HomePennsylvaniaBucks County
Bucks County, Pennsylvania: commercial real estate data.
Bucks County, Pennsylvania has a population of 647,461 across 604 square miles, up 0.6 percent since the 2020 census base. 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.
129 sourced county values · tier FULL · 12 sections · underlined figures are computed by MMCG Analytics, not published by the agency
Bucks County
How many people live in Bucks County
- Population647,461
- 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-equivalents108th
Bucks County is the 4th largest of 67 Pennsylvania counties by population. A median home costs 3.9 times median household income, which is an affordable ownership market 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 storey 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 change since the 2020 census base0.56 percent
- Census 2020 base population646,515
- 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
The county has grown 0.56 percent since the 2020 census base. Deaths exceeded births in 2024, so all of the growth came from people moving in. A market held up by migration alone 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
- Adjusted gross income arriving$1.69 bn
- Net adjusted gross income movement$0
- Average income of an arriving household$119,540
- Largest single originBucks County Non-migrants (267,433 households)
- Largest single destination (267,433 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Bucks County Non-migrants | 267,433 | 536,229 | $37.36 bn |
| Philadelphia County | 3,769 | 6,921 | $307.0 m |
| Montgomery County | 2,696 | 4,605 | $310.5 m |
| Other flows - Different State | 2,061 | 3,463 | $230.4 m |
| Other flows - South | 1,009 | 1,703 | $96.4 m |
| Mercer County | 666 | 1,138 | $69.4 m |
| Other flows - Northeast | 411 | 656 | $48.5 m |
| Other flows - West | 387 | 659 | $61.6 m |
The largest single source of arrivals is Bucks 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.
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 Pennsylvania counties5th
- Rank by GDP among US county-equivalents121st
- 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
Largest employers in Bucks County
- Covered employment, annual average274,632
- Establishments reporting21,271
- Average annual pay$64,953
- Average weekly wage$1,249
- Sector 62, employment58,880
- Sector 62, average annual pay$57,599
- Sector 44-45, employment34,770
- Sector 44-45, average annual pay$39,788
- Sector 31-33, employment26,798
- Sector 31-33, average annual pay$76,644
- Sector 72, employment22,680
- Sector 72, average annual pay$24,487
- Sector 23, employment17,078
- Sector 54, employment15,715
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 58,880 | 2,466 | $57,599 |
| Sector 44-45 | 34,770 | 2,145 | $39,788 |
| Sector 31-33 | 26,798 | 1,028 | $76,644 |
| Sector 72 | 22,680 | 1,436 | $24,487 |
| Sector 23 | 17,078 | 2,572 | $83,855 |
| Sector 54 | 15,715 | 2,699 | $111,003 |
| Sector 42 | 13,464 | 1,299 | $94,664 |
| Sector 56 | 11,853 | 1,252 | $56,417 |
The largest sector is the biggest private employer group at 58,880 jobs, 21.4 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.
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.
US Census Bureau, County Business Patterns, 2023.
Bucks County
Building permits in Bucks County
- Housing units authorised by permit, 2024718
- Declared construction value permitted$213.1 m
- Single family units authorised511
- Multifamily units authorised207
- Multifamily share of units28.8 percent
- Average declared value per unit$296,790
- Units authorised per 1,000 households2.9
Multifamily is 28.8 percent of units authorised, so the pipeline is predominantly for sale product.
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$1,384,000
- 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$504,000
- Distinct CDCs active7
- 504 jobs per approval8.5
- 504 jobs per million dollars approved9.7
- Most active CDCEmpire State Certified Development Corporation (65)
- 7(a) share of SBA approvals87.2 percent
- Combined SBA approval dollars$629.2 m
The average approval of $531,166 sits well above the median of $189,000, 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 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
| NAICS | Industry | Resolved loans | Charged off | Charge off rate |
|---|---|---|---|---|
| 722513 | Limited-Service Restaurants | 13 | 0 | 0.0% |
| 238220 | Plumbing, Heating, and Air-Conditioning Contractors | 10 | 0 | 0.0% |
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. Among industries with at least ten resolved loans, Limited-Service Restaurants carries the highest charge off rate at 0.0 percent.
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
- Places in the county with recorded lending64
- WARMINSTER, approvals95
- DOYLESTOWN, approvals89
- Bensalem, approvals83
- Southampton, approvals52
- Feasterville Trevose, approvals48
- LEVITTOWN, approvals46
| Place | 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 | 48 | $19,914,200 |
| LEVITTOWN | 46 | $30,229,400 |
| LANGHORNE | 45 | $19,649,500 |
| Quakertown | 42 | $23,068,600 |
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 boundary4
- 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 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 in Bucks County 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 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 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.
- Population647,461
- 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?
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. 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 the average wage in Bucks County?
Average annual pay is $64,953, or $1,249 a week, across 274,632 covered jobs. 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 totalling $506.2 m since FY2020, across 91 lenders, with a median approval of $189,000, plus 140 504 approvals worth $123.0 m. 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 authorised 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 Bucks County Non-migrants, with 267,433 households. Arriving households report an average income of $119,540 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 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?
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.
Bucks County
Cities and places in Bucks.
44 Census places lie wholly or partly in Bucks County. 44 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 |
|---|---|---|---|---|
| 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 | 11 | 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 2,061 SBA approvals in Bucks County are recorded against borrower cities that match no Census place, the largest being Philadelphia, Warminster, Bensalem. 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.