HomePennsylvaniaBucks County
Bucks County, Pennsylvania: commercial real estate data.
Bucks County, Pennsylvania had an estimated 650,131 residents on July 1, 2024, up 0.6 percent since the 2020 census base of 646,515, across 604 square miles. County output reached $48.83 bn in 2024, 20,043 establishments operate here, and the SBA record carries 953 7(a) approvals worth $506.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Bucks County
How many people live in Bucks County
- Population, American Community Survey 2020-2024647,461
- Households249,187
- Average household size2.60
- Median household income$114,764
- Median age44.2
- Median gross rent$1,605 per month
- Median owner-occupied home value$445,700
- Home value to household income3.9 times
- Annual rent as a share of median income16.8 percent
- Adults 25 and over with a bachelor degree or higher44.8 percent
- Adults 25 and over with a graduate degree18.3 percent
- Adults 25 and over468,949
- Population under 18128,990
- Share under 1819.9 percent
- Population 65 and over132,986
- Share 65 and over20.5 percent
- Working age population, 18 to 64385,485
- Civilian labor force353,000
- Unemployment rate4.4 percent
- Labor force participation, adults 18 and over68.1 percent
- Rank by population among Pennsylvania counties4th of 67
- Rank by population among US county-equivalents, Puerto Rico included108th of 3,222
Bucks County is the 4th largest of 67 Pennsylvania counties by population. A median home costs 3.9 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 20.5 percent against 19.9 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.
Bucks County
Is Bucks County's population growing?
- Population, July 1, 2024650,131
- Census 2020 base population646,515
- Population change since the 2020 census base0.56 percent
- Population change, 2023 to 20242,506
- Births, 20245,654
- Deaths, 20246,288
- Natural change, 2024-634
- Net domestic migration, 2024-517
- Net international migration, 20243,693
- Total net migration, 20243,176
- Cumulative net domestic migration, 2021 to 20245
- Rank by growth among US county-equivalents1627th of 3,144
The county has grown 0.56 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.
Bucks County
Where are people moving to Bucks County from?
- Tax returns filed by households arriving14,112
- People arriving, from those returns24,158
- Tax returns filed by households leaving15,079
- Net household movement-967
- Adjusted gross income arriving$1.69 bn
- Net adjusted gross income movement$2.2 m
- Average income of an arriving household$119,540
- Average income of a leaving household$111,727
- Largest single originPhiladelphia County (3,769 households)
- Largest single destinationMontgomery County (3,029 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Philadelphia County | 3,769 | 6,921 | $307.0 m |
| Montgomery County | 2,696 | 4,605 | $310.5 m |
| Mercer County | 666 | 1,138 | $69.4 m |
| Burlington County | 335 | 523 | $29.2 m |
| Lehigh County | 320 | 490 | $21.0 m |
| Delaware County | 235 | 385 | $25.1 m |
| Northampton County | 212 | 301 | $16.8 m |
| Kings County | 195 | 434 | $23.0 m |
Households arriving report $7,813 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 Philadelphia 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.
Bucks County
What is the Bucks County economy?
- County GDP, 2024$48.83 bn
- County GDP, 2023$46.26 bn
- GDP change, 2023 to 20245.6 percent
- GDP change over five years34.1 percent
- Rank by GDP among the Pennsylvania areas BEA publishes5th of 67
- Rank by GDP among the US county areas BEA publishes121st of 3,127
- GDP per resident$75,413
Output grew 5.6 percent in the latest year and 34.1 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.
Bucks County
Employment by industry in Bucks County
- Covered employment, annual average274,632
- Establishments reporting21,271
- Average annual pay$64,953
- Average weekly wage$1,249
- Health care and social assistance, employment58,880
- Health care and social assistance, average annual pay$57,599
- Retail trade, employment34,770
- Retail trade, average annual pay$39,788
- Manufacturing, employment26,798
- Manufacturing, average annual pay$76,644
- Accommodation and food services, employment22,680
- Accommodation and food services, average annual pay$24,487
- Construction, employment17,078
- Professional, scientific and technical services, employment15,715
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 58,880 | 2,466 | $57,599 |
| Retail trade | 34,770 | 2,145 | $39,788 |
| Manufacturing | 26,798 | 1,028 | $76,644 |
| Accommodation and food services | 22,680 | 1,436 | $24,487 |
| Construction | 17,078 | 2,572 | $83,855 |
| Professional, scientific and technical services | 15,715 | 2,699 | $111,003 |
| Wholesale trade | 13,464 | 1,299 | $94,664 |
| Administrative and support and waste management services | 11,853 | 1,252 | $56,417 |
Health care and social assistance is the largest private sector at 58,880 jobs, 21.4 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Bucks County
How many businesses are in Bucks County?
- Establishments, all industries20,043
- Employment at those establishments263,278
- Annual payroll$15.35 bn
- Establishments per 1,000 residents31.0
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.
Bucks County
Building permits in Bucks County
- Housing units authorized by permit, 2024718
- Declared construction value permitted$213.1 m
- Single family units authorized511
- Multifamily units authorized207
- Multifamily share of units28.8 percent
- Average declared value per unit$296,790
- Units authorized per 1,000 households2.9
Single-family homes are 71.2 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Bucks County
SBA loans in Bucks County (7(a) and 504)
- 7(a) approvals recorded953
- 7(a) gross approval dollars$506.2 m
- Average 7(a) approval$531,166
- Median 7(a) approval$189,000
- 10th percentile approval$25,000
- 90th percentile approval$1,383,200
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)10,152
- Jobs per approval10.7
- Distinct 7(a) lenders active91
- Distinct industries receiving approvals273
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer12.3 percent
- Loans on real estate terms117
- Loans on working capital terms, 120 months or shorter776
- Franchise loans137
- Franchise share of approvals14.4 percent
- Leading industry by approval countLimited-Service Restaurants (40)
- Most active lenderTD Bank, National Association (208)
- 504 approvals recorded140
- 504 gross approval dollars$123.0 m
- Average 504 approval$878,436
- Median 504 approval$498,000
- Distinct CDCs active7
- 504 jobs per approval8.5
- 504 jobs per million dollars approved9.7
- Most active CDCEmpire State Certified Development Corporation (65)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$629.2 m
The average approval of $531,166 sits well above the median of $189,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 12.3 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.
Bucks County
SBA loan default and charge-off rates in Bucks County
Do SBA loans in Bucks County get paid back?
- Loans with a final outcome recorded172
- Paid in full151
- Charged off21
- Charge-off rate on resolved loans12.2 percent
- Status: Paid in full151
- Status: Charged off21
- Status: Exempt from disclosure584
- Status: Cancelled136
- Status: Committed, not yet disbursed61
Of the 172 loans that have reached a final outcome, 12.2 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.
Bucks County
SBA lending by place in Bucks County
- Borrower cities with recorded lending62
- Warminster, approvals95
- Doylestown, approvals89
- Bensalem, approvals83
- Southampton, approvals52
- Feasterville Trevose, approvals50
- Levittown, approvals46
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Warminster | 95 | $38,368,600 |
| Doylestown | 89 | $45,279,800 |
| Bensalem | 83 | $54,410,000 |
| Southampton | 52 | $28,143,400 |
| Feasterville Trevose | 50 | $20,534,200 |
| Levittown | 46 | $30,229,400 |
| Langhorne | 45 | $19,649,500 |
| Quakertown | 42 | $23,068,600 |
| 54 other borrower cities | 451 | $246,517,300 |
Warminster accounts for 95 approvals against 89 in Doylestown. 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.
Bucks County
How large is Bucks County?
- Land area604 sq mi
- Rank by land area among Pennsylvania counties37th of 67
- Width, east to west40.2 mi
- Height, north to south38.7 mi
- Geographies sharing a boundary8
- Residents per square mile of land1,072
- Establishments per square mile33.18
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.
Bucks County
Flood risk in Bucks County
- Communities in the county in the NFIP Community Status Book50
- Of those, participating in the NFIP49
- NFIP participation rate98.0 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 class4
- Radon levels in Bucks County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Bucks 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. The best Community Rating System class among the county's communities is 7, which carries a flood insurance premium discount for policies written in that community. 98.0 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 Bucks 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 Bucks County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024647,461
- Households249,187
- Average household size2.60
- Median household income$114,764
- Median age44.2
Common questions
Bucks County questions, answered from the record.
How many people live in Bucks County, Pennsylvania?
The Census Bureau estimates 650,131 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 647,461, in 249,187 households, ranking 4th of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Bucks County's population growing?
The population has grown 0.56 percent since the 2020 census base of 646,515, to 650,131 on July 1, 2024. In 2024 there were 5,654 births against 6,288 deaths, with net migration of 3,176. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Bucks County?
$114,764. The median owner-occupied home is valued at $445,700, which is 3.9 times income, and median gross rent is $1,605 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Bucks County?
20,043 establishments, employing 263,278 people with an annual payroll of $15.35 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 Bucks County?
Health care and social assistance is the largest private sector at 58,880 jobs, 21.4 percent of covered employment. Covered employment averages 274,632 jobs at an average annual pay of $64,953, or $1,249 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Bucks County?
953 7(a) approvals totaling $506.2 m since FY2020, across 91 lenders, with a median approval of $189,000, plus 140 504 approvals worth $123.0 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Bucks County get paid back?
Of the 172 loans that have reached a final outcome, 151 were paid in full and 21 charged off, a charge-off rate of 12.2 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Bucks County?
718 housing units were authorized by permit in 2024, with a declared construction value of $213.1 m. Multifamily was 28.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Bucks 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 Bucks County come from?
The largest single origin is Philadelphia County, with 3,769 households. Arriving households report an average income of $119,540 against $111,727 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Bucks 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 Bucks 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.
Bucks County
Cities and places in Bucks.
44 Census places lie wholly or partly in Bucks County. All 44 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 |
|---|---|---|---|---|
| Levittown | CDP | 50,926 | 46 | Wholly in this county |
| Bristol | borough | 9,902 | 26 | Wholly in this county |
| Morrisville | borough | 9,752 | 34 | Wholly in this county |
| Croydon | CDP | 9,684 | 24 | Wholly in this county |
| Quakertown | borough | 9,319 | 42 | Wholly in this county |
| Perkasie | borough | 9,216 | 30 | Wholly in this county |
| Fairless Hills | CDP | 8,827 | 22 | Wholly in this county |
| Doylestown | borough | 8,341 | 89 | Wholly in this county |
| Richboro | CDP | 6,963 | 12 | Wholly in this county |
| Newtown Grant | CDP | 6,193 | None recorded | Wholly in this county |
| Churchville | CDP | 6,084 | 2 | Wholly in this county |
| Telford | borough | 4,829 | 4 | 53.2 percent here, 46.8 percent Montgomery County |
| Brittany Farms-The Highlands | CDP | 4,571 | None recorded | Wholly in this county |
| Sellersville | borough | 4,542 | 8 | Wholly in this county |
| Chalfont | borough | 4,346 | 34 | Wholly in this county |
| Warminster Heights | CDP | 3,940 | None recorded | Wholly in this county |
| Woodbourne | CDP | 3,834 | None recorded | Wholly in this county |
| Trevose | CDP | 3,635 | 8 | Wholly in this county |
| Village Shires | CDP | 3,503 | None recorded | Wholly in this county |
| New Britain | borough | 2,821 | 6 | Wholly in this county |
| New Hope | borough | 2,622 | 24 | Wholly in this county |
| Yardley | borough | 2,609 | 20 | Wholly in this county |
| Plumsteadville | CDP | 2,592 | 3 | Wholly in this county |
| Penndel | borough | 2,513 | 3 | Wholly in this county |
| Woodside | CDP | 2,491 | None recorded | Wholly in this county |
| Feasterville | CDP | 2,461 | 3 | Wholly in this county |
| Tullytown | borough | 2,358 | None recorded | Wholly in this county |
| Andalusia | CDP | 2,251 | None recorded | Wholly in this county |
| Newtown | borough | 2,224 | 40 | Wholly in this county |
| Dublin | borough | 2,164 | 8 | Wholly in this county |
| Spinnerstown | CDP | 1,780 | None recorded | Wholly in this county |
| Langhorne | borough | 1,657 | 45 | Wholly in this county |
| Eddington | CDP | 1,606 | None recorded | Wholly in this county |
| Parkland | CDP | 1,599 | None recorded | Wholly in this county |
| Langhorne Manor | borough | 1,543 | None recorded | Wholly in this county |
| Cornwells Heights | CDP | 1,319 | None recorded | Wholly in this county |
| Milford Square | CDP | 1,312 | None recorded | Wholly in this county |
| Silverdale | borough | 1,288 | 1 | Wholly in this county |
| Richlandtown | borough | 1,209 | 1 | Wholly in this county |
| Hulmeville | borough | 925 | None recorded | Wholly in this county |
| Ivyland | borough | 914 | 6 | Wholly in this county |
| Blooming Glen | CDP | 868 | None recorded | Wholly in this county |
| Riegelsville | borough | 860 | 3 | Wholly in this county |
| Trumbauersville | borough | 772 | None recorded | Wholly in this county |
A further 409 of the county's 953 SBA 7(a) approvals are to borrowers in cities that match no Census place in Bucks County, the largest being Warminster (95), Bensalem (83), Southampton (52). 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.