Bedford County, Tennessee: commercial real estate data.
Bedford County, Tennessee had an estimated 54,228 residents on July 1, 2024, up 7.9 percent since the 2020 census base of 50,246, across 474 square miles. County output reached $2.92 bn in 2024, 889 establishments operate here, and the SBA record carries 28 7(a) approvals worth $24.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Bedford County
How many people live in Bedford County
- Population, American Community Survey 2020-202452,237
- Households19,505
- Average household size2.68
- Median household income$67,225
- Median age37.6
- Median gross rent$1,051 per month
- Median owner-occupied home value$281,200
- Home value to household income4.2 times
- Annual rent as a share of median income18.8 percent
- Adults 25 and over with a bachelor degree or higher17.2 percent
- Adults 25 and over with a graduate degree5.1 percent
- Adults 25 and over34,479
- Population under 1813,237
- Share under 1825.3 percent
- Population 65 and over7,757
- Share 65 and over14.8 percent
- Working age population, 18 to 6431,243
- Civilian labor force25,872
- Unemployment rate4.2 percent
- Labor force participation, adults 18 and over66.3 percent
- Rank by population among Tennessee counties32nd of 95
- Rank by population among US county-equivalents, Puerto Rico included984th of 3,222
Bedford County is the 32nd largest of 95 Tennessee counties by population. A median home costs 4.2 times median household income, which is seriously unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 25.3 percent against 14.8 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Bedford County
Is Bedford County's population growing?
- Population, July 1, 202454,228
- Census 2020 base population50,246
- Population change since the 2020 census base7.93 percent
- Population change, 2023 to 2024954
- Births, 2024726
- Deaths, 2024561
- Natural change, 2024165
- Net domestic migration, 2024590
- Net international migration, 2024202
- Total net migration, 2024792
- Cumulative net domestic migration, 2021 to 20242,813
- Rank by growth among US county-equivalents241st of 3,144
The county has grown 7.93 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.
Bedford County
Where are people moving to Bedford County from?
- Tax returns filed by households arriving1,573
- People arriving, from those returns3,084
- Tax returns filed by households leaving1,250
- Net household movement323
- Adjusted gross income arriving$111.6 m
- Net adjusted gross income movement$45.7 m
- Average income of an arriving household$70,954
- Average income of a leaving household$52,747
- Largest single originRutherford County (501 households)
- Largest single destinationRutherford County (341 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Rutherford County | 501 | 982 | $31.1 m |
| Coffee County | 102 | 207 | $3.9 m |
| Davidson County | 88 | 173 | $7.0 m |
| Marshall County | 72 | 143 | $2.8 m |
| Williamson County | 57 | 123 | $6.3 m |
| Franklin County | 37 | 67 | $1.4 m |
| Maury County | 36 | 67 | $2.8 m |
| Wilson County | 25 | 45 | $1.6 m |
Households arriving report $18,207 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 Rutherford 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.
Bedford County
What is the Bedford County economy?
- County GDP, 2024$2.92 bn
- County GDP, 2023$2.65 bn
- GDP change, 2023 to 202410.4 percent
- GDP change over five years45.2 percent
- Rank by GDP among the Tennessee areas BEA publishes27th of 95
- Rank by GDP among the US county areas BEA publishes996th of 3,127
- GDP per resident$55,917
Output grew 10.4 percent in the latest year and 45.2 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.
Bedford County
Employment by industry in Bedford County
- Covered employment, annual average18,134
- Establishments reporting1,069
- Average annual pay$53,753
- Average weekly wage$1,034
- Manufacturing, employment4,660
- Manufacturing, average annual pay$57,772
- Retail trade, employment1,951
- Retail trade, average annual pay$37,623
- Transportation and warehousing, employment1,837
- Transportation and warehousing, average annual pay$64,405
- Construction, employment1,253
- Construction, average annual pay$84,463
- Health care and social assistance, employment1,237
- Accommodation and food services, employment1,182
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 4,660 | 54 | $57,772 |
| Retail trade | 1,951 | 165 | $37,623 |
| Transportation and warehousing | 1,837 | 46 | $64,405 |
| Construction | 1,253 | 134 | $84,463 |
| Health care and social assistance | 1,237 | 128 | $51,286 |
| Accommodation and food services | 1,182 | 80 | $20,490 |
| Administrative and support and waste management services | 1,082 | 60 | $36,375 |
| Other services, except public administration | 484 | 65 | $44,245 |
Manufacturing is the largest private sector at 4,660 jobs, 25.7 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Bedford County
How many businesses are in Bedford County?
- Establishments, all industries889
- Employment at those establishments14,839
- Annual payroll$755.8 m
- Establishments per 1,000 residents17.0
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.
Bedford County
Building permits in Bedford County
- Housing units authorized by permit, 2024631
- Declared construction value permitted$121.6 m
- Single family units authorized623
- Multifamily units authorized8
- Multifamily share of units1.3 percent
- Average declared value per unit$192,727
- Units authorized per 1,000 households32.4
Single-family homes are 98.7 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Bedford County
SBA loans in Bedford County (7(a) and 504)
- 7(a) approvals recorded28
- 7(a) gross approval dollars$24.2 m
- Average 7(a) approval$865,086
- Median 7(a) approval$339,250
- 10th percentile approval$22,800
- 90th percentile approval$1,963,500
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)284
- Jobs per approval10.1
- Distinct 7(a) lenders active12
- Distinct industries receiving approvals19
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer21.4 percent
- Loans on real estate terms6
- Loans on working capital terms, 120 months or shorter17
- Franchise loans2
- Franchise share of approvals7.1 percent
- Leading industry by approval countBroilers and Other Meat Type Chicken Production (7)
- Most active lenderU.S. Bank, National Association (9)
The average approval of $865,086 sits well above the median of $339,250, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 21.4 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.
Bedford County
SBA loan default and charge-off rates in Bedford County
Do SBA loans in Bedford County get paid back?
- Loans with a final outcome recorded5
- Paid in full5
- Charged off0
- Status: Paid in full5
- Status: Exempt from disclosure22
- Status: Committed, not yet disbursed1
Only 5 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
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.
Bedford County
SBA lending by place in Bedford County
- Borrower cities with recorded lending5
- Shelbyville, approvals21
- Wartrace, approvals3
- Tullahoma, approvals2
- Lewisburg, approvals1
- Bell Buckle, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Shelbyville | 21 | $21,641,900 |
| Wartrace | 3 | $56,500 |
| Tullahoma | 2 | $98,000 |
| Lewisburg | 1 | $1,337,000 |
| Bell Buckle | 1 | $1,089,000 |
Shelbyville accounts for 21 approvals against 3 in Wartrace. 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.
Bedford County
How large is Bedford County?
- Land area474 sq mi
- Rank by land area among Tennessee counties44th of 95
- Width, east to west23.3 mi
- Height, north to south26 mi
- Geographies sharing a boundary5
- Residents per square mile of land110
- Establishments per square mile1.88
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.
Bedford County
Flood risk in Bedford County
- Participation of the county's own NFIP community Bedford County, unincorporated areasParticipating, community 470006
- Communities in the county in the NFIP Community Status Book5
- Of those, participating in the NFIP4
- NFIP participation rate80.0 percent
- Communities carrying a CRS class0
- Radon levels in Bedford County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The county's own community in the status book, unincorporated Bedford County (community 470006), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Bedford 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. 80.0 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 Bedford 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 Bedford County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202452,237
- Households19,505
- Average household size2.68
- Median household income$67,225
- Median age37.6
Common questions
Bedford County questions, answered from the record.
How many people live in Bedford County, Tennessee?
The Census Bureau estimates 54,228 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 52,237, in 19,505 households, ranking 32nd of 95 Tennessee counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Bedford County's population growing?
The population has grown 7.93 percent since the 2020 census base of 50,246, to 54,228 on July 1, 2024. In 2024 there were 726 births against 561 deaths, with net migration of 792. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Bedford County?
$67,225. The median owner-occupied home is valued at $281,200, which is 4.2 times income, and median gross rent is $1,051 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Bedford County?
889 establishments, employing 14,839 people with an annual payroll of $755.8 m. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is employment by industry in Bedford County?
Manufacturing is the largest private sector at 4,660 jobs, 25.7 percent of covered employment. Covered employment averages 18,134 jobs at an average annual pay of $53,753, or $1,034 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Bedford County?
28 7(a) approvals totaling $24.2 m since FY2020, across 12 lenders, with a median approval of $339,250. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Bedford County?
631 housing units were authorized by permit in 2024, with a declared construction value of $121.6 m. Multifamily was 1.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Bedford 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 Bedford County come from?
The largest single origin is Rutherford County, with 501 households. Arriving households report an average income of $70,954 against $52,747 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Bedford 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 Bedford 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.
Bedford County
Cities and places in Bedford.
5 Census places lie wholly or partly in Bedford County. All 5 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 |
|---|---|---|---|---|
| Shelbyville | city | 24,661 | 21 | Wholly in this county |
| Unionville | CDP | 1,275 | None recorded | Wholly in this county |
| Wartrace | town | 630 | 3 | Wholly in this county |
| Bell Buckle | town | 529 | 1 | Wholly in this county |
| Normandy | town | 106 | None recorded | Wholly in this county |
A further 3 of the county's 28 SBA 7(a) approvals are to borrowers in cities that match no Census place in Bedford County, the largest being Tullahoma (2), Lewisburg (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.
Nearby