HomePennsylvaniaCumberland County
Cumberland County, Pennsylvania: commercial real estate data.
Cumberland County, Pennsylvania had an estimated 275,516 residents on July 1, 2024, up 6.2 percent since the 2020 census base of 259,468, across 545 square miles. County output reached $23.10 bn in 2024, 6,534 establishments operate here, and the SBA record carries 246 7(a) approvals worth $118.6 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Cumberland County
How many people live in Cumberland County
- Population, American Community Survey 2020-2024268,323
- Households106,427
- Average household size2.52
- Median household income$87,494
- Median age40.2
- Median gross rent$1,249 per month
- Median owner-occupied home value$277,600
- Home value to household income3.2 times
- Annual rent as a share of median income17.1 percent
- Adults 25 and over with a bachelor degree or higher40.0 percent
- Adults 25 and over with a graduate degree16.2 percent
- Adults 25 and over186,743
- Population under 1854,926
- Share under 1820.5 percent
- Population 65 and over50,986
- Share 65 and over19.0 percent
- Working age population, 18 to 64162,411
- Civilian labor force139,349
- Unemployment rate3.7 percent
- Labor force participation, adults 18 and over65.3 percent
- Rank by population among Pennsylvania counties16th of 67
- Rank by population among US county-equivalents, Puerto Rico included270th of 3,222
Cumberland County is the 16th largest of 67 Pennsylvania counties by population. A median home costs 3.2 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 20.5 percent against 19.0 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Cumberland County
Is Cumberland County's population growing?
- Population, July 1, 2024275,516
- Census 2020 base population259,468
- Population change since the 2020 census base6.18 percent
- Population change, 2023 to 20243,963
- Births, 20242,584
- Deaths, 20242,437
- Natural change, 2024147
- Net domestic migration, 20242,518
- Net international migration, 20241,312
- Total net migration, 20243,830
- Cumulative net domestic migration, 2021 to 202412,504
- Rank by growth among US county-equivalents384th of 3,144
The county has grown 6.18 percent since the 2020 census base. The population grew in 2024 from both sources: births exceeded deaths and more people moved in than left.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Cumberland County
Where are people moving to Cumberland County from?
- Tax returns filed by households arriving8,092
- People arriving, from those returns14,656
- Tax returns filed by households leaving7,175
- Net household movement917
- Adjusted gross income arriving$541.7 m
- Net adjusted gross income movement$3.0 m
- Average income of an arriving household$66,948
- Average income of a leaving household$75,079
- Largest single originDauphin County (1,741 households)
- Largest single destinationDauphin County (1,152 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Dauphin County | 1,741 | 3,136 | $100.2 m |
| York County | 954 | 1,563 | $58.6 m |
| Franklin County | 565 | 989 | $28.5 m |
| Perry County | 287 | 468 | $13.6 m |
| Lancaster County | 222 | 342 | $13.2 m |
| Adams County | 177 | 280 | $10.6 m |
| Philadelphia County | 125 | 229 | $7.0 m |
| Lebanon County | 109 | 178 | $5.5 m |
Households arriving report $8,131 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Dauphin 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.
Cumberland County
What is the Cumberland County economy?
- County GDP, 2024$23.10 bn
- County GDP, 2023$21.78 bn
- GDP change, 2023 to 20246.0 percent
- GDP change over five years34.9 percent
- Rank by GDP among the Pennsylvania areas BEA publishes12th of 67
- Rank by GDP among the US county areas BEA publishes238th of 3,127
- GDP per resident$86,083
Output grew 6.0 percent in the latest year and 34.9 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.
Cumberland County
Employment by industry in Cumberland County
- Covered employment, annual average137,668
- Establishments reporting6,995
- Average annual pay$65,149
- Average weekly wage$1,253
- Health care and social assistance, employment21,381
- Health care and social assistance, average annual pay$64,940
- Transportation and warehousing, employment19,153
- Transportation and warehousing, average annual pay$60,010
- Retail trade, employment16,015
- Retail trade, average annual pay$38,427
- Accommodation and food services, employment10,263
- Accommodation and food services, average annual pay$23,695
- Professional, scientific and technical services, employment9,023
- Manufacturing, employment8,906
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 21,381 | 1,013 | $64,940 |
| Transportation and warehousing | 19,153 | 298 | $60,010 |
| Retail trade | 16,015 | 816 | $38,427 |
| Accommodation and food services | 10,263 | 583 | $23,695 |
| Professional, scientific and technical services | 9,023 | 894 | $109,364 |
| Manufacturing | 8,906 | 214 | $73,433 |
| Administrative and support and waste management services | 6,235 | 381 | $41,593 |
| Finance and insurance | 6,228 | 428 | $100,328 |
Health care and social assistance is the largest private sector at 21,381 jobs, 15.5 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Cumberland County
How many businesses are in Cumberland County?
- Establishments, all industries6,534
- Employment at those establishments131,167
- Annual payroll$7.40 bn
- Establishments per 1,000 residents24.4
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.
Cumberland County
Building permits in Cumberland County
- Housing units authorized by permit, 20241,037
- Declared construction value permitted$258.0 m
- Single family units authorized729
- Multifamily units authorized308
- Multifamily share of units29.7 percent
- Average declared value per unit$248,772
- Units authorized per 1,000 households9.7
Single-family homes are 70.3 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Cumberland County
SBA loans in Cumberland County (7(a) and 504)
- 7(a) approvals recorded246
- 7(a) gross approval dollars$118.6 m
- Average 7(a) approval$482,256
- Median 7(a) approval$150,000
- 10th percentile approval$25,000
- 90th percentile approval$1,500,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)2,788
- Jobs per approval11.3
- Distinct 7(a) lenders active50
- Distinct industries receiving approvals104
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.6 percent
- Loans on real estate terms26
- Loans on working capital terms, 120 months or shorter199
- Franchise loans67
- Franchise share of approvals27.2 percent
- Leading industry by approval countLimited-Service Restaurants (13)
- Most active lenderManufacturers and Traders Trust Company (63)
- 504 approvals recorded40
- 504 gross approval dollars$41.6 m
- Average 504 approval$1,040,200
- Median 504 approval$756,500
- Distinct CDCs active6
- 504 jobs per approval14.7
- 504 jobs per million dollars approved14.1
- Most active CDCSouth Eastern Economic Development Company of Pennsylvania (19)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$160.2 m
The average approval of $482,256 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 10.6 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.
Cumberland County
SBA loan default and charge-off rates in Cumberland County
Do SBA loans in Cumberland County get paid back?
- Loans with a final outcome recorded31
- Paid in full30
- Charged off1
- Charge-off rate on resolved loans3.2 percent
- Status: Exempt from disclosure165
- Status: Paid in full30
- Status: Cancelled26
- Status: Committed, not yet disbursed24
- Status: Charged off1
Of the 31 loans that have reached a final outcome, 3.2 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.
Cumberland County
SBA lending by place in Cumberland County
- Borrower cities with recorded lending13
- Mechanicsburg, approvals90
- Carlisle, approvals54
- Camp Hill, approvals53
- Lemoyne, approvals16
- Shippensburg, approvals9
- Mount Holly Springs, approvals7
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Mechanicsburg | 90 | $51,617,200 |
| Carlisle | 54 | $27,510,200 |
| Camp Hill | 53 | $22,864,100 |
| Lemoyne | 16 | $1,694,500 |
| Shippensburg | 9 | $4,435,900 |
| Mount Holly Springs | 7 | $2,583,000 |
| Enola | 6 | $4,260,000 |
| Newville | 6 | $2,300,000 |
| 5 other borrower cities | 5 | $1,370,000 |
Mechanicsburg accounts for 90 approvals against 54 in Carlisle. 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.
Cumberland County
How large is Cumberland County?
- Land area545 sq mi
- Rank by land area among Pennsylvania counties41st of 67
- Width, east to west39.9 mi
- Height, north to south26.5 mi
- Geographies sharing a boundary5
- Residents per square mile of land492
- Establishments per square mile11.99
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.
Cumberland County
Flood risk in Cumberland County
- Communities in the county in the NFIP Community Status Book33
- Of those, participating in the NFIP33
- 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 10
- Communities carrying a CRS class1
- Radon levels in Cumberland County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Cumberland 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 10, 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 Cumberland 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 Cumberland County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024268,323
- Households106,427
- Average household size2.52
- Median household income$87,494
- Median age40.2
Common questions
Cumberland County questions, answered from the record.
How many people live in Cumberland County, Pennsylvania?
The Census Bureau estimates 275,516 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 268,323, in 106,427 households, ranking 16th of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Cumberland County's population growing?
The population has grown 6.18 percent since the 2020 census base of 259,468, to 275,516 on July 1, 2024. In 2024 there were 2,584 births against 2,437 deaths, with net migration of 3,830. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Cumberland County?
$87,494. The median owner-occupied home is valued at $277,600, which is 3.2 times income, and median gross rent is $1,249 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Cumberland County?
6,534 establishments, employing 131,167 people with an annual payroll of $7.40 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 Cumberland County?
Health care and social assistance is the largest private sector at 21,381 jobs, 15.5 percent of covered employment. Covered employment averages 137,668 jobs at an average annual pay of $65,149, or $1,253 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Cumberland County?
246 7(a) approvals totaling $118.6 m since FY2020, across 50 lenders, with a median approval of $150,000, plus 40 504 approvals worth $41.6 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Cumberland County get paid back?
Of the 31 loans that have reached a final outcome, 30 were paid in full and 1 charged off, a charge-off rate of 3.2 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Cumberland County?
1,037 housing units were authorized by permit in 2024, with a declared construction value of $258.0 m. Multifamily was 29.7 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Cumberland 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 Cumberland County come from?
The largest single origin is Dauphin County, with 1,741 households. Arriving households report an average income of $66,948 against $75,079 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Cumberland 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 Cumberland 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.
Cumberland County
Cities and places in Cumberland.
21 Census places lie wholly or partly in Cumberland County. All 21 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 |
|---|---|---|---|---|
| Carlisle | borough | 21,852 | 54 | Wholly in this county |
| Mechanicsburg | borough | 9,720 | 90 | Wholly in this county |
| Camp Hill | borough | 8,169 | 53 | Wholly in this county |
| Lower Allen | CDP | 7,646 | None recorded | Wholly in this county |
| New Cumberland | borough | 7,580 | 1 | Wholly in this county |
| Enola | CDP | 6,534 | 6 | Wholly in this county |
| Shippensburg | borough | 5,620 | 9 | 65.0 percent here, 35.0 percent Franklin County |
| Schlusser | CDP | 5,402 | None recorded | Wholly in this county |
| Lemoyne | borough | 4,742 | 16 | Wholly in this county |
| Boiling Springs | CDP | 3,334 | 1 | Wholly in this county |
| Wormleysburg | borough | 3,077 | None recorded | Wholly in this county |
| Mount Holly Springs | borough | 2,373 | 7 | Wholly in this county |
| Messiah College | CDP | 2,329 | None recorded | Wholly in this county |
| Shippensburg University | CDP | 2,071 | None recorded | Wholly in this county |
| Shiremanstown | borough | 1,777 | None recorded | Wholly in this county |
| Newville | borough | 1,283 | 6 | Wholly in this county |
| West Fairview | CDP | 1,208 | None recorded | Wholly in this county |
| New Kingstown | CDP | 748 | None recorded | Wholly in this county |
| Carlisle Barracks | CDP | 730 | None recorded | Wholly in this county |
| Newburg | borough | 444 | None recorded | Wholly in this county |
| Plainfield | CDP | 248 | None recorded | Wholly in this county |
A further 3 of the county's 246 SBA 7(a) approvals are to borrowers in cities that match no Census place in Cumberland County, the largest being Halifax (1), Inwood (1), Chambersburg (1). 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.