HomePennsylvaniaButler County
Butler County, Pennsylvania: commercial real estate data.
Butler County, Pennsylvania had an estimated 199,341 residents on July 1, 2024, up 2.9 percent since the 2020 census base of 193,764, across 789 square miles. County output reached $14.52 bn in 2024, 5,083 establishments operate here, and the SBA record carries 325 7(a) approvals worth $139.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Butler County
How many people live in Butler County
- Population, American Community Survey 2020-2024197,254
- Households80,824
- Average household size2.44
- Median household income$89,843
- Median age43.4
- Median gross rent$1,041 per month
- Median owner-occupied home value$294,200
- Home value to household income3.3 times
- Annual rent as a share of median income13.9 percent
- Adults 25 and over with a bachelor degree or higher39.4 percent
- Adults 25 and over with a graduate degree14.8 percent
- Adults 25 and over141,938
- Population under 1837,980
- Share under 1819.3 percent
- Population 65 and over40,695
- Share 65 and over20.6 percent
- Working age population, 18 to 64118,579
- Civilian labor force102,260
- Unemployment rate4.4 percent
- Labor force participation, adults 18 and over64.2 percent
- Rank by population among Pennsylvania counties19th of 67
- Rank by population among US county-equivalents, Puerto Rico included354th of 3,222
Butler County is the 19th largest of 67 Pennsylvania counties by population. A median home costs 3.3 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 20.6 percent against 19.3 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.
Butler County
Is Butler County's population growing?
- Population, July 1, 2024199,341
- Census 2020 base population193,764
- Population change since the 2020 census base2.88 percent
- Population change, 2023 to 2024676
- Births, 20241,685
- Deaths, 20242,176
- Natural change, 2024-491
- Net domestic migration, 2024878
- Net international migration, 2024278
- Total net migration, 20241,156
- Cumulative net domestic migration, 2021 to 20247,287
- Rank by growth among US county-equivalents902nd of 3,144
The county has grown 2.88 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.
Butler County
Where are people moving to Butler County from?
- Tax returns filed by households arriving4,861
- People arriving, from those returns8,421
- Tax returns filed by households leaving4,184
- Net household movement677
- Adjusted gross income arriving$469.3 m
- Net adjusted gross income movement$113.3 m
- Average income of an arriving household$96,546
- Average income of a leaving household$85,101
- Largest single originAllegheny County (1,895 households)
- Largest single destinationAllegheny County (1,121 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Allegheny County | 1,895 | 3,264 | $201.3 m |
| Beaver County | 282 | 477 | $19.7 m |
| Armstrong County | 187 | 320 | $10.3 m |
| Lawrence County | 186 | 281 | $11.3 m |
| Westmoreland County | 145 | 239 | $12.4 m |
| Mercer County | 135 | 201 | $8.2 m |
| Washington County | 68 | 113 | $5.8 m |
| Venango County | 63 | 98 | $2.8 m |
Households arriving report $11,445 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 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.
Butler County
What is the Butler County economy?
- County GDP, 2024$14.52 bn
- County GDP, 2023$13.91 bn
- GDP change, 2023 to 20244.4 percent
- GDP change over five years35.3 percent
- Rank by GDP among the Pennsylvania areas BEA publishes18th of 67
- Rank by GDP among the US county areas BEA publishes333rd of 3,127
- GDP per resident$73,599
Output grew 4.4 percent in the latest year and 35.3 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.
Butler County
Employment by industry in Butler County
- Covered employment, annual average88,461
- Establishments reporting5,418
- Average annual pay$65,579
- Average weekly wage$1,261
- Health care and social assistance, employment13,924
- Health care and social assistance, average annual pay$58,407
- Retail trade, employment10,837
- Retail trade, average annual pay$37,650
- Manufacturing, employment10,799
- Manufacturing, average annual pay$84,267
- Accommodation and food services, employment7,681
- Accommodation and food services, average annual pay$23,001
- Management of companies and enterprises, employment4,638
- Wholesale trade, employment4,548
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 13,924 | 714 | $58,407 |
| Retail trade | 10,837 | 634 | $37,650 |
| Manufacturing | 10,799 | 290 | $84,267 |
| Accommodation and food services | 7,681 | 411 | $23,001 |
| Management of companies and enterprises | 4,638 | 83 | $132,748 |
| Wholesale trade | 4,548 | 330 | $84,944 |
| Construction | 4,480 | 544 | $75,658 |
| Professional, scientific and technical services | 4,254 | 534 | $91,103 |
Health care and social assistance is the largest private sector at 13,924 jobs, 15.7 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Butler County
How many businesses are in Butler County?
- Establishments, all industries5,083
- Employment at those establishments86,610
- Annual payroll$5.28 bn
- Establishments per 1,000 residents25.8
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.
Butler County
Building permits in Butler County
- Housing units authorized by permit, 2024976
- Declared construction value permitted$353.6 m
- Single family units authorized946
- Multifamily units authorized30
- Multifamily share of units3.1 percent
- Average declared value per unit$362,303
- Units authorized per 1,000 households12.1
Single-family homes are 96.9 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Butler County
SBA loans in Butler County (7(a) and 504)
- 7(a) approvals recorded325
- 7(a) gross approval dollars$139.4 m
- Average 7(a) approval$428,917
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,232,100
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)3,355
- Jobs per approval10.3
- Distinct 7(a) lenders active43
- Distinct industries receiving approvals125
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer11.4 percent
- Loans on real estate terms37
- Loans on working capital terms, 120 months or shorter269
- Franchise loans55
- Franchise share of approvals16.9 percent
- Leading industry by approval countLimited-Service Restaurants (16)
- Most active lenderThe Huntington National Bank (148)
- 504 approvals recorded62
- 504 gross approval dollars$44.3 m
- Average 504 approval$714,355
- Median 504 approval$543,000
- Distinct CDCs active3
- 504 jobs per approval10.5
- 504 jobs per million dollars approved14.7
- Most active CDCRegional Development Funding Corporation (36)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$183.7 m
The average approval of $428,917 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 11.4 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.
Butler County
SBA loan default and charge-off rates in Butler County
Do SBA loans in Butler County get paid back?
- Loans with a final outcome recorded56
- Paid in full55
- Charged off1
- Charge-off rate on resolved loans1.8 percent
- Status: Cancelled36
- Status: Paid in full55
- Status: Exempt from disclosure213
- Status: Committed, not yet disbursed20
- Status: Charged off1
Of the 56 loans that have reached a final outcome, 1.8 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.
Butler County
SBA lending by place in Butler County
- Borrower cities with recorded lending32
- Butler, approvals74
- Cranberry Township, approvals62
- Mars, approvals26
- Harmony, approvals26
- Zelienople, approvals22
- Sarver, approvals14
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Butler | 74 | $37,576,300 |
| Cranberry Township | 62 | $32,772,200 |
| Mars | 26 | $8,633,400 |
| Harmony | 26 | $7,289,200 |
| Zelienople | 22 | $17,803,800 |
| Sarver | 14 | $4,193,700 |
| Valencia | 11 | $4,142,800 |
| Slippery Rock | 10 | $5,138,600 |
| 24 other borrower cities | 80 | $21,848,100 |
Butler accounts for 74 approvals against 62 in Cranberry Township. 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.
Butler County
How large is Butler County?
- Land area789 sq mi
- Rank by land area among Pennsylvania counties25th of 67
- Width, east to west24.9 mi
- Height, north to south34.7 mi
- Geographies sharing a boundary7
- Residents per square mile of land250
- Establishments per square mile6.44
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.
Butler County
Flood risk in Butler County
- Communities in the county in the NFIP Community Status Book53
- Of those, participating in the NFIP52
- NFIP participation rate98.1 percent
- Communities carrying a CRS class0
- Radon levels in Butler County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Butler 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 Butler 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 Butler County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024197,254
- Households80,824
- Average household size2.44
- Median household income$89,843
- Median age43.4
Common questions
Butler County questions, answered from the record.
How many people live in Butler County, Pennsylvania?
The Census Bureau estimates 199,341 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 197,254, in 80,824 households, ranking 19th of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Butler County's population growing?
The population has grown 2.88 percent since the 2020 census base of 193,764, to 199,341 on July 1, 2024. In 2024 there were 1,685 births against 2,176 deaths, with net migration of 1,156. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Butler County?
$89,843. The median owner-occupied home is valued at $294,200, which is 3.3 times income, and median gross rent is $1,041 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Butler County?
5,083 establishments, employing 86,610 people with an annual payroll of $5.28 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 Butler County?
Health care and social assistance is the largest private sector at 13,924 jobs, 15.7 percent of covered employment. Covered employment averages 88,461 jobs at an average annual pay of $65,579, or $1,261 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Butler County?
325 7(a) approvals totaling $139.4 m since FY2020, across 43 lenders, with a median approval of $150,000, plus 62 504 approvals worth $44.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Butler County get paid back?
Of the 56 loans that have reached a final outcome, 55 were paid in full and 1 charged off, a charge-off rate of 1.8 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Butler County?
976 housing units were authorized by permit in 2024, with a declared construction value of $353.6 m. Multifamily was 3.1 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Butler 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 Butler County come from?
The largest single origin is Allegheny County, with 1,895 households. Arriving households report an average income of $96,546 against $85,101 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Butler 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 Butler 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.
Butler County
Cities and places in Butler.
38 Census places lie wholly or partly in Butler 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 |
|---|---|---|---|---|
| Butler | city | 13,212 | 74 | Wholly in this county |
| Homeacre-Lyndora | CDP | 6,783 | None recorded | Wholly in this county |
| Shanor-Northvue | CDP | 5,125 | None recorded | Wholly in this county |
| Meridian | CDP | 3,837 | None recorded | Wholly in this county |
| Zelienople | borough | 3,827 | 22 | Wholly in this county |
| Slippery Rock | borough | 3,495 | 10 | Wholly in this county |
| Seven Fields | borough | 2,884 | 8 | Wholly in this county |
| Slippery Rock University | CDP | 2,853 | None recorded | Wholly in this county |
| Meadowood | CDP | 2,644 | None recorded | Wholly in this county |
| Oak Hills | CDP | 2,513 | None recorded | Wholly in this county |
| Evans City | borough | 2,074 | 9 | Wholly in this county |
| Mars | borough | 1,285 | 26 | Wholly in this county |
| Nixon | CDP | 1,251 | None recorded | Wholly in this county |
| Harmony | borough | 1,232 | 26 | Wholly in this county |
| Saxonburg | borough | 1,202 | 9 | Wholly in this county |
| Prospect | borough | 1,157 | 2 | Wholly in this county |
| East Butler | borough | 916 | 1 | Wholly in this county |
| Harrisville | borough | 901 | 7 | Wholly in this county |
| Chicora | borough | 876 | 7 | Wholly in this county |
| Connoquenessing | borough | 687 | 1 | Wholly in this county |
| Unionville | CDP | 644 | None recorded | Wholly in this county |
| Valencia | borough | 550 | 11 | Wholly in this county |
| Callery | borough | 458 | 1 | Wholly in this county |
| Forestville | CDP | 381 | None recorded | Wholly in this county |
| Bruin | borough | 354 | None recorded | Wholly in this county |
| Lake Arthur Estates | CDP | 333 | None recorded | Wholly in this county |
| West Liberty | borough | 327 | None recorded | Wholly in this county |
| Eau Claire | borough | 272 | 1 | Wholly in this county |
| West Sunbury | borough | 197 | None recorded | Wholly in this county |
| Portersville | borough | 196 | 3 | Wholly in this county |
| Karns City | borough | 194 | 1 | Wholly in this county |
| Petrolia | borough | 186 | None recorded | Wholly in this county |
| Fairview | borough | 179 | None recorded | Wholly in this county |
| North Washington | CDP | 141 | None recorded | Wholly in this county |
| Boyers | CDP | 138 | None recorded | Wholly in this county |
| Renfrew | CDP | 129 | 7 | Wholly in this county |
| Cherry Valley | borough | 60 | None recorded | Wholly in this county |
| Fenelton | CDP | 44 | 5 | Wholly in this county |
A further 94 of the county's 325 SBA 7(a) approvals are to borrowers in cities that match no Census place in Butler County, the largest being Cranberry Township (62), Sarver (14), Cranberry Twp (7). 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.