HomeSouth CarolinaYork County
York County, South Carolina: commercial real estate data.
York County, South Carolina had an estimated 303,001 residents on July 1, 2024, up 7.5 percent since the 2020 census base of 281,912, across 681 square miles. County output reached $19.23 bn in 2024, 6,231 establishments operate here, and the SBA record carries 315 7(a) approvals worth $170.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
York County
How many people live in York County
- Population, American Community Survey 2020-2024293,673
- Households113,785
- Average household size2.58
- Median household income$89,095
- Median age39.7
- Median gross rent$1,387 per month
- Median owner-occupied home value$361,300
- Home value to household income4.1 times
- Annual rent as a share of median income18.7 percent
- Adults 25 and over with a bachelor degree or higher39.3 percent
- Adults 25 and over with a graduate degree14.8 percent
- Adults 25 and over200,570
- Population under 1869,346
- Share under 1823.6 percent
- Population 65 and over45,133
- Share 65 and over15.4 percent
- Working age population, 18 to 64179,194
- Civilian labor force155,871
- Unemployment rate4.1 percent
- Labor force participation, adults 18 and over69.5 percent
- Rank by population among South Carolina counties7th of 46
- Rank by population among US county-equivalents, Puerto Rico included247th of 3,222
York County is the 7th largest of 46 South Carolina counties by population. A median home costs 4.1 times median household income, which is seriously unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 23.6 percent against 15.4 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, July 1, 2024303,001
- Census 2020 base population281,912
- Population change since the 2020 census base7.48 percent
- Population change, 2023 to 20244,626
- Births, 20243,210
- Deaths, 20242,655
- Natural change, 2024555
- Net domestic migration, 20242,659
- Net international migration, 20241,413
- Total net migration, 20244,072
- Cumulative net domestic migration, 2021 to 202414,233
- Rank by growth among US county-equivalents277th of 3,144
The county has grown 7.48 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.
York County
Where are people moving to York County from?
- Tax returns filed by households arriving9,080
- People arriving, from those returns17,475
- Tax returns filed by households leaving7,566
- Net household movement1,514
- Adjusted gross income arriving$785.5 m
- Net adjusted gross income movement$237.2 m
- Average income of an arriving household$86,512
- Average income of a leaving household$72,474
- Largest single originMecklenburg County (2,272 households)
- Largest single destinationMecklenburg County (1,388 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Mecklenburg County | 2,272 | 4,215 | $195.5 m |
| Lancaster County | 511 | 1,008 | $43.7 m |
| Gaston County | 383 | 796 | $28.0 m |
| Chester County | 275 | 539 | $10.7 m |
| Union County | 209 | 379 | $19.2 m |
| Richland County | 166 | 264 | $7.7 m |
| Charleston County | 93 | 133 | $8.6 m |
| Spartanburg County | 93 | 156 | $5.4 m |
Households arriving report $14,038 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 Mecklenburg 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.
York County
What is the York County economy?
- County GDP, 2024$19.23 bn
- County GDP, 2023$17.98 bn
- GDP change, 2023 to 20247.0 percent
- GDP change over five years43.0 percent
- Rank by GDP among the South Carolina areas BEA publishes7th of 46
- Rank by GDP among the US county areas BEA publishes268th of 3,127
- GDP per resident$65,497
Output grew 7.0 percent in the latest year and 43.0 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
Employment by industry in York County
- Covered employment, annual average104,775
- Establishments reporting9,065
- Average annual pay$61,068
- Average weekly wage$1,174
- Retail trade, employment12,865
- Retail trade, average annual pay$38,880
- Health care and social assistance, employment12,055
- Health care and social assistance, average annual pay$53,659
- Accommodation and food services, employment11,884
- Accommodation and food services, average annual pay$22,605
- Manufacturing, employment10,786
- Manufacturing, average annual pay$76,872
- Wholesale trade, employment4,978
- Professional, scientific and technical services, employment4,943
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 12,865 | 858 | $38,880 |
| Health care and social assistance | 12,055 | 882 | $53,659 |
| Accommodation and food services | 11,884 | 632 | $22,605 |
| Manufacturing | 10,786 | 539 | $76,872 |
| Wholesale trade | 4,978 | 510 | $102,439 |
| Professional, scientific and technical services | 4,943 | 1,552 | $90,848 |
| Transportation and warehousing | 4,872 | 238 | $55,435 |
| Construction | 4,787 | 753 | $73,531 |
Retail trade is the largest private sector at 12,865 jobs, 12.3 percent of covered employment.
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 industries6,231
- Employment at those establishments97,731
- Annual payroll$5.46 bn
- Establishments per 1,000 residents21.2
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.
York County
Building permits in York County
- Housing units authorized by permit, 20242,513
- Declared construction value permitted$870.6 m
- Single family units authorized2,171
- Multifamily units authorized342
- Multifamily share of units13.6 percent
- Average declared value per unit$346,445
- Units authorized per 1,000 households22.1
Single-family homes are 86.4 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
York County
SBA loans in York County (7(a) and 504)
- 7(a) approvals recorded315
- 7(a) gross approval dollars$170.2 m
- Average 7(a) approval$540,450
- Median 7(a) approval$250,000
- 10th percentile approval$25,000
- 90th percentile approval$1,359,800
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)3,724
- Jobs per approval11.8
- Distinct 7(a) lenders active68
- Distinct industries receiving approvals131
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer15.6 percent
- Loans on real estate terms49
- Loans on working capital terms, 120 months or shorter224
- Franchise loans104
- Franchise share of approvals33.0 percent
- Leading industry by approval countFull-Service Restaurants (20)
- Most active lenderThe Huntington National Bank (38)
- 504 approvals recorded44
- 504 gross approval dollars$52.3 m
- Average 504 approval$1,189,159
- Median 504 approval$781,500
- Distinct CDCs active6
- 504 jobs per approval13.1
- 504 jobs per million dollars approved11.0
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$222.6 m
The average approval of $540,450 sits well above the median of $250,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 15.6 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.
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 recorded57
- Paid in full51
- Charged off6
- Charge-off rate on resolved loans10.5 percent
- Status: Paid in full51
- Status: Cancelled44
- Status: Exempt from disclosure190
- Status: Charged off6
- Status: Committed, not yet disbursed24
Of the 57 loans that have reached a final outcome, 10.5 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
- Borrower cities with recorded lending12
- Fort Mill, approvals140
- Rock Hill, approvals124
- Clover, approvals21
- York, approvals11
- Lake Wylie, approvals10
- Tega Cay, approvals3
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Fort Mill | 140 | $64,485,200 |
| Rock Hill | 124 | $81,971,000 |
| Clover | 21 | $6,396,700 |
| York | 11 | $4,363,500 |
| Lake Wylie | 10 | $8,995,100 |
| Tega Cay | 3 | $849,500 |
| Lancaster | 1 | $1,713,400 |
| Charlotte | 1 | $499,000 |
| 4 other borrower cities | 4 | $968,500 |
Fort Mill accounts for 140 approvals against 124 in Rock Hill. 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 area681 sq mi
- Rank by land area among South Carolina counties19th of 46
- Width, east to west35.1 mi
- Height, north to south23.8 mi
- Geographies sharing a boundary7
- Residents per square mile of land431
- Establishments per square mile9.15
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
- Participation of the county's own NFIP community York County, unincorporated areasParticipating, community 450193
- Community Rating System class of the county's own communityClass 8
- Communities in the county in the NFIP Community Status Book8
- Of those, participating in the NFIP7
- NFIP participation rate87.5 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 7
- Communities carrying a CRS class2
- Radon levels in York County, EPA zone predicted average indoor radon screening level from 2 to 4 pCi/LZone 2
The county's own community in the status book, unincorporated York County (community 450193), participates in the National Flood Insurance Program and carries Community Rating System class 8, a flood insurance premium discount for policies written there. The EPA places York 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. The best Community Rating System class among the county's communities is 7, which carries a flood insurance premium discount for policies written in that community. 87.5 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 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.
- Population, American Community Survey 2020-2024293,673
- Households113,785
- Average household size2.58
- Median household income$89,095
- Median age39.7
Common questions
York County questions, answered from the record.
How many people live in York County, South Carolina?
The Census Bureau estimates 303,001 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 293,673, in 113,785 households, ranking 7th of 46 South Carolina 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 7.48 percent since the 2020 census base of 281,912, to 303,001 on July 1, 2024. In 2024 there were 3,210 births against 2,655 deaths, with net migration of 4,072. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in York County?
$89,095. The median owner-occupied home is valued at $361,300, which is 4.1 times income, and median gross rent is $1,387 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in York County?
6,231 establishments, employing 97,731 people with an annual payroll of $5.46 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 York County?
Retail trade is the largest private sector at 12,865 jobs, 12.3 percent of covered employment. Covered employment averages 104,775 jobs at an average annual pay of $61,068, or $1,174 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in York County?
315 7(a) approvals totaling $170.2 m since FY2020, across 68 lenders, with a median approval of $250,000, plus 44 504 approvals worth $52.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in York County get paid back?
Of the 57 loans that have reached a final outcome, 51 were paid in full and 6 charged off, a charge-off rate of 10.5 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in York County?
2,513 housing units were authorized by permit in 2024, with a declared construction value of $870.6 m. Multifamily was 13.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for York 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 York County come from?
The largest single origin is Mecklenburg County, with 2,272 households. Arriving households report an average income of $86,512 against $72,474 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?
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.
York County
Cities and places in York.
16 Census places lie wholly or partly in York County. All 16 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 |
|---|---|---|---|---|
| Rock Hill | city | 75,259 | 124 | Wholly in this county |
| Fort Mill | town | 30,775 | 140 | Wholly in this county |
| Lake Wylie | CDP | 16,006 | 10 | Wholly in this county |
| Tega Cay | city | 13,615 | 3 | Wholly in this county |
| York | city | 8,969 | 11 | Wholly in this county |
| Clover | town | 7,234 | 21 | Wholly in this county |
| Baxter Village | CDP | 4,542 | None recorded | Wholly in this county |
| Newport | CDP | 4,121 | None recorded | Wholly in this county |
| India Hook | CDP | 3,960 | None recorded | Wholly in this county |
| Lesslie | CDP | 3,077 | None recorded | Wholly in this county |
| Riverview | CDP | 2,121 | None recorded | Wholly in this county |
| Catawba | CDP | 1,071 | None recorded | Wholly in this county |
| Hickory Grove | town | 528 | None recorded | Wholly in this county |
| Sharon | town | 431 | 1 | Wholly in this county |
| McConnells | town | 285 | 1 | Wholly in this county |
| Smyrna | town | 38 | None recorded | 96.2 percent here, 3.8 percent Cherokee County |
A further 4 of the county's 315 SBA 7(a) approvals are to borrowers in cities that match no Census place in York County, the largest being Lancaster (1), Charlotte (1), Fort Mills (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.