Upshur County, Texas: commercial real estate data.
Upshur County, Texas had an estimated 44,050 residents on July 1, 2024, up 7.7 percent since the 2020 census base of 40,886, across 583 square miles. County output reached $1.15 bn in 2024, 577 establishments operate here, and the SBA record carries 22 7(a) approvals worth $21.9 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Upshur County
How many people live in Upshur County
- Population, American Community Survey 2020-202442,567
- Households15,583
- Average household size2.73
- Median household income$66,208
- Median age40.6
- Median gross rent$995 per month
- Median owner-occupied home value$167,800
- Home value to household income2.5 times
- Annual rent as a share of median income18.0 percent
- Adults 25 and over with a bachelor degree or higher18.2 percent
- Adults 25 and over with a graduate degree5.1 percent
- Adults 25 and over29,223
- Population under 1810,138
- Share under 1823.8 percent
- Population 65 and over7,863
- Share 65 and over18.5 percent
- Working age population, 18 to 6424,566
- Civilian labor force19,168
- Unemployment rate5.8 percent
- Labor force participation, adults 18 and over59.1 percent
- Rank by population among Texas counties79th of 254
- Rank by population among US county-equivalents, Puerto Rico included1155th of 3,222
Upshur County is the 79th largest of 254 Texas counties by population. A median home costs 2.5 times median household income, which is affordable by national standards. Residents under 18 outnumber those 65 and over, at 23.8 percent against 18.5 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Upshur County
Is Upshur County's population growing?
- Population, July 1, 202444,050
- Census 2020 base population40,886
- Population change since the 2020 census base7.74 percent
- Population change, 2023 to 2024625
- Births, 2024526
- Deaths, 2024537
- Natural change, 2024-11
- Net domestic migration, 2024594
- Net international migration, 202446
- Total net migration, 2024640
- Cumulative net domestic migration, 2021 to 20243,179
- Rank by growth among US county-equivalents259th of 3,144
The county has grown 7.74 percent since the 2020 census base. Deaths exceeded births in 2024 and the population still grew, so all of the growth came from people moving in. A market held up by migration is more sensitive to a change in relative cost than one growing from household formation.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Upshur County
Where are people moving to Upshur County from?
- Tax returns filed by households arriving1,489
- People arriving, from those returns3,098
- Tax returns filed by households leaving1,215
- Net household movement274
- Adjusted gross income arriving$83.5 m
- Net adjusted gross income movement$24.8 m
- Average income of an arriving household$56,093
- Average income of a leaving household$48,360
- Largest single originGregg County (438 households)
- Largest single destinationGregg County (388 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Gregg County | 438 | 910 | $22.2 m |
| Smith County | 92 | 194 | $3.8 m |
| Harrison County | 90 | 191 | $4.1 m |
| Wood County | 72 | 156 | $4.2 m |
| Dallas County | 42 | 72 | $3.1 m |
| Rusk County | 27 | 64 | $1.1 m |
| Tarrant County | 27 | 49 | $1.5 m |
| Camp County | 24 | 45 | $921,000 |
Households arriving report $7,733 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 Gregg 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.
Upshur County
What is the Upshur County economy?
- County GDP, 2024$1.15 bn
- County GDP, 2023$1.13 bn
- GDP change, 2023 to 20242.0 percent
- GDP change over five years36.6 percent
- Rank by GDP among the Texas areas BEA publishes145th of 254
- Rank by GDP among the US county areas BEA publishes1725th of 3,127
- GDP per resident$27,069
Output grew 2.0 percent in the latest year and 36.6 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.
Upshur County
Employment by industry in Upshur County
- Covered employment, annual average7,753
- Establishments reporting585
- Average annual pay$48,879
- Average weekly wage$940
- Construction, employment850
- Construction, average annual pay$66,916
- Health care and social assistance, employment847
- Health care and social assistance, average annual pay$40,502
- Retail trade, employment845
- Retail trade, average annual pay$31,384
- Accommodation and food services, employment805
- Accommodation and food services, average annual pay$20,095
- Manufacturing, employment555
- Finance and insurance, employment296
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Construction | 850 | 73 | $66,916 |
| Health care and social assistance | 847 | 55 | $40,502 |
| Retail trade | 845 | 69 | $31,384 |
| Accommodation and food services | 805 | 47 | $20,095 |
| Manufacturing | 555 | 36 | $62,222 |
| Finance and insurance | 296 | 46 | $70,273 |
| Transportation and warehousing | 294 | 16 | $78,931 |
| Information | 289 | 12 | $54,830 |
Construction is the largest private sector at 850 jobs, 11.0 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Upshur County
How many businesses are in Upshur County?
- Establishments, all industries577
- Employment at those establishments5,986
- Annual payroll$276.4 m
- Establishments per 1,000 residents13.6
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.
Upshur County
Building permits in Upshur County
- Housing units authorized by permit, 202440
- Declared construction value permitted$11.5 m
- Single family units authorized38
- Multifamily units authorized2
- Multifamily share of units5.0 percent
- Average declared value per unit$286,255
- Units authorized per 1,000 households2.6
Single-family homes are 95.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Upshur County
SBA loans in Upshur County (7(a) and 504)
- 7(a) approvals recorded22
- 7(a) gross approval dollars$21.9 m
- Average 7(a) approval$995,577
- Median 7(a) approval$683,000
- 10th percentile approval$136,500
- 90th percentile approval$2,589,100
- Largest single approval$2,885,000
- Jobs reported supported, 7(a)215
- Jobs per approval9.8
- Distinct 7(a) lenders active13
- Distinct industries receiving approvals15
- Median 7(a) term300 months
- Share of loans on real estate terms, 240 months or longer54.5 percent
- Loans on real estate terms12
- Loans on working capital terms, 120 months or shorter7
- Franchise loans5
- Franchise share of approvals22.7 percent
- Leading industry by approval countGasoline Stations with Convenience Stores (5)
- Most active lenderThe Huntington National Bank (4)
- 504 approvals recorded5
- 504 gross approval dollars$904,000
- Average 504 approval$180,800
- Median 504 approval$132,000
- Distinct CDCs active2
- 504 jobs per approval3.8
- 504 jobs per million dollars approved21.0
- Most active CDCEast Texas Regional Development Company, Inc. (3)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$22.8 m
The average approval of $995,577 sits well above the median of $683,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. 54.5 percent of approvals run on real estate terms of 240 months or more, so this is a market where SBA credit is buying buildings, not just funding operations.
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.
Upshur County
SBA loan default and charge-off rates in Upshur County
Do SBA loans in Upshur County get paid back?
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Paid in full4
- Status: Cancelled2
- Status: Exempt from disclosure15
- Status: Committed, not yet disbursed1
Only 4 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.
Upshur County
SBA lending by place in Upshur County
- Borrower cities with recorded lending8
- Gilmer, approvals11
- Diana, approvals3
- Ore City, approvals3
- Longview, approvals1
- Big Sandy, approvals1
- Winnsboro, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Gilmer | 11 | $8,845,500 |
| Diana | 3 | $5,903,000 |
| Ore City | 3 | $4,800,500 |
| Longview | 1 | $1,115,300 |
| Big Sandy | 1 | $680,000 |
| Winnsboro | 1 | $302,800 |
| Tyler | 1 | $135,000 |
| Gladewater | 1 | $120,600 |
Gilmer accounts for 11 approvals against 3 in Diana. 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.
Upshur County
How large is Upshur County?
- Land area583 sq mi
- Rank by land area among Texas counties232nd of 254
- Width, east to west26.3 mi
- Height, north to south25.4 mi
- Geographies sharing a boundary7
- Residents per square mile of land73
- Establishments per square mile0.99
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.
Upshur County
Flood risk in Upshur County
- Participation of the county's own NFIP community Upshur County, unincorporated areasParticipating, community 481036
- Communities in the county in the NFIP Community Status Book9
- Of those, participating in the NFIP6
- NFIP participation rate66.7 percent
- Communities carrying a CRS class0
- Radon levels in Upshur County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The county's own community in the status book, unincorporated Upshur County (community 481036), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Upshur County in radon zone 3, a predicted average indoor radon screening level less than 2 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 66.7 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 Upshur 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 Upshur County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202442,567
- Households15,583
- Average household size2.73
- Median household income$66,208
- Median age40.6
Common questions
Upshur County questions, answered from the record.
How many people live in Upshur County, Texas?
The Census Bureau estimates 44,050 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 42,567, in 15,583 households, ranking 79th of 254 Texas counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Upshur County's population growing?
The population has grown 7.74 percent since the 2020 census base of 40,886, to 44,050 on July 1, 2024. In 2024 there were 526 births against 537 deaths, with net migration of 640. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Upshur County?
$66,208. The median owner-occupied home is valued at $167,800, which is 2.5 times income, and median gross rent is $995 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Upshur County?
577 establishments, employing 5,986 people with an annual payroll of $276.4 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 Upshur County?
Construction is the largest private sector at 850 jobs, 11.0 percent of covered employment. Covered employment averages 7,753 jobs at an average annual pay of $48,879, or $940 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Upshur County?
22 7(a) approvals totaling $21.9 m since FY2020, across 13 lenders, with a median approval of $683,000, plus 5 504 approvals worth $904,000 since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Upshur County?
40 housing units were authorized by permit in 2024, with a declared construction value of $11.5 m. Multifamily was 5.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Upshur County?
Zone 3, a predicted average indoor radon screening level less than 2 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Upshur County come from?
The largest single origin is Gregg County, with 438 households. Arriving households report an average income of $56,093 against $48,360 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Upshur 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 Upshur 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.
Upshur County
Cities and places in Upshur.
7 Census places lie wholly or partly in Upshur County. All 7 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 |
|---|---|---|---|---|
| Gladewater | city | 6,227 | 1 | 39.9 percent here, 60.1 percent Gregg County |
| Gilmer | city | 5,025 | 11 | Wholly in this county |
| Big Sandy | town | 1,289 | 1 | Wholly in this county |
| East Mountain | city | 958 | None recorded | Wholly in this county |
| Ore City | city | 851 | 3 | Wholly in this county |
| Union Grove | city | 676 | None recorded | Wholly in this county |
| Warren City | city | 331 | None recorded | 12.4 percent here, 87.6 percent Gregg County |
A further 6 of the county's 22 SBA 7(a) approvals are to borrowers in cities that match no Census place in Upshur County, the largest being Diana (3), Longview (1), Winnsboro (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