HomePennsylvaniaMontgomery County
Montgomery County, Pennsylvania: commercial real estate data.
Montgomery County, Pennsylvania had an estimated 879,190 residents on July 1, 2024, up 2.7 percent since the 2020 census base of 856,413, across 483 square miles. County output reached $110.42 bn in 2024, 26,711 establishments operate here, and the SBA record carries 1,332 7(a) approvals worth $701.0 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Montgomery County
How many people live in Montgomery County
- Population, American Community Survey 2020-2024867,573
- Households335,505
- Average household size2.59
- Median household income$113,915
- Median age41.2
- Median gross rent$1,683 per month
- Median owner-occupied home value$436,700
- Home value to household income3.8 times
- Annual rent as a share of median income17.7 percent
- Adults 25 and over with a bachelor degree or higher53.0 percent
- Adults 25 and over with a graduate degree23.5 percent
- Adults 25 and over614,025
- Population under 18184,693
- Share under 1821.3 percent
- Population 65 and over163,106
- Share 65 and over18.8 percent
- Working age population, 18 to 64519,774
- Civilian labor force478,052
- Unemployment rate4.5 percent
- Labor force participation, adults 18 and over70.0 percent
- Rank by population among Pennsylvania counties3rd of 67
- Rank by population among US county-equivalents, Puerto Rico included70th of 3,222
Montgomery County is the 3rd largest of 67 Pennsylvania counties by population. A median home costs 3.8 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 21.3 percent against 18.8 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Montgomery County
Is Montgomery County's population growing?
- Population, July 1, 2024879,190
- Census 2020 base population856,413
- Population change since the 2020 census base2.66 percent
- Population change, 2023 to 20247,517
- Births, 20248,330
- Deaths, 20247,766
- Natural change, 2024564
- Net domestic migration, 20241,137
- Net international migration, 20245,822
- Total net migration, 20246,959
- Cumulative net domestic migration, 2021 to 20247,552
- Rank by growth among US county-equivalents961st of 3,144
The county has grown 2.66 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.
Montgomery County
Where are people moving to Montgomery County from?
- Tax returns filed by households arriving22,864
- People arriving, from those returns37,432
- Tax returns filed by households leaving23,026
- Net household movement-162
- Adjusted gross income arriving$2.51 bn
- Net adjusted gross income movement$-155.2 m
- Average income of an arriving household$109,868
- Average income of a leaving household$115,833
- Largest single originPhiladelphia County (6,297 households)
- Largest single destinationPhiladelphia County (3,724 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Philadelphia County | 6,297 | 11,019 | $667.4 m |
| Bucks County | 3,029 | 4,728 | $309.9 m |
| Chester County | 1,992 | 3,029 | $221.0 m |
| Delaware County | 1,399 | 2,332 | $249.8 m |
| Berks County | 797 | 1,254 | $50.6 m |
| Lehigh County | 383 | 560 | $32.6 m |
| New Castle County | 209 | 315 | $18.1 m |
| Camden County | 209 | 341 | $25.0 m |
Households arriving report $5,965 less average income than households leaving, which drains spending power even where headcount holds up. 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.
Montgomery County
What is the Montgomery County economy?
- County GDP, 2024$110.42 bn
- County GDP, 2023$105.81 bn
- GDP change, 2023 to 20244.4 percent
- GDP change over five years28.9 percent
- Rank by GDP among the Pennsylvania areas BEA publishes3rd of 67
- Rank by GDP among the US county areas BEA publishes54th of 3,127
- GDP per resident$127,277
Output grew 4.4 percent in the latest year and 28.9 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.
Montgomery County
Employment by industry in Montgomery County
- Covered employment, annual average505,821
- Establishments reporting28,922
- Average annual pay$88,412
- Average weekly wage$1,700
- Health care and social assistance, employment92,710
- Health care and social assistance, average annual pay$64,376
- Professional, scientific and technical services, employment52,711
- Professional, scientific and technical services, average annual pay$147,817
- Retail trade, employment50,283
- Retail trade, average annual pay$40,582
- Manufacturing, employment44,872
- Manufacturing, average annual pay$113,084
- Accommodation and food services, employment33,310
- Administrative and support and waste management services, employment32,588
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 92,710 | 3,980 | $64,376 |
| Professional, scientific and technical services | 52,711 | 4,236 | $147,817 |
| Retail trade | 50,283 | 2,895 | $40,582 |
| Manufacturing | 44,872 | 1,000 | $113,084 |
| Accommodation and food services | 33,310 | 2,010 | $28,289 |
| Administrative and support and waste management services | 32,588 | 1,750 | $60,086 |
| Finance and insurance | 30,016 | 1,916 | $163,295 |
| Construction | 25,149 | 2,510 | $99,280 |
Health care and social assistance is the largest private sector at 92,710 jobs, 18.3 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Montgomery County
How many businesses are in Montgomery County?
- Establishments, all industries26,711
- Employment at those establishments559,196
- Annual payroll$46.11 bn
- Establishments per 1,000 residents30.8
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.
Montgomery County
Building permits in Montgomery County
- Housing units authorized by permit, 20242,490
- Declared construction value permitted$776.8 m
- Single family units authorized1,877
- Multifamily units authorized613
- Multifamily share of units24.6 percent
- Average declared value per unit$311,980
- Units authorized per 1,000 households7.4
Single-family homes are 75.4 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Montgomery County
SBA loans in Montgomery County (7(a) and 504)
- 7(a) approvals recorded1,332
- 7(a) gross approval dollars$701.0 m
- Average 7(a) approval$526,294
- Median 7(a) approval$202,500
- 10th percentile approval$25,000
- 90th percentile approval$1,400,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)14,815
- Jobs per approval11.1
- Distinct 7(a) lenders active116
- Distinct industries receiving approvals304
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer12.4 percent
- Loans on real estate terms165
- Loans on working capital terms, 120 months or shorter1,100
- Franchise loans183
- Franchise share of approvals13.7 percent
- Leading industry by approval countFull-Service Restaurants (58)
- Most active lenderTD Bank, National Association (298)
- 504 approvals recorded173
- 504 gross approval dollars$166.1 m
- Average 504 approval$960,029
- Median 504 approval$624,000
- Distinct CDCs active10
- 504 jobs per approval11.7
- 504 jobs per million dollars approved12.2
- Most active CDCSouth Eastern Economic Development Company of Pennsylvania (78)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$867.1 m
The average approval of $526,294 sits well above the median of $202,500, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 12.4 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.
Montgomery County
SBA loan default and charge-off rates in Montgomery County
Do SBA loans in Montgomery County get paid back?
- Loans with a final outcome recorded227
- Paid in full206
- Charged off21
- Charge-off rate on resolved loans9.3 percent
- Status: Paid in full206
- Status: Exempt from disclosure842
- Status: Cancelled167
- Status: Charged off21
- Status: Committed, not yet disbursed96
Of the 227 loans that have reached a final outcome, 9.3 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.
Montgomery County
SBA lending by place in Montgomery County
- Borrower cities with recorded lending86
- Norristown, approvals84
- King of Prussia, approvals77
- Lansdale, approvals73
- Pottstown, approvals63
- Glenside, approvals55
- Collegeville, approvals55
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Norristown | 84 | $45,754,100 |
| King of Prussia | 77 | $41,809,300 |
| Lansdale | 73 | $39,735,100 |
| Pottstown | 63 | $32,107,400 |
| Glenside | 55 | $33,006,400 |
| Collegeville | 55 | $18,986,200 |
| Conshohocken | 53 | $27,549,900 |
| Ambler | 49 | $34,574,700 |
| 78 other borrower cities | 823 | $427,500,600 |
Norristown accounts for 84 approvals against 77 in King of Prussia. 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.
Montgomery County
How large is Montgomery County?
- Land area483 sq mi
- Rank by land area among Pennsylvania counties47th of 67
- Width, east to west36.1 mi
- Height, north to south32.5 mi
- Geographies sharing a boundary6
- Residents per square mile of land1,796
- Establishments per square mile55.30
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.
Montgomery County
Flood risk in Montgomery County
- Communities in the county in the NFIP Community Status Book61
- Of those, participating in the NFIP61
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Montgomery County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Montgomery 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. 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 Montgomery 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 Montgomery County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024867,573
- Households335,505
- Average household size2.59
- Median household income$113,915
- Median age41.2
Common questions
Montgomery County questions, answered from the record.
How many people live in Montgomery County, Pennsylvania?
The Census Bureau estimates 879,190 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 867,573, in 335,505 households, ranking 3rd of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Montgomery County's population growing?
The population has grown 2.66 percent since the 2020 census base of 856,413, to 879,190 on July 1, 2024. In 2024 there were 8,330 births against 7,766 deaths, with net migration of 6,959. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Montgomery County?
$113,915. The median owner-occupied home is valued at $436,700, which is 3.8 times income, and median gross rent is $1,683 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Montgomery County?
26,711 establishments, employing 559,196 people with an annual payroll of $46.11 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 Montgomery County?
Health care and social assistance is the largest private sector at 92,710 jobs, 18.3 percent of covered employment. Covered employment averages 505,821 jobs at an average annual pay of $88,412, or $1,700 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Montgomery County?
1,332 7(a) approvals totaling $701.0 m since FY2020, across 116 lenders, with a median approval of $202,500, plus 173 504 approvals worth $166.1 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Montgomery County get paid back?
Of the 227 loans that have reached a final outcome, 206 were paid in full and 21 charged off, a charge-off rate of 9.3 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Montgomery County?
2,490 housing units were authorized by permit in 2024, with a declared construction value of $776.8 m. Multifamily was 24.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Montgomery 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 Montgomery County come from?
The largest single origin is Philadelphia County, with 6,297 households. Arriving households report an average income of $109,868 against $115,833 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Montgomery 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 Montgomery 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.
Montgomery County
Cities and places in Montgomery.
72 Census places lie wholly or partly in Montgomery County. All 72 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 |
|---|---|---|---|---|
| Norristown | borough | 35,893 | 84 | Wholly in this county |
| King of Prussia | CDP | 25,857 | 77 | Wholly in this county |
| Pottstown | borough | 23,476 | 63 | Wholly in this county |
| Lansdale | borough | 19,011 | 73 | Wholly in this county |
| Horsham | CDP | 16,005 | 36 | Wholly in this county |
| Willow Grove | CDP | 14,131 | 34 | Wholly in this county |
| Ardmore | CDP | 13,909 | 28 | 60.4 percent here, 39.6 percent Delaware County |
| Montgomeryville | CDP | 13,388 | 13 | Wholly in this county |
| Roslyn | CDP | 10,639 | 1 | Wholly in this county |
| Bala Cynwyd | CDP | 10,227 | 36 | Wholly in this county |
| Conshohocken | borough | 9,282 | 53 | Wholly in this county |
| Audubon | CDP | 9,229 | 1 | Wholly in this county |
| Villanova | CDP | 9,186 | 2 | 50.4 percent here, 49.6 percent Delaware County |
| Harleysville | CDP | 9,090 | 34 | Wholly in this county |
| Sanatoga | CDP | 8,949 | None recorded | Wholly in this county |
| Kulpsville | CDP | 8,799 | None recorded | Wholly in this county |
| Hatboro | borough | 8,283 | 29 | Wholly in this county |
| Glenside | CDP | 7,659 | 55 | Wholly in this county |
| Plymouth Meeting | CDP | 7,502 | 25 | Wholly in this county |
| Elkins Park | CDP | 7,213 | 24 | Wholly in this county |
| Souderton | borough | 7,181 | 16 | Wholly in this county |
| Ambler | borough | 6,847 | 49 | Wholly in this county |
| Maple Glen | CDP | 6,643 | 3 | Wholly in this county |
| Blue Bell | CDP | 6,424 | 35 | Wholly in this county |
| Fort Washington | CDP | 6,271 | 16 | Wholly in this county |
| Gilbertsville | CDP | 6,165 | 12 | Wholly in this county |
| Penn Wynne | CDP | 6,070 | None recorded | Wholly in this county |
| Oreland | CDP | 5,953 | 2 | Wholly in this county |
| Bryn Mawr | CDP | 5,880 | 10 | 67.4 percent here, 32.6 percent Delaware County |
| Merion Station | CDP | 5,788 | 7 | Wholly in this county |
| Wyndmoor | CDP | 5,633 | 6 | Wholly in this county |
| Collegeville | borough | 5,247 | 55 | Wholly in this county |
| Bridgeport | borough | 5,174 | 12 | Wholly in this county |
| Spring House | CDP | 5,137 | 14 | Wholly in this county |
| Flourtown | CDP | 4,992 | 9 | Wholly in this county |
| Eagleville | CDP | 4,985 | 4 | Wholly in this county |
| Royersford | borough | 4,945 | 33 | Wholly in this county |
| Trooper | CDP | 4,907 | 4 | Wholly in this county |
| Telford | borough | 4,829 | 7 | 46.8 percent here, 53.2 percent Bucks County |
| Jenkintown | borough | 4,727 | 41 | Wholly in this county |
| Narberth | borough | 4,511 | 11 | Wholly in this county |
| Oak Lane | CDP | 4,210 | None recorded | Wholly in this county |
| Trappe | borough | 4,025 | 6 | Wholly in this county |
| Pennsburg | borough | 3,994 | 9 | Wholly in this county |
| Skippack | CDP | 3,937 | 11 | Wholly in this county |
| Stowe | CDP | 3,698 | 2 | Wholly in this county |
| Halfway House | CDP | 3,688 | None recorded | Wholly in this county |
| Hatfield | borough | 3,502 | 30 | Wholly in this county |
| North Wales | borough | 3,440 | 34 | Wholly in this county |
| Rosemont | CDP | 3,421 | None recorded | 71.1 percent here, 28.9 percent Delaware County |
| Pottsgrove | CDP | 3,409 | None recorded | Wholly in this county |
| Wyncote | CDP | 3,389 | 11 | Wholly in this county |
| East Greenville | borough | 3,169 | None recorded | Wholly in this county |
| Evansburg | CDP | 2,976 | None recorded | Wholly in this county |
| Wynnewood | CDP | 2,766 | 11 | Wholly in this county |
| McKinley | CDP | 2,662 | None recorded | Wholly in this county |
| Rockledge | borough | 2,634 | 3 | Wholly in this county |
| Red Hill | borough | 2,513 | None recorded | Wholly in this county |
| Mont Clare | CDP | 2,313 | None recorded | Wholly in this county |
| Spring Mount | CDP | 2,288 | None recorded | Wholly in this county |
| Melrose Park | CDP | 2,266 | None recorded | Wholly in this county |
| Cheltenham Village | CDP | 2,112 | 8 | Wholly in this county |
| Haverford College | CDP | 1,695 | None recorded | 14.6 percent here, 85.4 percent Delaware County |
| Swedeland | CDP | 1,630 | None recorded | Wholly in this county |
| West Conshohocken | borough | 1,536 | None recorded | Wholly in this county |
| Schwenksville | borough | 1,385 | 16 | Wholly in this county |
| Woxall | CDP | 1,347 | None recorded | Wholly in this county |
| Bryn Athyn | borough | 1,143 | None recorded | Wholly in this county |
| Oaks | CDP | 943 | 3 | Wholly in this county |
| Swedesburg | CDP | 806 | None recorded | Wholly in this county |
| Arcadia University | CDP | 792 | None recorded | Wholly in this county |
| Green Lane | borough | 511 | 4 | Wholly in this county |
A further 170 of the county's 1,332 SBA 7(a) approvals are to borrowers in cities that match no Census place in Montgomery County, the largest being Huntingdon Valley (44), Dresher (16), Colmar (13). 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.