HomePennsylvaniaYork County
York County, Pennsylvania: commercial real estate data.
York County, Pennsylvania has a population of 462,924 across 904 square miles, up 3.2 percent since the 2020 census base. County output reached $28.43 bn in 2024, 8,840 establishments operate here, and the SBA record carries 458 7(a) approvals worth $168.8 m.
128 sourced county values · tier FULL · 12 sections · underlined figures are computed by MMCG Analytics, not published by the agency
York County
How many people live in York County
- Population462,924
- Households181,583
- Average household size2.55
- Median household income$84,829
- Median age41.1
- Median gross rent$1,193 per month
- Median owner-occupied home value$248,600
- Home value to household income2.9 times
- Annual rent as a share of median income16.9 percent
- Adults 25 and over with a bachelor degree or higher27.6 percent
- Adults 25 and over with a graduate degree10.4 percent
- Adults 25 and over325,365
- Population under 18101,294
- Share under 1821.9 percent
- Population 65 and over87,113
- Share 65 and over18.8 percent
- Working age population, 18 to 64274,517
- Civilian labor force245,693
- Unemployment rate4.5 percent
- Labor force participation, adults 18 and over67.9 percent
- Rank by population among Pennsylvania counties8th of 67
- Rank by population among US county-equivalents156th
York County is the 8th largest of 67 Pennsylvania counties by population. A median home costs 2.9 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 21.9 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.
York County
Is York County's population growing?
- Population change since the 2020 census base3.24 percent
- Census 2020 base population456,449
- Births, 20244,823
- Deaths, 20244,342
- Natural change, 2024481
- Net domestic migration, 20242,711
- Net international migration, 20242,093
- Total net migration, 20244,804
- Cumulative net domestic migration, 2021 to 20249,782
- Rank by growth among US county-equivalents822nd
The county has grown 3.24 percent since the 2020 census base. Migration contributed more to 2024 change than births over deaths, so demand here follows people arriving rather than families forming.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
York County
Where are people moving to York County from?
- Tax returns filed by households arriving9,960
- People arriving, from those returns17,451
- Adjusted gross income arriving$626.7 m
- Net adjusted gross income movement$0
- Average income of an arriving household$62,924
- Largest single originYork County Non-migrants (188,360 households)
- Largest single destination (188,360 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| York County Non-migrants | 188,360 | 374,892 | $15.67 bn |
| Other flows - Different State | 2,133 | 3,923 | $148.8 m |
| Lancaster County | 1,120 | 1,907 | $69.3 m |
| Other flows - South | 1,077 | 1,995 | $76.6 m |
| Cumberland County | 921 | 1,593 | $57.0 m |
| Adams County | 824 | 1,411 | $38.6 m |
| Baltimore County | 725 | 1,327 | $52.3 m |
| Dauphin County | 667 | 1,150 | $36.4 m |
The largest single source of arrivals is York 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.
York County
What is the York County economy?
- County GDP, 2024$28.43 bn
- County GDP, 2023$27.31 bn
- GDP change, 2023 to 20244.1 percent
- GDP change over five years29.6 percent
- Rank by GDP among Pennsylvania counties10th
- Rank by GDP among US county-equivalents206th
- GDP per resident$61,421
Output grew 4.1 percent in the latest year and 29.6 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.
York County
Largest employers in York County
- Covered employment, annual average182,614
- Establishments reporting9,389
- Average annual pay$62,427
- Average weekly wage$1,201
- Sector 31-33, employment32,814
- Sector 31-33, average annual pay$71,376
- Sector 62, employment27,350
- Sector 62, average annual pay$73,898
- Sector 44-45, employment19,975
- Sector 44-45, average annual pay$34,617
- Sector 48-49, employment14,003
- Sector 48-49, average annual pay$52,933
- Sector 72, employment13,418
- Sector 23, employment11,740
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 31-33 | 32,814 | 566 | $71,376 |
| Sector 62 | 27,350 | 1,221 | $73,898 |
| Sector 44-45 | 19,975 | 1,139 | $34,617 |
| Sector 48-49 | 14,003 | 312 | $52,933 |
| Sector 72 | 13,418 | 754 | $21,924 |
| Sector 23 | 11,740 | 914 | $83,004 |
| Sector 56 | 8,000 | 534 | $45,351 |
| Sector 54 | 7,091 | 817 | $88,465 |
The largest sector is the biggest private employer group at 32,814 jobs, 18.0 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.
York County
How many businesses are in York County?
- Establishments, all industries8,840
- Employment at those establishments176,202
- Annual payroll$9.61 bn
- Establishments per 1,000 residents19.1
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.
York County
Building permits in York County
- Housing units authorised by permit, 20241,335
- Declared construction value permitted$327.3 m
- Single family units authorised952
- Multifamily units authorised383
- Multifamily share of units28.7 percent
- Average declared value per unit$245,173
- Units authorised per 1,000 households7.4
Multifamily is 28.7 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
York County
SBA loans in York County (7(a) and 504)
- 7(a) approvals recorded458
- 7(a) gross approval dollars$168.8 m
- Average 7(a) approval$368,579
- Median 7(a) approval$125,000
- 10th percentile approval$25,000
- 90th percentile approval$910,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)4,172
- Jobs per approval9.1
- Distinct 7(a) lenders active51
- Distinct industries receiving approvals180
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer10.3 percent
- Loans on real estate terms47
- Loans on working capital terms, 120 months or shorter375
- Franchise loans56
- Franchise share of approvals12.2 percent
- Leading industry by approval countFull-Service Restaurants (25)
- Most active lenderManufacturers and Traders Trust Company (190)
- 504 approvals recorded73
- 504 gross approval dollars$58.5 m
- Average 504 approval$801,849
- Median 504 approval$543,000
- Distinct CDCs active6
- 504 jobs per approval18.2
- 504 jobs per million dollars approved22.7
- Most active CDCSEDA-COG Local Development Corporation (27)
- 7(a) share of SBA approvals86.3 percent
- Combined SBA approval dollars$227.3 m
The average approval of $368,579 sits well above the median of $125,000, 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 10.3 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.
York County
SBA loan default and charge-off rates in York County
Do SBA loans in York County get paid back?
- Loans with a final outcome recorded83
- Paid in full81
- Charged off2
- Charge off rate on resolved loans2.4 percent
- Status: Paid in full81
- Status: Exempt from disclosure299
- Status: Cancelled53
- Status: Charged off2
- Status: Committed, not yet disbursed23
Of the 83 loans that have reached a final outcome, 2.4 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.
York County
SBA lending by place in York County
- Places in the county with recorded lending38
- York, approvals164
- Hanover, approvals61
- Dillsburg, approvals27
- Stewartstown, approvals18
- Dover, approvals14
- Delta, approvals14
| Place | Approvals | Gross approval dollars |
|---|---|---|
| York | 164 | $58,213,400 |
| Hanover | 61 | $24,152,700 |
| Dillsburg | 27 | $8,643,800 |
| Stewartstown | 18 | $2,778,100 |
| Dover | 14 | $6,844,000 |
| Delta | 14 | $1,339,300 |
| SHREWSBURY | 14 | $3,640,000 |
| Red Lion | 13 | $4,856,000 |
York accounts for 164 approvals against 61 in Hanover. 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.
York County
How large is York County?
- Land area904 sq mi
- Rank by land area among Pennsylvania counties13th of 67
- Width, east to west47.7 mi
- Height, north to south35 mi
- Geographies sharing a boundary4
- Residents per square mile of land512
- Establishments per square mile9.78
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.
York County
Flood risk in York County
- Communities in the NFIP Community Status Book67
- Of those, participating in the NFIP67
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in York County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places York 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 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 York 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 York County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population462,924
- Households181,583
- Average household size2.55
- Median household income$84,829
- Median age41.1
Common questions
York County questions, answered from the record.
How many people live in York County, Pennsylvania?
462,924, in 181,583 households, ranking 8th of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is York County's population growing?
The population has grown 3.24 percent since the 2020 census base. In 2024 there were 4,823 births against 4,342 deaths, with net migration of 4,804. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in York County?
$84,829. The median owner-occupied home is valued at $248,600, which is 2.9 times income, and median gross rent is $1,193 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in York County?
8,840 establishments, employing 176,202 people with an annual payroll of $9.61 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 York County?
Average annual pay is $62,427, or $1,201 a week, across 182,614 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in York County?
458 7(a) approvals totalling $168.8 m since FY2020, across 51 lenders, with a median approval of $125,000, plus 73 504 approvals worth $58.5 m. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in York County get paid back?
Of the 83 loans that have reached a final outcome, 81 were paid in full and 2 charged off, a charge off rate of 2.4 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in York County?
1,335 housing units were authorised by permit in 2024, with a declared construction value of $327.3 m. Multifamily was 28.7 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for York 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 York County come from?
The largest single origin is York County Non-migrants, with 188,360 households. Arriving households report an average income of $62,924 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 York 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 York 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.
York County
Cities and places in York.
56 Census places lie wholly or partly in York County. 56 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 |
|---|---|---|---|---|
| York | city | 44,938 | 164 | Wholly in this county |
| Hanover | borough | 16,584 | 76 | Wholly in this county |
| Weigelstown | CDP | 15,485 | None recorded | Wholly in this county |
| Shiloh | CDP | 11,246 | None recorded | Wholly in this county |
| East York | CDP | 9,388 | None recorded | Wholly in this county |
| Parkville | CDP | 8,128 | None recorded | Wholly in this county |
| Red Lion | borough | 6,516 | 13 | Wholly in this county |
| West York | borough | 5,092 | None recorded | Wholly in this county |
| New Freedom | borough | 5,066 | 10 | Wholly in this county |
| Spry | CDP | 4,909 | None recorded | Wholly in this county |
| Grantley | CDP | 4,775 | None recorded | Wholly in this county |
| Emigsville | CDP | 4,254 | 1 | Wholly in this county |
| Dallastown | borough | 4,185 | 11 | Wholly in this county |
| Shrewsbury | borough | 3,878 | 14 | Wholly in this county |
| Valley Green | CDP | 3,676 | None recorded | Wholly in this county |
| Stonybrook | CDP | 3,483 | None recorded | Wholly in this county |
| Valley View | CDP | 2,981 | None recorded | Wholly in this county |
| North York | borough | 2,812 | None recorded | Wholly in this county |
| Manchester | borough | 2,803 | 11 | Wholly in this county |
| Hallam | borough | 2,788 | None recorded | Wholly in this county |
| Pleasureville | CDP | 2,735 | None recorded | Wholly in this county |
| Dillsburg | borough | 2,629 | 27 | Wholly in this county |
| Spring Grove | borough | 2,433 | 13 | Wholly in this county |
| Pennville | CDP | 2,405 | None recorded | Wholly in this county |
| Susquehanna Trails | CDP | 2,251 | None recorded | Wholly in this county |
| Jacobus | borough | 2,177 | 1 | Wholly in this county |
| Glen Rock | borough | 2,108 | 9 | Wholly in this county |
| Dover | borough | 1,940 | 14 | Wholly in this county |
| Wrightsville | borough | 1,869 | 3 | Wholly in this county |
| Tyler Run | CDP | 1,814 | None recorded | Wholly in this county |
| Stewartstown | borough | 1,761 | 18 | Wholly in this county |
| Queens Gate | CDP | 1,602 | None recorded | Wholly in this county |
| Loganville | borough | 1,588 | 1 | Wholly in this county |
| Yorklyn | CDP | 1,525 | None recorded | Wholly in this county |
| Windsor | borough | 1,323 | 1 | Wholly in this county |
| Yoe | borough | 1,162 | 3 | Wholly in this county |
| Mount Wolf | borough | 1,108 | 2 | Wholly in this county |
| New Salem | borough | 1,011 | None recorded | Wholly in this county |
| Goldsboro | borough | 981 | None recorded | Wholly in this county |
| East Prospect | borough | 853 | None recorded | Wholly in this county |
| Delta | borough | 807 | 14 | Wholly in this county |
| York Haven | borough | 732 | 3 | Wholly in this county |
| New Market | CDP | 718 | None recorded | Wholly in this county |
| Seven Valleys | borough | 598 | 3 | Wholly in this county |
| Saginaw | CDP | 553 | None recorded | Wholly in this county |
| Lewisberry | borough | 530 | 7 | Wholly in this county |
| Cross Roads | borough | 506 | None recorded | Wholly in this county |
| Franklintown | borough | 480 | None recorded | Wholly in this county |
| Fawn Grove | borough | 460 | 4 | Wholly in this county |
| Felton | borough | 453 | 5 | Wholly in this county |
| Jefferson | borough | 437 | None recorded | Wholly in this county |
| Winterstown | borough | 389 | None recorded | Wholly in this county |
| Railroad | borough | 335 | 1 | Wholly in this county |
| Yorkana | borough | 247 | None recorded | Wholly in this county |
| Mount Royal | CDP | 245 | None recorded | Wholly in this county |
| Wellsville | borough | 239 | 4 | Wholly in this county |
A further 35 SBA approvals in York County are recorded against borrower cities that match no Census place, the largest being Etters, Brogue, Thomasville. 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.