HomePennsylvaniaErie County
Erie County, Pennsylvania: commercial real estate data.
Erie County, Pennsylvania had an estimated 267,750 residents on July 1, 2024, down 1.2 percent since the 2020 census base of 271,049, across 799 square miles. County output reached $15.02 bn in 2024, 6,103 establishments operate here, and the SBA record carries 208 7(a) approvals worth $71.4 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Erie County
How many people live in Erie County
- Population, American Community Survey 2020-2024269,052
- Households110,587
- Average household size2.43
- Median household income$63,354
- Median age40.2
- Median gross rent$904 per month
- Median owner-occupied home value$177,000
- Home value to household income2.8 times
- Annual rent as a share of median income17.1 percent
- Adults 25 and over with a bachelor degree or higher30.3 percent
- Adults 25 and over with a graduate degree11.7 percent
- Adults 25 and over186,383
- Population under 1855,689
- Share under 1820.7 percent
- Population 65 and over53,079
- Share 65 and over19.7 percent
- Working age population, 18 to 64160,284
- Civilian labor force129,569
- Unemployment rate5.4 percent
- Labor force participation, adults 18 and over60.7 percent
- Rank by population among Pennsylvania counties15th of 67
- Rank by population among US county-equivalents, Puerto Rico included268th of 3,222
Erie County is the 15th largest of 67 Pennsylvania counties by population. A median home costs 2.8 times median household income, which is affordable by national standards. Residents under 18 outnumber those 65 and over, at 20.7 percent against 19.7 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Erie County
Is Erie County's population growing?
- Population, July 1, 2024267,750
- Census 2020 base population271,049
- Population change since the 2020 census base-1.22 percent
- Population change, 2023 to 2024-453
- Births, 20242,631
- Deaths, 20243,168
- Natural change, 2024-537
- Net domestic migration, 2024-1,008
- Net international migration, 20241,095
- Total net migration, 202487
- Cumulative net domestic migration, 2021 to 2024-3,108
- Rank by growth among US county-equivalents2270th of 3,144
The county has lost 1.22 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.
Erie County
Where are people moving to Erie County from?
- Tax returns filed by households arriving3,321
- People arriving, from those returns5,435
- Tax returns filed by households leaving3,833
- Net household movement-512
- Adjusted gross income arriving$177.8 m
- Net adjusted gross income movement$-51.8 m
- Average income of an arriving household$53,528
- Average income of a leaving household$59,881
- Largest single originCrawford County (308 households)
- Largest single destinationCrawford County (325 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Crawford County | 308 | 545 | $13.0 m |
| Allegheny County | 202 | 284 | $10.8 m |
| Chautauqua County | 124 | 196 | $5.7 m |
| Warren County | 102 | 176 | $6.0 m |
| Ashtabula County | 69 | 115 | $2.7 m |
| Cuyahoga County | 65 | 103 | $3.9 m |
| Erie County | 57 | 98 | $3.0 m |
| Venango County | 55 | 87 | $2.6 m |
Households arriving report $6,353 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Crawford 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.
Erie County
What is the Erie County economy?
- County GDP, 2024$15.02 bn
- County GDP, 2023$14.34 bn
- GDP change, 2023 to 20244.8 percent
- GDP change over five years27.6 percent
- Rank by GDP among the Pennsylvania areas BEA publishes17th of 67
- Rank by GDP among the US county areas BEA publishes327th of 3,127
- GDP per resident$55,840
Output grew 4.8 percent in the latest year and 27.6 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.
Erie County
Employment by industry in Erie County
- Covered employment, annual average119,552
- Establishments reporting6,731
- Average annual pay$53,524
- Average weekly wage$1,029
- Health care and social assistance, employment25,769
- Health care and social assistance, average annual pay$56,022
- Manufacturing, employment19,201
- Manufacturing, average annual pay$68,297
- Retail trade, employment13,332
- Retail trade, average annual pay$33,688
- Accommodation and food services, employment10,896
- Accommodation and food services, average annual pay$19,961
- Finance and insurance, employment5,353
- Other services, except public administration, employment4,629
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 25,769 | 1,225 | $56,022 |
| Manufacturing | 19,201 | 470 | $68,297 |
| Retail trade | 13,332 | 869 | $33,688 |
| Accommodation and food services | 10,896 | 612 | $19,961 |
| Finance and insurance | 5,353 | 323 | $94,324 |
| Other services, except public administration | 4,629 | 678 | $34,436 |
| Construction | 4,140 | 486 | $63,082 |
| Administrative and support and waste management services | 3,882 | 320 | $36,660 |
Health care and social assistance is the largest private sector at 25,769 jobs, 21.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Erie County
How many businesses are in Erie County?
- Establishments, all industries6,103
- Employment at those establishments114,339
- Annual payroll$5.88 bn
- Establishments per 1,000 residents22.7
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.
Erie County
Building permits in Erie County
- Housing units authorized by permit, 2024339
- Declared construction value permitted$79.3 m
- Single family units authorized149
- Multifamily units authorized190
- Multifamily share of units56.0 percent
- Average declared value per unit$233,848
- Units authorized per 1,000 households3.1
Multifamily is 56.0 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Erie County
SBA loans in Erie County (7(a) and 504)
- 7(a) approvals recorded208
- 7(a) gross approval dollars$71.4 m
- Average 7(a) approval$343,081
- Median 7(a) approval$100,750
- 10th percentile approval$20,000
- 90th percentile approval$950,630
- Largest single approval$3,800,000
- Jobs reported supported, 7(a)2,082
- Jobs per approval10.0
- Distinct 7(a) lenders active30
- Distinct industries receiving approvals84
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer11.1 percent
- Loans on real estate terms23
- Loans on working capital terms, 120 months or shorter164
- Franchise loans24
- Franchise share of approvals11.5 percent
- Leading industry by approval countLimited-Service Restaurants (11)
- Most active lenderNorthwest Bank (81)
- 504 approvals recorded29
- 504 gross approval dollars$28.1 m
- Average 504 approval$968,724
- Median 504 approval$681,000
- Distinct CDCs active3
- 504 jobs per approval9.3
- 504 jobs per million dollars approved9.6
- Most active CDCEmpire State Certified Development Corporation (16)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$99.5 m
The average approval of $343,081 sits well above the median of $100,750, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 11.1 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.
Erie County
SBA loan default and charge-off rates in Erie County
Do SBA loans in Erie County get paid back?
- Loans with a final outcome recorded38
- Paid in full38
- Charged off0
- Charge-off rate on resolved loans0.0 percent
- Status: Paid in full38
- Status: Cancelled17
- Status: Exempt from disclosure143
- Status: Committed, not yet disbursed10
Of the 38 loans that have reached a final outcome, 0.0 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.
Erie County
SBA lending by place in Erie County
- Borrower cities with recorded lending16
- Erie, approvals148
- Corry, approvals10
- Lake City, approvals7
- Girard, approvals7
- Union City, approvals6
- Edinboro, approvals5
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Erie | 148 | $55,196,600 |
| Corry | 10 | $4,663,500 |
| Lake City | 7 | $640,100 |
| Girard | 7 | $361,200 |
| Union City | 6 | $1,232,000 |
| Edinboro | 5 | $1,481,000 |
| Waterford | 5 | $499,400 |
| North East | 4 | $1,556,700 |
| 8 other borrower cities | 16 | $5,730,400 |
Erie accounts for 148 approvals against 10 in Corry. 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.
Erie County
How large is Erie County?
- Land area799 sq mi
- Rank by land area among Pennsylvania counties23rd of 67
- Width, east to west46.6 mi
- Height, north to south29 mi
- Geographies sharing a boundary4
- Residents per square mile of land337
- Establishments per square mile7.64
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.
Erie County
Flood risk in Erie County
- Communities in the county in the NFIP Community Status Book38
- Of those, participating in the NFIP37
- NFIP participation rate97.4 percent
- Communities carrying a CRS class0
- Radon levels in Erie County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The EPA places Erie County in radon zone 2, a predicted average indoor radon screening level from 2 to 4 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 97.4 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 Erie 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 Erie County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024269,052
- Households110,587
- Average household size2.43
- Median household income$63,354
- Median age40.2
Common questions
Erie County questions, answered from the record.
How many people live in Erie County, Pennsylvania?
The Census Bureau estimates 267,750 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 269,052, in 110,587 households, ranking 15th of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Erie County's population growing?
The population has fallen 1.22 percent since the 2020 census base of 271,049, to 267,750 on July 1, 2024. In 2024 there were 2,631 births against 3,168 deaths, with net migration of 87. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Erie County?
$63,354. The median owner-occupied home is valued at $177,000, which is 2.8 times income, and median gross rent is $904 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Erie County?
6,103 establishments, employing 114,339 people with an annual payroll of $5.88 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 Erie County?
Health care and social assistance is the largest private sector at 25,769 jobs, 21.6 percent of covered employment. Covered employment averages 119,552 jobs at an average annual pay of $53,524, or $1,029 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Erie County?
208 7(a) approvals totaling $71.4 m since FY2020, across 30 lenders, with a median approval of $100,750, plus 29 504 approvals worth $28.1 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Erie County get paid back?
Of the 38 loans that have reached a final outcome, 38 were paid in full and 0 charged off, a charge-off rate of 0.0 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Erie County?
339 housing units were authorized by permit in 2024, with a declared construction value of $79.3 m. Multifamily was 56.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Erie County?
Zone 2, a predicted average indoor radon screening level from 2 to 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 Erie County come from?
The largest single origin is Crawford County, with 308 households. Arriving households report an average income of $53,528 against $59,881 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Erie 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 Erie 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.
Erie County
Cities and places in Erie.
21 Census places lie wholly or partly in Erie 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 |
|---|---|---|---|---|
| Erie | city | 93,850 | 148 | Wholly in this county |
| Northwest Harborcreek | CDP | 8,753 | None recorded | Wholly in this county |
| Corry | city | 6,116 | 10 | Wholly in this county |
| Edinboro | borough | 5,440 | 5 | Wholly in this county |
| North East | borough | 4,054 | 4 | Wholly in this county |
| Lawrence Park | CDP | 3,775 | None recorded | Wholly in this county |
| Wesleyville | borough | 3,179 | None recorded | Wholly in this county |
| Girard | borough | 2,962 | 7 | Wholly in this county |
| Lake City | borough | 2,895 | 7 | Wholly in this county |
| Union City | borough | 2,887 | 6 | Wholly in this county |
| Fairview | CDP | 2,691 | 4 | Wholly in this county |
| Avonia | CDP | 1,793 | None recorded | Wholly in this county |
| Penn State Erie (Behrend) | CDP | 1,607 | None recorded | Wholly in this county |
| Waterford | borough | 1,301 | 5 | Wholly in this county |
| Albion | borough | 1,277 | 1 | Wholly in this county |
| Cranesville | borough | 750 | None recorded | Wholly in this county |
| Platea | borough | 591 | None recorded | Wholly in this county |
| McKean | borough | 437 | 3 | Wholly in this county |
| Wattsburg | borough | 341 | 1 | Wholly in this county |
| Mill Village | borough | 334 | None recorded | Wholly in this county |
| Elgin | borough | 181 | None recorded | Wholly in this county |
A further 7 of the county's 208 SBA 7(a) approvals are to borrowers in cities that match no Census place in Erie County, the largest being Pittsburgh (2), Mill Creek Twp (2), East Springfield (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.