Clackamas County, Oregon: commercial real estate data.
Clackamas County, Oregon had an estimated 425,857 residents on July 1, 2024, up 1.1 percent since the 2020 census base of 421,428, across 1,870 square miles. County output reached $30.43 bn in 2024, 12,862 establishments operate here, and the SBA record carries 748 7(a) approvals worth $370.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Clackamas County
How many people live in Clackamas County
- Population, American Community Survey 2020-2024423,975
- Households163,845
- Average household size2.59
- Median household income$103,517
- Median age42.3
- Median gross rent$1,758 per month
- Median owner-occupied home value$611,000
- Home value to household income5.9 times
- Annual rent as a share of median income20.4 percent
- Adults 25 and over with a bachelor degree or higher40.5 percent
- Adults 25 and over with a graduate degree14.6 percent
- Adults 25 and over305,498
- Population under 1888,250
- Share under 1820.8 percent
- Population 65 and over84,323
- Share 65 and over19.9 percent
- Working age population, 18 to 64251,402
- Civilian labor force220,005
- Unemployment rate4.4 percent
- Labor force participation, adults 18 and over65.5 percent
- Rank by population among Oregon counties3rd of 36
- Rank by population among US county-equivalents, Puerto Rico included174th of 3,222
Clackamas County is the 3rd largest of 36 Oregon counties by population. A median home costs 5.9 times median household income, which is severely unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 20.8 percent against 19.9 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Clackamas County
Is Clackamas County's population growing?
- Population, July 1, 2024425,857
- Census 2020 base population421,428
- Population change since the 2020 census base1.05 percent
- Population change, 2023 to 20241,461
- Births, 20243,616
- Deaths, 20243,806
- Natural change, 2024-190
- Net domestic migration, 2024271
- Net international migration, 20241,400
- Total net migration, 20241,671
- Cumulative net domestic migration, 2021 to 20241,219
- Rank by growth among US county-equivalents1465th of 3,144
The county has grown 1.05 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.
Clackamas County
Where are people moving to Clackamas County from?
- Tax returns filed by households arriving14,947
- People arriving, from those returns25,167
- Tax returns filed by households leaving14,522
- Net household movement425
- Adjusted gross income arriving$1.60 bn
- Net adjusted gross income movement$214.9 m
- Average income of an arriving household$106,715
- Average income of a leaving household$95,040
- Largest single originMultnomah County (5,604 households)
- Largest single destinationMultnomah County (3,682 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Multnomah County | 5,604 | 9,562 | $587.0 m |
| Washington County | 2,106 | 3,478 | $208.0 m |
| Marion County | 742 | 1,253 | $49.9 m |
| Clark County | 535 | 871 | $37.3 m |
| Los Angeles County | 248 | 404 | $27.2 m |
| Lane County | 223 | 313 | $19.6 m |
| Yamhill County | 202 | 346 | $15.5 m |
| Deschutes County | 173 | 269 | $16.5 m |
Households arriving report $11,675 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 Multnomah 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.
Clackamas County
What is the Clackamas County economy?
- County GDP, 2024$30.43 bn
- County GDP, 2023$28.95 bn
- GDP change, 2023 to 20245.1 percent
- GDP change over five years36.3 percent
- Rank by GDP among the Oregon areas BEA publishes3rd of 36
- Rank by GDP among the US county areas BEA publishes194th of 3,127
- GDP per resident$71,785
Output grew 5.1 percent in the latest year and 36.3 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.
Clackamas County
Employment by industry in Clackamas County
- Covered employment, annual average174,320
- Establishments reporting17,426
- Average annual pay$69,863
- Average weekly wage$1,344
- Health care and social assistance, employment26,002
- Health care and social assistance, average annual pay$70,862
- Retail trade, employment18,569
- Retail trade, average annual pay$43,104
- Manufacturing, employment17,674
- Manufacturing, average annual pay$79,078
- Construction, employment14,553
- Construction, average annual pay$81,398
- Accommodation and food services, employment14,134
- Professional, scientific and technical services, employment11,603
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 26,002 | 2,082 | $70,862 |
| Retail trade | 18,569 | 1,175 | $43,104 |
| Manufacturing | 17,674 | 752 | $79,078 |
| Construction | 14,553 | 2,152 | $81,398 |
| Accommodation and food services | 14,134 | 1,015 | $29,399 |
| Professional, scientific and technical services | 11,603 | 2,336 | $116,556 |
| Wholesale trade | 10,816 | 1,112 | $91,779 |
| Administrative and support and waste management services | 10,158 | 934 | $53,668 |
Health care and social assistance is the largest private sector at 26,002 jobs, 14.9 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Clackamas County
How many businesses are in Clackamas County?
- Establishments, all industries12,862
- Employment at those establishments158,159
- Annual payroll$10.27 bn
- Establishments per 1,000 residents30.3
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.
Clackamas County
Building permits in Clackamas County
- Housing units authorized by permit, 20241,140
- Declared construction value permitted$403.3 m
- Single family units authorized743
- Multifamily units authorized397
- Multifamily share of units34.8 percent
- Average declared value per unit$353,775
- Units authorized per 1,000 households7.0
Single-family homes are 65.2 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Clackamas County
SBA loans in Clackamas County (7(a) and 504)
- 7(a) approvals recorded748
- 7(a) gross approval dollars$370.2 m
- Average 7(a) approval$494,986
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,322,340
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)6,274
- Jobs per approval8.4
- Distinct 7(a) lenders active85
- Distinct industries receiving approvals250
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer14.2 percent
- Loans on real estate terms106
- Loans on working capital terms, 120 months or shorter622
- Franchise loans65
- Franchise share of approvals8.7 percent
- Leading industry by approval countResidential Remodelers (33)
- Most active lenderColumbia Bank (166)
- 504 approvals recorded102
- 504 gross approval dollars$92.1 m
- Average 504 approval$902,588
- Median 504 approval$621,000
- Distinct CDCs active6
- 504 jobs per approval10.9
- 504 jobs per million dollars approved12.0
- Most active CDCEvergreen Business Capital (57)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$462.3 m
The average approval of $494,986 sits well above the median of $150,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 14.2 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.
Clackamas County
SBA loan default and charge-off rates in Clackamas County
Do SBA loans in Clackamas County get paid back?
- Loans with a final outcome recorded162
- Paid in full149
- Charged off13
- Charge-off rate on resolved loans8.0 percent
- Status: Exempt from disclosure451
- Status: Paid in full149
- Status: Cancelled103
- Status: Charged off13
- Status: Committed, not yet disbursed32
Of the 162 loans that have reached a final outcome, 8.0 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.
Clackamas County
SBA lending by place in Clackamas County
- Borrower cities with recorded lending32
- Lake Oswego, approvals89
- Clackamas, approvals85
- Oregon City, approvals76
- Canby, approvals59
- Happy Valley, approvals57
- Portland, approvals55
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Lake Oswego | 89 | $48,743,300 |
| Clackamas | 85 | $59,322,200 |
| Oregon City | 76 | $25,688,600 |
| Canby | 59 | $8,098,200 |
| Happy Valley | 57 | $24,167,200 |
| Portland | 55 | $30,653,500 |
| Milwaukie | 51 | $24,304,500 |
| West Linn | 43 | $24,095,600 |
| 24 other borrower cities | 233 | $125,176,500 |
Lake Oswego accounts for 89 approvals against 85 in Clackamas. 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.
Clackamas County
How large is Clackamas County?
- Land area1,870 sq mi
- Rank by land area among Oregon counties18th of 36
- Width, east to west58.9 mi
- Height, north to south39.8 mi
- Geographies sharing a boundary6
- Residents per square mile of land227
- Establishments per square mile6.88
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.
Clackamas County
Flood risk in Clackamas County
- Participation of the county's own NFIP community Clackamas County, unincorporated areasParticipating, community 415588
- Community Rating System class of the county's own communityClass 10
- Communities in the county in the NFIP Community Status Book17
- Of those, participating in the NFIP17
- 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 5
- Communities carrying a CRS class3
- Radon levels in Clackamas County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The county's own community in the status book, unincorporated Clackamas County (community 415588), participates in the National Flood Insurance Program and carries Community Rating System class 10, a flood insurance premium discount for policies written there. The EPA places Clackamas 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. The best Community Rating System class among the county's communities is 5, 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 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 Clackamas 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 Clackamas County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024423,975
- Households163,845
- Average household size2.59
- Median household income$103,517
- Median age42.3
Common questions
Clackamas County questions, answered from the record.
How many people live in Clackamas County, Oregon?
The Census Bureau estimates 425,857 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 423,975, in 163,845 households, ranking 3rd of 36 Oregon counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Clackamas County's population growing?
The population has grown 1.05 percent since the 2020 census base of 421,428, to 425,857 on July 1, 2024. In 2024 there were 3,616 births against 3,806 deaths, with net migration of 1,671. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Clackamas County?
$103,517. The median owner-occupied home is valued at $611,000, which is 5.9 times income, and median gross rent is $1,758 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Clackamas County?
12,862 establishments, employing 158,159 people with an annual payroll of $10.27 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 Clackamas County?
Health care and social assistance is the largest private sector at 26,002 jobs, 14.9 percent of covered employment. Covered employment averages 174,320 jobs at an average annual pay of $69,863, or $1,344 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Clackamas County?
748 7(a) approvals totaling $370.2 m since FY2020, across 85 lenders, with a median approval of $150,000, plus 102 504 approvals worth $92.1 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Clackamas County get paid back?
Of the 162 loans that have reached a final outcome, 149 were paid in full and 13 charged off, a charge-off rate of 8.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Clackamas County?
1,140 housing units were authorized by permit in 2024, with a declared construction value of $403.3 m. Multifamily was 34.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Clackamas 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 Clackamas County come from?
The largest single origin is Multnomah County, with 5,604 households. Arriving households report an average income of $106,715 against $95,040 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Clackamas 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 Clackamas 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.
Clackamas County
Cities and places in Clackamas.
26 Census places lie wholly or partly in Clackamas County. All 26 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 |
|---|---|---|---|---|
| Lake Oswego | city | 40,381 | 89 | 95.1 percent here, 4.7 percent Multnomah County |
| Oregon City | city | 37,755 | 76 | Wholly in this county |
| Tualatin | city | 27,763 | 3 | 9.3 percent here, 90.7 percent Washington County |
| Wilsonville | city | 26,974 | 41 | 89.2 percent here, 10.8 percent Washington County |
| West Linn | city | 26,935 | 43 | Wholly in this county |
| Happy Valley | city | 26,738 | 57 | Wholly in this county |
| Milwaukie | city | 21,392 | 51 | Wholly in this county |
| Canby | city | 18,134 | 59 | Wholly in this county |
| Oak Grove | CDP | 16,796 | None recorded | Wholly in this county |
| Oatfield | CDP | 13,294 | None recorded | Wholly in this county |
| Sandy | city | 12,854 | 33 | Wholly in this county |
| Gladstone | city | 11,977 | 26 | Wholly in this county |
| Damascus | CDP | 11,437 | 22 | Wholly in this county |
| Molalla | city | 10,186 | 29 | Wholly in this county |
| Jennings Lodge | CDP | 7,971 | None recorded | Wholly in this county |
| Estacada | city | 5,152 | 28 | Wholly in this county |
| Beavercreek | CDP | 4,894 | 6 | Wholly in this county |
| Mount Hood Villages | CDP | 4,703 | None recorded | Wholly in this county |
| Mulino | CDP | 2,229 | 2 | Wholly in this county |
| Boring | CDP | 1,869 | 13 | Wholly in this county |
| Stafford | CDP | 1,600 | None recorded | Wholly in this county |
| Rivergrove | city | 657 | None recorded | 90.8 percent here, 9.2 percent Washington County |
| Johnson City | city | 499 | None recorded | Wholly in this county |
| Rhododendron | CDP | 214 | None recorded | Wholly in this county |
| Government Camp | CDP | 147 | 1 | Wholly in this county |
| Barlow | city | 105 | None recorded | Wholly in this county |
A further 169 of the county's 748 SBA 7(a) approvals are to borrowers in cities that match no Census place in Clackamas County, the largest being Clackamas (85), Portland (55), Welches (5). 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