Warren County, New York: commercial real estate data.
Warren County, New York has a population of 65,517 across 867 square miles, down 0.7 percent since the 2020 census base. County output reached $6.77 bn in 2024, 2,164 establishments operate here, and the SBA record carries 116 7(a) approvals worth $39.1 m.
127 sourced county values · tier FULL · 12 sections · underlined figures are computed by MMCG Analytics, not published by the agency
Warren County
How many people live in Warren County
- Population65,517
- Households30,133
- Average household size2.17
- Median household income$78,442
- Median age46.8
- Median gross rent$1,105 per month
- Median owner-occupied home value$267,400
- Home value to household income3.4 times
- Annual rent as a share of median income16.9 percent
- Adults 25 and over with a bachelor degree or higher36.4 percent
- Adults 25 and over with a graduate degree16.6 percent
- Adults 25 and over49,635
- Population under 1811,464
- Share under 1817.5 percent
- Population 65 and over15,928
- Share 65 and over24.3 percent
- Working age population, 18 to 6438,125
- Civilian labor force33,152
- Unemployment rate4.3 percent
- Labor force participation, adults 18 and over61.3 percent
- Rank by population among New York counties38th of 62
- Rank by population among US county-equivalents838th
Warren County is the 38th largest of 62 New York counties by population. A median home costs 3.4 times median household income, which is an affordable ownership market by national standards. Residents 65 and over outnumber those under 18, at 24.3 percent against 17.5 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.
Warren County
Is Warren County's population growing?
- Population change since the 2020 census base-0.68 percent
- Census 2020 base population65,733
- Births, 2024541
- Deaths, 2024746
- Natural change, 2024-205
- Net domestic migration, 2024-101
- Net international migration, 202488
- Total net migration, 2024-13
- Cumulative net domestic migration, 2021 to 2024582
- Rank by growth among US county-equivalents2083rd
The county has lost 0.68 percent of its population since the 2020 census base.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Warren County
Where are people moving to Warren County from?
- Tax returns filed by households arriving2,028
- People arriving, from those returns3,254
- Adjusted gross income arriving$154.4 m
- Net adjusted gross income movement$0
- Average income of an arriving household$76,137
- Largest single originWarren County Non-migrants (27,307 households)
- Largest single destination (27,307 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Warren County Non-migrants | 27,307 | 50,088 | $2.32 bn |
| Other flows - Different State | 588 | 951 | $53.4 m |
| Saratoga County | 516 | 793 | $34.2 m |
| Washington County | 334 | 561 | $16.2 m |
| Other flows - Same State | 299 | 492 | $23.0 m |
| Other flows - South | 245 | 393 | $19.7 m |
| Other flows - Northeast | 204 | 348 | $23.1 m |
| Other flows - West | 107 | 161 | $8.3 m |
The largest single source of arrivals is Warren 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.
Warren County
What is the Warren County economy?
- County GDP, 2024$6.77 bn
- County GDP, 2023$6.33 bn
- GDP change, 2023 to 20246.9 percent
- GDP change over five years20.3 percent
- Rank by GDP among New York counties27th
- Rank by GDP among US county-equivalents599th
- GDP per resident$103,297
Output grew 6.9 percent in the latest year and 20.3 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.
Warren County
Largest employers in Warren County
- Covered employment, annual average36,956
- Establishments reporting2,417
- Average annual pay$59,589
- Average weekly wage$1,146
- Sector 62, employment5,954
- Sector 62, average annual pay$65,339
- Sector 44-45, employment5,269
- Sector 44-45, average annual pay$42,795
- Sector 72, employment5,170
- Sector 72, average annual pay$33,206
- Sector 31-33, employment3,127
- Sector 31-33, average annual pay$76,976
- Sector 56, employment1,912
- Sector 23, employment1,502
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 5,954 | 256 | $65,339 |
| Sector 44-45 | 5,269 | 370 | $42,795 |
| Sector 72 | 5,170 | 364 | $33,206 |
| Sector 31-33 | 3,127 | 82 | $76,976 |
| Sector 56 | 1,912 | 126 | $46,449 |
| Sector 23 | 1,502 | 196 | $73,331 |
| Sector 71 | 1,425 | 90 | $29,238 |
| Sector 81 | 1,217 | 182 | $34,859 |
The largest sector is the biggest private employer group at 5,954 jobs, 16.1 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.
Warren County
How many businesses are in Warren County?
- Establishments, all industries2,164
- Employment at those establishments30,380
- Annual payroll$1.65 bn
- Establishments per 1,000 residents33.0
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against.
US Census Bureau, County Business Patterns, 2023.
Warren County
Building permits in Warren County
- Housing units authorised by permit, 2024255
- Declared construction value permitted$69.4 m
- Single family units authorised143
- Multifamily units authorised112
- Multifamily share of units43.9 percent
- Average declared value per unit$272,283
- Units authorised per 1,000 households8.5
Multifamily is 43.9 percent of units authorised, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Warren County
SBA loans in Warren County (7(a) and 504)
- 7(a) approvals recorded116
- 7(a) gross approval dollars$39.1 m
- Average 7(a) approval$337,016
- Median 7(a) approval$80,000
- 10th percentile approval$25,000
- 90th percentile approval$872,000
- Largest single approval$4,385,000
- Jobs reported supported, 7(a)1,004
- Jobs per approval8.7
- Distinct 7(a) lenders active31
- Distinct industries receiving approvals64
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer17.2 percent
- Loans on real estate terms20
- Loans on working capital terms, 120 months or shorter91
- Franchise loans10
- Franchise share of approvals8.6 percent
- Leading industry by approval countFull-Service Restaurants (11)
- Most active lenderArrow Bank National Association (36)
- 504 approvals recorded59
- 504 gross approval dollars$69.3 m
- Average 504 approval$1,173,814
- Median 504 approval$671,000
- Distinct CDCs active2
- 504 jobs per approval6.3
- 504 jobs per million dollars approved5.4
- Most active CDCEmpire State Certified Development Corporation (58)
- 7(a) share of SBA approvals66.3 percent
- Combined SBA approval dollars$108.3 m
The average approval of $337,016 sits well above the median of $80,000, 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 17.2 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.
Warren County
SBA loan default and charge-off rates in Warren County
Do SBA loans in Warren County get paid back?
- Loans with a final outcome recorded26
- Paid in full26
- Charged off0
- Charge off rate on resolved loans0.0 percent
- Status: Paid in full26
- Status: Cancelled12
- Status: Exempt from disclosure71
- Status: Committed, not yet disbursed7
Of the 26 loans that have reached a final outcome, 0.0 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.
Warren County
SBA lending by place in Warren County
- Places in the county with recorded lending10
- Queensbury, approvals52
- Glens Falls, approvals22
- Lake George, approvals14
- WARRENSBURG, approvals10
- Chestertown, approvals8
- North Creek, approvals4
| Place | Approvals | Gross approval dollars |
|---|---|---|
| Queensbury | 52 | $22,291,300 |
| Glens Falls | 22 | $2,437,500 |
| Lake George | 14 | $5,389,500 |
| WARRENSBURG | 10 | $4,268,000 |
| Chestertown | 8 | $865,200 |
| North Creek | 4 | $2,000,100 |
| Bolton Landing | 3 | $496,200 |
| ATHOL | 1 | $25,000 |
Queensbury accounts for 52 approvals against 22 in Glens 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.
Warren County
How large is Warren County?
- Land area867 sq mi
- Rank by land area among New York counties22nd of 62
- Width, east to west38.9 mi
- Height, north to south38 mi
- Geographies sharing a boundary4
- Residents per square mile of land76
- Establishments per square mile2.50
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.
Warren County
Flood risk in Warren County
- Communities in the NFIP Community Status Book13
- Of those, participating in the NFIP13
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Warren County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The EPA places Warren County in radon zone 3, a predicted average indoor radon screening level less than 2 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 Warren 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 Warren County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population65,517
- Households30,133
- Average household size2.17
- Median household income$78,442
- Median age46.8
Common questions
Warren County questions, answered from the record.
How many people live in Warren County, New York?
65,517, in 30,133 households, ranking 38th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Warren County's population growing?
The population has fallen 0.68 percent since the 2020 census base. In 2024 there were 541 births against 746 deaths, with net migration of -13. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Warren County?
$78,442. The median owner-occupied home is valued at $267,400, which is 3.4 times income, and median gross rent is $1,105 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Warren County?
2,164 establishments, employing 30,380 people with an annual payroll of $1.65 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 Warren County?
Average annual pay is $59,589, or $1,146 a week, across 36,956 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Warren County?
116 7(a) approvals totalling $39.1 m since FY2020, across 31 lenders, with a median approval of $80,000, plus 59 504 approvals worth $69.3 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Warren County get paid back?
Of the 26 loans that have reached a final outcome, 26 were paid in full and 0 charged off, a charge off rate of 0.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Warren County?
255 housing units were authorised by permit in 2024, with a declared construction value of $69.4 m. Multifamily was 43.9 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Warren County?
Zone 3, a predicted average indoor radon screening level less than 2 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Warren County come from?
The largest single origin is Warren County Non-migrants, with 27,307 households. Arriving households report an average income of $76,137 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 Warren 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 Warren 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.
Warren County
Cities and places in Warren.
10 Census places lie wholly or partly in Warren County. 10 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 |
|---|---|---|---|---|
| Glens Falls | city | 14,609 | 23 | Wholly in this county |
| West Glens Falls | CDP | 10,050 | None recorded | Wholly in this county |
| Glens Falls North | CDP | 9,154 | None recorded | Wholly in this county |
| Warrensburg | CDP | 3,194 | 10 | Wholly in this county |
| Lake George | village | 1,038 | 14 | Wholly in this county |
| Lake Luzerne | CDP | 907 | None recorded | Wholly in this county |
| Chestertown | CDP | 499 | 8 | Wholly in this county |
| North Creek | CDP | 414 | 4 | Wholly in this county |
| Bolton Landing | CDP | 216 | 3 | Wholly in this county |
| Pottersville | CDP | 140 | 1 | Wholly in this county |
A further 81 SBA approvals in Warren County are recorded against borrower cities that match no Census place, the largest being Queensbury, Diamond Point, Athol. 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.