HomePennsylvaniaBeaver County
Beaver County, Pennsylvania: commercial real estate data.
Beaver County, Pennsylvania had an estimated 165,540 residents on July 1, 2024, down 1.6 percent since the 2020 census base of 168,220, across 435 square miles. County output reached $8.03 bn in 2024, 3,327 establishments operate here, and the SBA record carries 237 7(a) approvals worth $78.5 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Beaver County
How many people live in Beaver County
- Population, American Community Survey 2020-2024166,324
- Households72,257
- Average household size2.30
- Median household income$71,089
- Median age44.7
- Median gross rent$890 per month
- Median owner-occupied home value$190,900
- Home value to household income2.7 times
- Annual rent as a share of median income15.0 percent
- Adults 25 and over with a bachelor degree or higher28.7 percent
- Adults 25 and over with a graduate degree9.0 percent
- Adults 25 and over122,331
- Population under 1832,226
- Share under 1819.4 percent
- Population 65 and over37,625
- Share 65 and over22.6 percent
- Working age population, 18 to 6496,473
- Civilian labor force85,514
- Unemployment rate5.3 percent
- Labor force participation, adults 18 and over63.8 percent
- Rank by population among Pennsylvania counties21st of 67
- Rank by population among US county-equivalents, Puerto Rico included414th of 3,222
Beaver County is the 21st largest of 67 Pennsylvania counties by population. A median home costs 2.7 times median household income, which is affordable by national standards. Residents 65 and over outnumber those under 18, at 22.6 percent against 19.4 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.
Beaver County
Is Beaver County's population growing?
- Population, July 1, 2024165,540
- Census 2020 base population168,220
- Population change since the 2020 census base-1.59 percent
- Population change, 2023 to 2024-16
- Births, 20241,497
- Deaths, 20242,276
- Natural change, 2024-779
- Net domestic migration, 2024584
- Net international migration, 2024185
- Total net migration, 2024769
- Cumulative net domestic migration, 2021 to 2024747
- Rank by growth among US county-equivalents2386th of 3,144
The county has lost 1.59 percent of its population since the 2020 census base. Deaths exceeded births in 2024 by more than net migration added, so the population fell even though more people moved in than left.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Beaver County
Where are people moving to Beaver County from?
- Tax returns filed by households arriving3,415
- People arriving, from those returns5,556
- Tax returns filed by households leaving3,266
- Net household movement149
- Adjusted gross income arriving$226.8 m
- Net adjusted gross income movement$-31.6 m
- Average income of an arriving household$66,423
- Average income of a leaving household$79,122
- Largest single originAllegheny County (1,296 households)
- Largest single destinationAllegheny County (886 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Allegheny County | 1,296 | 2,031 | $91.5 m |
| Butler County | 289 | 431 | $19.8 m |
| Lawrence County | 229 | 384 | $10.9 m |
| Washington County | 104 | 144 | $6.5 m |
| Columbiana County | 67 | 105 | $2.7 m |
| Westmoreland County | 55 | 97 | $3.1 m |
| Mercer County | 40 | 64 | $1.9 m |
| Erie County | 29 | 43 | $1.6 m |
Households arriving report $12,699 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Allegheny 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.
Beaver County
What is the Beaver County economy?
- County GDP, 2024$8.03 bn
- County GDP, 2023$7.89 bn
- GDP change, 2023 to 20241.8 percent
- GDP change over five years9.1 percent
- Rank by GDP among the Pennsylvania areas BEA publishes24th of 67
- Rank by GDP among the US county areas BEA publishes524th of 3,127
- GDP per resident$48,294
Output grew 1.8 percent in the latest year and 9.1 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.
Beaver County
Employment by industry in Beaver County
- Covered employment, annual average48,481
- Establishments reporting3,586
- Average annual pay$58,825
- Average weekly wage$1,131
- Health care and social assistance, employment8,791
- Health care and social assistance, average annual pay$55,681
- Manufacturing, employment6,681
- Manufacturing, average annual pay$87,647
- Retail trade, employment6,416
- Retail trade, average annual pay$33,928
- Accommodation and food services, employment4,478
- Accommodation and food services, average annual pay$19,596
- Construction, employment2,688
- Transportation and warehousing, employment2,471
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 8,791 | 658 | $55,681 |
| Manufacturing | 6,681 | 172 | $87,647 |
| Retail trade | 6,416 | 435 | $33,928 |
| Accommodation and food services | 4,478 | 299 | $19,596 |
| Construction | 2,688 | 352 | $77,072 |
| Transportation and warehousing | 2,471 | 135 | $65,684 |
| Administrative and support and waste management services | 1,806 | 196 | $56,520 |
| Other services, except public administration | 1,653 | 327 | $29,903 |
Health care and social assistance is the largest private sector at 8,791 jobs, 18.1 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Beaver County
How many businesses are in Beaver County?
- Establishments, all industries3,327
- Employment at those establishments46,532
- Annual payroll$2.41 bn
- Establishments per 1,000 residents20.0
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.
Beaver County
Building permits in Beaver County
- Housing units authorized by permit, 2024267
- Declared construction value permitted$70.1 m
- Single family units authorized179
- Multifamily units authorized88
- Multifamily share of units33.0 percent
- Average declared value per unit$262,724
- Units authorized per 1,000 households3.7
Single-family homes are 67.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Beaver County
SBA loans in Beaver County (7(a) and 504)
- 7(a) approvals recorded237
- 7(a) gross approval dollars$78.5 m
- Average 7(a) approval$331,426
- Median 7(a) approval$75,000
- 10th percentile approval$20,000
- 90th percentile approval$867,200
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)1,892
- Jobs per approval8.0
- Distinct 7(a) lenders active29
- Distinct industries receiving approvals94
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer13.1 percent
- Loans on real estate terms31
- Loans on working capital terms, 120 months or shorter196
- Franchise loans13
- Franchise share of approvals5.5 percent
- Leading industry by approval countFull-Service Restaurants (17)
- Most active lenderThe Huntington National Bank (146)
- 504 approvals recorded17
- 504 gross approval dollars$15.8 m
- Average 504 approval$927,000
- Median 504 approval$537,000
- Distinct CDCs active3
- 504 jobs per approval21.1
- 504 jobs per million dollars approved22.7
- Most active CDCRegional Development Funding Corporation (8)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$94.3 m
The average approval of $331,426 sits well above the median of $75,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 13.1 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.
Beaver County
SBA loan default and charge-off rates in Beaver County
Do SBA loans in Beaver County get paid back?
- Loans with a final outcome recorded61
- Paid in full60
- Charged off1
- Charge-off rate on resolved loans1.6 percent
- Status: Paid in full60
- Status: Cancelled24
- Status: Exempt from disclosure138
- Status: Charged off1
- Status: Committed, not yet disbursed14
Of the 61 loans that have reached a final outcome, 1.6 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.
Beaver County
SBA lending by place in Beaver County
- Borrower cities with recorded lending25
- Beaver Falls, approvals49
- Aliquippa, approvals30
- New Brighton, approvals26
- Ambridge, approvals23
- Beaver, approvals21
- Monaca, approvals17
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Beaver Falls | 49 | $20,788,500 |
| Aliquippa | 30 | $8,949,900 |
| New Brighton | 26 | $11,388,900 |
| Ambridge | 23 | $4,451,600 |
| Beaver | 21 | $6,596,600 |
| Monaca | 17 | $11,820,800 |
| Clinton | 8 | $2,546,200 |
| Fombell | 7 | $3,718,700 |
| 17 other borrower cities | 56 | $8,286,700 |
Beaver Falls accounts for 49 approvals against 30 in Aliquippa. 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.
Beaver County
How large is Beaver County?
- Land area435 sq mi
- Rank by land area among Pennsylvania counties52nd of 67
- Width, east to west19.6 mi
- Height, north to south26.1 mi
- Geographies sharing a boundary6
- Residents per square mile of land382
- Establishments per square mile7.65
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.
Beaver County
Flood risk in Beaver County
- Communities in the county in the NFIP Community Status Book54
- Of those, participating in the NFIP53
- NFIP participation rate98.1 percent
- Communities carrying a CRS class0
- Radon levels in Beaver County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Beaver County in radon zone 1, a predicted average indoor radon screening level greater than 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 98.1 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 Beaver 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 Beaver County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024166,324
- Households72,257
- Average household size2.30
- Median household income$71,089
- Median age44.7
Common questions
Beaver County questions, answered from the record.
How many people live in Beaver County, Pennsylvania?
The Census Bureau estimates 165,540 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 166,324, in 72,257 households, ranking 21st of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Beaver County's population growing?
The population has fallen 1.59 percent since the 2020 census base of 168,220, to 165,540 on July 1, 2024. In 2024 there were 1,497 births against 2,276 deaths, with net migration of 769. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Beaver County?
$71,089. The median owner-occupied home is valued at $190,900, which is 2.7 times income, and median gross rent is $890 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Beaver County?
3,327 establishments, employing 46,532 people with an annual payroll of $2.41 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 Beaver County?
Health care and social assistance is the largest private sector at 8,791 jobs, 18.1 percent of covered employment. Covered employment averages 48,481 jobs at an average annual pay of $58,825, or $1,131 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Beaver County?
237 7(a) approvals totaling $78.5 m since FY2020, across 29 lenders, with a median approval of $75,000, plus 17 504 approvals worth $15.8 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Beaver County get paid back?
Of the 61 loans that have reached a final outcome, 60 were paid in full and 1 charged off, a charge-off rate of 1.6 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Beaver County?
267 housing units were authorized by permit in 2024, with a declared construction value of $70.1 m. Multifamily was 33.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Beaver County?
Zone 1, a predicted average indoor radon screening level greater than 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 Beaver County come from?
The largest single origin is Allegheny County, with 1,296 households. Arriving households report an average income of $66,423 against $79,122 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Beaver 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 Beaver 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.
Beaver County
Cities and places in Beaver.
38 Census places lie wholly or partly in Beaver County. All 38 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 |
|---|---|---|---|---|
| Aliquippa | city | 9,079 | 30 | Wholly in this county |
| Economy | borough | 9,005 | None recorded | Wholly in this county |
| Beaver Falls | city | 8,850 | 49 | Wholly in this county |
| Ellwood City | borough | 7,532 | 3 | 13.7 percent here, 86.3 percent Lawrence County |
| Ambridge | borough | 6,890 | 23 | Wholly in this county |
| New Brighton | borough | 5,567 | 26 | Wholly in this county |
| Monaca | borough | 5,519 | 17 | Wholly in this county |
| Beaver | borough | 4,374 | 21 | Wholly in this county |
| Baden | borough | 3,843 | 6 | Wholly in this county |
| Rochester | borough | 3,422 | 7 | Wholly in this county |
| Ohioville | borough | 3,324 | None recorded | Wholly in this county |
| Midland | borough | 2,293 | 6 | Wholly in this county |
| Conway | borough | 2,195 | 1 | Wholly in this county |
| Big Beaver | borough | 1,843 | None recorded | Wholly in this county |
| Industry | borough | 1,618 | 2 | Wholly in this county |
| Ambridge Heights | CDP | 1,501 | None recorded | Wholly in this county |
| Freedom | borough | 1,488 | 7 | Wholly in this county |
| West Mayfield | borough | 1,332 | None recorded | Wholly in this county |
| Frisco | CDP | 1,134 | None recorded | 82.7 percent here, 17.3 percent Lawrence County |
| Pine Run | CDP | 1,067 | None recorded | Wholly in this county |
| Bridgewater | borough | 789 | 2 | Wholly in this county |
| Koppel | borough | 759 | None recorded | Wholly in this county |
| Wurtemburg | CDP | 740 | None recorded | 36.1 percent here, 63.9 percent Lawrence County |
| Patterson Heights | borough | 711 | None recorded | Wholly in this county |
| East Rochester | borough | 585 | None recorded | Wholly in this county |
| South Heights | borough | 408 | 1 | Wholly in this county |
| Georgetown | borough | 341 | 3 | Wholly in this county |
| New Galilee | borough | 320 | 3 | Wholly in this county |
| Darlington | borough | 299 | 7 | Wholly in this county |
| Fallston | borough | 271 | None recorded | Wholly in this county |
| Unionville | CDP | 190 | None recorded | Wholly in this county |
| Shippingport | borough | 159 | None recorded | Wholly in this county |
| Eastvale | borough | 151 | None recorded | Wholly in this county |
| Hazen | CDP | 117 | None recorded | Wholly in this county |
| Frankfort Springs | borough | 101 | None recorded | Wholly in this county |
| Glasgow | borough | 88 | None recorded | Wholly in this county |
| Hookstown | borough | 80 | 1 | Wholly in this county |
| Homewood | borough | 75 | None recorded | Wholly in this county |
A further 22 of the county's 237 SBA 7(a) approvals are to borrowers in cities that match no Census place in Beaver County, the largest being Clinton (8), Fombell (7), Sewickley (2). 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.