9 percent
- Population 65 and over43,688
- Share 65 and over20.7 percent
- Working age population, 18 to 64125,183
- Civilian labor force106,021
- Unemployment rate5.9 percent
- Labor force participation, adults 18 and over62.8 percent
- Rank by population among New York counties18th of 62
- Rank by population among US county-equivalents332nd
Niagara County is the 18th largest of 62 New York counties by population. A median home costs 2.7 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 20.7 percent against 19.9 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.
Niagara County
Is Niagara County's population growing?
- Population change since the 2020 census base-1.45 percent
- Census 2020 base population212,662
- Births, 20241,962
- Deaths, 20242,627
- Natural change, 2024-665
- Net domestic migration, 2024133
- Net international migration, 2024427
- Total net migration, 2024560
- Cumulative net domestic migration, 2021 to 2024-401
- Rank by growth among US county-equivalents2348th
The county has lost 1.45 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.
Niagara County
Where are people moving to Niagara County from?
- Tax returns filed by households arriving3,882
- People arriving, from those returns6,367
- Adjusted gross income arriving$224.7 m
- Net adjusted gross income movement$0
- Average income of an arriving household$57,878
- Largest single originNiagara County Non-migrants (87,060 households)
- Largest single destination (87,060 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Niagara County Non-migrants | 87,060 | 162,552 | $6.10 bn |
| Erie County | 2,310 | 3,716 | $129.3 m |
| Other flows - Different State | 1,002 | 1,724 | $66.1 m |
| Other flows - South | 494 | 871 | $30.5 m |
| Other flows - West | 237 | 402 | $15.9 m |
| Other flows - Same State | 227 | 356 | $14.6 m |
| Other flows - Northeast | 159 | 266 | $12.9 m |
| Other flows - Midwest | 112 | 185 | $6.7 m |
The largest single source of arrivals is Niagara 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.
Niagara County
What is the Niagara County economy?
- County GDP, 2024$13.57 bn
- County GDP, 2023$13.04 bn
- GDP change, 2023 to 20244.0 percent
- GDP change over five years30.5 percent
- Rank by GDP among New York counties19th
- Rank by GDP among US county-equivalents347th
- GDP per resident$64,399
Output grew 4.0 percent in the latest year and 30.5 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.
Niagara County
Largest employers in Niagara County
- Covered employment, annual average68,068
- Establishments reporting4,950
- Average annual pay$55,707
- Average weekly wage$1,071
- Sector 62, employment10,199
- Sector 62, average annual pay$49,674
- Sector 44-45, employment9,280
- Sector 44-45, average annual pay$36,256
- Sector 31-33, employment8,368
- Sector 31-33, average annual pay$79,879
- Sector 72, employment7,705
- Sector 72, average annual pay$25,617
- Sector 23, employment2,986
- Sector 56, employment2,797
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 10,199 | 445 | $49,674 |
| Sector 44-45 | 9,280 | 638 | $36,256 |
| Sector 31-33 | 8,368 | 276 | $79,879 |
| Sector 72 | 7,705 | 504 | $25,617 |
| Sector 23 | 2,986 | 522 | $64,691 |
| Sector 56 | 2,797 | 345 | $64,207 |
| Sector 48-49 | 2,662 | 152 | $52,525 |
| Sector 81 | 2,181 | 421 | $35,437 |
The largest sector is the biggest private employer group at 10,199 jobs, 15.0 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.
Niagara County
How many businesses are in Niagara County?
- Establishments, all industries4,475
- Employment at those establishments57,764
- Annual payroll$2.77 bn
- Establishments per 1,000 residents21.2
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.
Niagara County
Building permits in Niagara County
- Housing units authorised by permit, 2024167
- Declared construction value permitted$64.1 m
- Single family units authorised165
- Multifamily units authorised2
- Multifamily share of units1.2 percent
- Average declared value per unit$383,840
- Units authorised per 1,000 households1.8
Multifamily is 1.2 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Niagara County
SBA loans in Niagara County (7(a) and 504)
- 7(a) approvals recorded199
- 7(a) gross approval dollars$48.9 m
- Average 7(a) approval$245,884
- Median 7(a) approval$64,000
- 10th percentile approval$15,000
- 90th percentile approval$575,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)1,380
- Jobs per approval6.9
- Distinct 7(a) lenders active29
- Distinct industries receiving approvals99
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.1 percent
- Loans on real estate terms20
- Loans on working capital terms, 120 months or shorter173
- Franchise loans7
- Franchise share of approvals3.5 percent
- Leading industry by approval countFull-Service Restaurants (11)
- Most active lenderManufacturers and Traders Trust Company (80)
- 504 approvals recorded41
- 504 gross approval dollars$38.2 m
- Average 504 approval$931,976
- Median 504 approval$463,000
- Distinct CDCs active2
- 504 jobs per approval9.4
- 504 jobs per million dollars approved10.1
- Most active CDCEmpire State Certified Development Corporation (39)
- 7(a) share of SBA approvals82.9 percent
- Combined SBA approval dollars$87.1 m
The average approval of $245,884 sits well above the median of $64,000, 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 10.1 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.
Niagara County
SBA loan default and charge-off rates in Niagara County
Do SBA loans in Niagara County get paid back?
- Loans with a final outcome recorded36
- Paid in full34
- Charged off2
- Charge off rate on resolved loans5.6 percent
- Status: Paid in full34
- Status: Exempt from disclosure124
- Status: Cancelled29
- Status: Charged off2
- Status: Committed, not yet disbursed10
Of the 36 loans that have reached a final outcome, 5.6 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.
Niagara County
SBA lending by place in Niagara County
- Places in the county with recorded lending20
- LOCKPORT, approvals61
- NIAGARA FALLS, approvals47
- North Tonawanda, approvals32
- Lewiston, approvals11
- Newfane, approvals8
- Sanborn, approvals7
| Place | Approvals | Gross approval dollars |
|---|---|---|
| LOCKPORT | 61 | $14,366,800 |
| NIAGARA FALLS | 47 | $10,350,200 |
| North Tonawanda | 32 | $10,215,400 |
| Lewiston | 11 | $1,809,000 |
| Newfane | 8 | $2,191,500 |
| Sanborn | 7 | $476,300 |
| RANSOMVILLE | 6 | $2,375,000 |
| GASPORT | 6 | $1,473,000 |
LOCKPORT accounts for 61 approvals against 47 in NIAGARA FALLS. 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.
Niagara County
How large is Niagara County?
- Land area522 sq mi
- Rank by land area among New York counties41st of 62
- Width, east to west30.8 mi
- Height, north to south23.8 mi
- Geographies sharing a boundary3
- Residents per square mile of land404
- Establishments per square mile8.57
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.
Niagara County
Flood risk in Niagara County
- Communities in the NFIP Community Status Book20
- Of those, participating in the NFIP20
- 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 class1
- Radon levels in Niagara County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The EPA places Niagara 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. The best Community Rating System class in Niagara County 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 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 Niagara 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 Niagara County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population210,721
- Households91,884
- Average household size2.29
- Median household income$69,633
- Median age43.3
Common questions
Niagara County questions, answered from the record.
How many people live in Niagara County, New York?
210,721, in 91,884 households, ranking 18th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Niagara County's population growing?
The population has fallen 1.45 percent since the 2020 census base. In 2024 there were 1,962 births against 2,627 deaths, with net migration of 560. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Niagara County?
$69,633. The median owner-occupied home is valued at $189,800, which is 2.7 times income, and median gross rent is $899 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Niagara County?
4,475 establishments, employing 57,764 people with an annual payroll of $2.77 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in Niagara County?
Average annual pay is $55,707, or $1,071 a week, across 68,068 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Niagara County?
199 7(a) approvals totalling $48.9 m since FY2020, across 29 lenders, with a median approval of $64,000, plus 41 504 approvals worth $38.2 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Niagara County get paid back?
Of the 36 loans that have reached a final outcome, 34 were paid in full and 2 charged off, a charge off rate of 5.6 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Niagara County?
167 housing units were authorised by permit in 2024, with a declared construction value of $64.1 m. Multifamily was 1.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Niagara 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 Niagara County come from?
The largest single origin is Niagara County Non-migrants, with 87,060 households. Arriving households report an average income of $57,878 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 Niagara 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 Niagara 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.
Niagara County
Cities and places in Niagara.
16 Census places lie wholly or partly in Niagara County. 16 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 |
|---|---|---|---|---|
| Niagara Falls | city | 47,987 | 47 | Wholly in this county |
| North Tonawanda | city | 30,198 | 32 | Wholly in this county |
| Lockport | city | 20,610 | 61 | Wholly in this county |
| South Lockport | CDP | 9,144 | None recorded | Wholly in this county |
| Newfane | CDP | 3,938 | 8 | Wholly in this county |
| Lewiston | village | 2,588 | 11 | Wholly in this county |
| Middleport | village | 1,987 | 4 | Wholly in this county |
| Youngstown | village | 1,758 | 4 | Wholly in this county |
| Rapids | CDP | 1,655 | None recorded | Wholly in this county |
| Sanborn | CDP | 1,573 | 7 | Wholly in this county |
| Ransomville | CDP | 1,564 | 6 | Wholly in this county |
| Niagara University | CDP | 1,473 | None recorded | Wholly in this county |
| Wilson | village | 1,379 | 3 | Wholly in this county |
| Gasport | CDP | 1,212 | 6 | Wholly in this county |
| Barker | village | 590 | 1 | Wholly in this county |
| Olcott | CDP | 527 | 1 | Wholly in this county |
A further 36 SBA approvals in Niagara County are recorded against borrower cities that match no Census place, the largest being Grand Island, Burt, Cambria. 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.