Saratoga County, New York: commercial real estate data.
Saratoga County, New York had an estimated 240,360 residents on July 1, 2024, up 2.1 percent since the 2020 census base of 235,507, across 810 square miles. County output reached $16.62 bn in 2024, 5,488 establishments operate here, and the SBA record carries 282 7(a) approvals worth $69.0 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Saratoga County
How many people live in Saratoga County
- Population, American Community Survey 2020-2024238,284
- Households101,911
- Average household size2.34
- Median household income$100,787
- Median age43.6
- Median gross rent$1,394 per month
- Median owner-occupied home value$348,600
- Home value to household income3.5 times
- Annual rent as a share of median income16.6 percent
- Adults 25 and over with a bachelor degree or higher45.4 percent
- Adults 25 and over with a graduate degree20.4 percent
- Adults 25 and over174,204
- Population under 1845,523
- Share under 1819.1 percent
- Population 65 and over47,584
- Share 65 and over20.0 percent
- Working age population, 18 to 64145,177
- Civilian labor force128,772
- Unemployment rate3.3 percent
- Labor force participation, adults 18 and over66.8 percent
- Rank by population among New York counties16th of 62
- Rank by population among US county-equivalents, Puerto Rico included296th of 3,222
Saratoga County is the 16th largest of 62 New York counties by population. A median home costs 3.5 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 20.0 percent against 19.1 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.
Saratoga County
Is Saratoga County's population growing?
- Population, July 1, 2024240,360
- Census 2020 base population235,507
- Population change since the 2020 census base2.06 percent
- Population change, 2023 to 20241,487
- Births, 20242,056
- Deaths, 20242,192
- Natural change, 2024-136
- Net domestic migration, 2024983
- Net international migration, 2024636
- Total net migration, 20241,619
- Cumulative net domestic migration, 2021 to 20243,848
- Rank by growth among US county-equivalents1157th of 3,144
The county has grown 2.06 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.
Saratoga County
Where are people moving to Saratoga County from?
- Tax returns filed by households arriving7,012
- People arriving, from those returns11,341
- Tax returns filed by households leaving6,650
- Net household movement362
- Adjusted gross income arriving$784.3 m
- Net adjusted gross income movement$51.5 m
- Average income of an arriving household$111,855
- Average income of a leaving household$110,206
- Largest single originAlbany County (1,159 households)
- Largest single destinationAlbany County (863 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Albany County | 1,159 | 1,786 | $97.1 m |
| Schenectady County | 707 | 1,141 | $53.9 m |
| Rensselaer County | 627 | 967 | $42.8 m |
| Warren County | 517 | 812 | $64.0 m |
| Washington County | 383 | 615 | $17.5 m |
| Fulton County | 145 | 248 | $7.9 m |
| Suffolk County | 102 | 177 | $11.5 m |
| Montgomery County | 97 | 163 | $5.7 m |
Households arriving report $1,649 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 Albany 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.
Saratoga County
What is the Saratoga County economy?
- County GDP, 2024$16.62 bn
- County GDP, 2023$15.77 bn
- GDP change, 2023 to 20245.4 percent
- GDP change over five years34.3 percent
- Rank by GDP among the New York areas BEA publishes16th of 62
- Rank by GDP among the US county areas BEA publishes304th of 3,127
- GDP per resident$69,747
Output grew 5.4 percent in the latest year and 34.3 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.
Saratoga County
Employment by industry in Saratoga County
- Covered employment, annual average92,800
- Establishments reporting6,486
- Average annual pay$67,685
- Average weekly wage$1,302
- Health care and social assistance, employment12,606
- Health care and social assistance, average annual pay$60,712
- Retail trade, employment11,228
- Retail trade, average annual pay$41,917
- Accommodation and food services, employment10,201
- Accommodation and food services, average annual pay$32,286
- Manufacturing, employment6,562
- Manufacturing, average annual pay$100,693
- Professional, scientific and technical services, employment6,254
- Construction, employment5,458
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 12,606 | 567 | $60,712 |
| Retail trade | 11,228 | 692 | $41,917 |
| Accommodation and food services | 10,201 | 580 | $32,286 |
| Manufacturing | 6,562 | 167 | $100,693 |
| Professional, scientific and technical services | 6,254 | 824 | $99,401 |
| Construction | 5,458 | 665 | $85,754 |
| Wholesale trade | 4,243 | 273 | $101,938 |
| Finance and insurance | 3,715 | 350 | $142,538 |
Health care and social assistance is the largest private sector at 12,606 jobs, 13.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Saratoga County
How many businesses are in Saratoga County?
- Establishments, all industries5,488
- Employment at those establishments78,232
- Annual payroll$4.88 bn
- Establishments per 1,000 residents23.0
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.
Saratoga County
Building permits in Saratoga County
- Housing units authorized by permit, 20241,112
- Declared construction value permitted$626.2 m
- Single family units authorized734
- Multifamily units authorized378
- Multifamily share of units34.0 percent
- Average declared value per unit$563,169
- Units authorized per 1,000 households10.9
Single-family homes are 66.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Saratoga County
SBA loans in Saratoga County (7(a) and 504)
- 7(a) approvals recorded282
- 7(a) gross approval dollars$69.0 m
- Average 7(a) approval$244,617
- Median 7(a) approval$100,000
- 10th percentile approval$20,200
- 90th percentile approval$579,150
- Largest single approval$3,905,000
- Jobs reported supported, 7(a)2,162
- Jobs per approval7.7
- Distinct 7(a) lenders active37
- Distinct industries receiving approvals127
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer5.0 percent
- Loans on real estate terms14
- Loans on working capital terms, 120 months or shorter256
- Franchise loans15
- Franchise share of approvals5.3 percent
- Leading industry by approval countFull-Service Restaurants (19)
- Most active lenderThe Adirondack Trust Company (70)
- 504 approvals recorded135
- 504 gross approval dollars$111.5 m
- Average 504 approval$826,119
- Median 504 approval$412,000
- Distinct CDCs active1
- 504 jobs per approval8.6
- 504 jobs per million dollars approved10.4
- Most active CDCEmpire State Certified Development Corporation (135)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$180.5 m
The average approval of $244,617 sits well above the median of $100,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 5.0 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.
Saratoga County
SBA loan default and charge-off rates in Saratoga County
Do SBA loans in Saratoga County get paid back?
- Loans with a final outcome recorded53
- Paid in full49
- Charged off4
- Charge-off rate on resolved loans7.5 percent
- Status: Exempt from disclosure184
- Status: Charged off4
- Status: Cancelled32
- Status: Paid in full49
- Status: Committed, not yet disbursed13
Of the 53 loans that have reached a final outcome, 7.5 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.
Saratoga County
SBA lending by place in Saratoga County
- Borrower cities with recorded lending24
- Saratoga Springs, approvals93
- Clifton Park, approvals51
- Ballston Spa, approvals33
- Gansevoort, approvals16
- Mechanicville, approvals14
- Ballston Lake, approvals11
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Saratoga Springs | 93 | $22,492,600 |
| Clifton Park | 51 | $17,705,500 |
| Ballston Spa | 33 | $7,123,500 |
| Gansevoort | 16 | $2,653,500 |
| Mechanicville | 14 | $2,213,000 |
| Ballston Lake | 11 | $2,299,500 |
| Halfmoon | 10 | $4,010,700 |
| South Glens Falls | 10 | $2,649,700 |
| 16 other borrower cities | 44 | $7,834,000 |
Saratoga Springs accounts for 93 approvals against 51 in Clifton Park. 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.
Saratoga County
How large is Saratoga County?
- Land area810 sq mi
- Rank by land area among New York counties25th of 62
- Width, east to west29.7 mi
- Height, north to south43 mi
- Geographies sharing a boundary8
- Residents per square mile of land294
- Establishments per square mile6.78
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.
Saratoga County
Flood risk in Saratoga County
- Communities in the county in the NFIP Community Status Book28
- Of those, participating in the NFIP28
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Saratoga County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The EPA places Saratoga 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. 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 Saratoga 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 Saratoga County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024238,284
- Households101,911
- Average household size2.34
- Median household income$100,787
- Median age43.6
Common questions
Saratoga County questions, answered from the record.
How many people live in Saratoga County, New York?
The Census Bureau estimates 240,360 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 238,284, in 101,911 households, ranking 16th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Saratoga County's population growing?
The population has grown 2.06 percent since the 2020 census base of 235,507, to 240,360 on July 1, 2024. In 2024 there were 2,056 births against 2,192 deaths, with net migration of 1,619. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Saratoga County?
$100,787. The median owner-occupied home is valued at $348,600, which is 3.5 times income, and median gross rent is $1,394 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Saratoga County?
5,488 establishments, employing 78,232 people with an annual payroll of $4.88 bn. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in Saratoga County?
Health care and social assistance is the largest private sector at 12,606 jobs, 13.6 percent of covered employment. Covered employment averages 92,800 jobs at an average annual pay of $67,685, or $1,302 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Saratoga County?
282 7(a) approvals totaling $69.0 m since FY2020, across 37 lenders, with a median approval of $100,000, plus 135 504 approvals worth $111.5 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Saratoga County get paid back?
Of the 53 loans that have reached a final outcome, 49 were paid in full and 4 charged off, a charge-off rate of 7.5 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Saratoga County?
1,112 housing units were authorized by permit in 2024, with a declared construction value of $626.2 m. Multifamily was 34.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Saratoga 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 Saratoga County come from?
The largest single origin is Albany County, with 1,159 households. Arriving households report an average income of $111,855 against $110,206 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Saratoga 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 Saratoga 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.
Saratoga County
Cities and places in Saratoga.
17 Census places lie wholly or partly in Saratoga County. All 17 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 |
|---|---|---|---|---|
| Saratoga Springs | city | 28,631 | 93 | Wholly in this county |
| Country Knolls | CDP | 5,445 | None recorded | Wholly in this county |
| Mechanicville | city | 5,124 | 14 | Wholly in this county |
| Ballston Spa | village | 5,027 | 33 | Wholly in this county |
| Milton | CDP | 4,450 | None recorded | Wholly in this county |
| South Glens Falls | village | 3,737 | 10 | Wholly in this county |
| Clifton Knolls-Mill Creek | CDP | 3,349 | None recorded | Wholly in this county |
| Corinth | village | 2,592 | 6 | Wholly in this county |
| Clifton Gardens | CDP | 2,420 | None recorded | Wholly in this county |
| Waterford | village | 2,085 | 3 | Wholly in this county |
| Stillwater | village | 1,874 | 1 | Wholly in this county |
| Schuylerville | village | 1,571 | 3 | Wholly in this county |
| North Ballston Spa | CDP | 1,299 | None recorded | Wholly in this county |
| Hadley | CDP | 1,170 | 3 | Wholly in this county |
| Round Lake | village | 915 | None recorded | Wholly in this county |
| Victory | village | 754 | None recorded | Wholly in this county |
| Galway | village | 172 | 1 | Wholly in this county |
A further 115 of the county's 282 SBA 7(a) approvals are to borrowers in cities that match no Census place in Saratoga County, the largest being Clifton Park (51), Gansevoort (16), Ballston Lake (11). 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.