Amherst County, Virginia: commercial real estate data.
Amherst County, Virginia had an estimated 31,650 residents on July 1, 2024, up 1.1 percent since the 2020 census base of 31,311, across 474 square miles. County output reached $1.10 bn in 2024, 553 establishments operate here, and the SBA record carries 18 7(a) approvals worth $8.3 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Amherst County
How many people live in Amherst County
- Population, American Community Survey 2020-202431,485
- Households12,694
- Average household size2.48
- Median household income$68,724
- Median age43.4
- Median gross rent$871 per month
- Median owner-occupied home value$212,400
- Home value to household income3.1 times
- Annual rent as a share of median income15.2 percent
- Adults 25 and over with a bachelor degree or higher24.7 percent
- Adults 25 and over with a graduate degree9.3 percent
- Adults 25 and over22,406
- Population under 186,296
- Share under 1820.0 percent
- Population 65 and over6,859
- Share 65 and over21.8 percent
- Working age population, 18 to 6418,330
- Civilian labor force15,253
- Unemployment rate4.7 percent
- Labor force participation, adults 18 and over60.6 percent
- Rank by population among Virginia counties57th of 133
- Rank by population among US county-equivalents, Puerto Rico included1433rd of 3,222
Amherst County is the 57th largest of 133 Virginia counties by population. A median home costs 3.1 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 21.8 percent against 20.0 percent, which points demand at health care, services and single story product rather than schools.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Amherst County
Is Amherst County's population growing?
- Population, July 1, 202431,650
- Census 2020 base population31,311
- Population change since the 2020 census base1.08 percent
- Population change, 2023 to 202491
- Births, 2024306
- Deaths, 2024412
- Natural change, 2024-106
- Net domestic migration, 2024152
- Net international migration, 202443
- Total net migration, 2024195
- Cumulative net domestic migration, 2021 to 2024655
- Rank by growth among US county-equivalents1454th of 3,144
The county has grown 1.08 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.
Amherst County
Where are people moving to Amherst County from?
- Tax returns filed by households arriving809
- People arriving, from those returns1,522
- Tax returns filed by households leaving744
- Net household movement65
- Adjusted gross income arriving$44.7 m
- Net adjusted gross income movement$10.5 m
- Average income of an arriving household$55,194
- Average income of a leaving household$45,935
- Largest single originLynchburg city (243 households)
- Largest single destinationLynchburg city (215 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Lynchburg city | 243 | 465 | $11.3 m |
| Campbell County | 75 | 154 | $4.8 m |
| Bedford County | 70 | 119 | $4.7 m |
| Nelson County | 34 | 59 | $1.4 m |
| Appomattox County | 20 | 46 | $785,000 |
Households arriving report $9,259 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 Lynchburg city, 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.
Amherst County
What is the Amherst County economy?
- County GDP, 2024$1.10 bn
- County GDP, 2023$1.03 bn
- GDP change, 2023 to 20246.3 percent
- GDP change over five years34.8 percent
- Rank by GDP among the Virginia areas BEA publishes65th of 105
- Rank by GDP among the US county areas BEA publishes1761st of 3,127
- GDP per resident$34,911
Output grew 6.3 percent in the latest year and 34.8 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.
Amherst County
Employment by industry in Amherst County
- Covered employment, annual average8,168
- Establishments reporting795
- Average annual pay$47,248
- Average weekly wage$909
- Manufacturing, employment1,670
- Manufacturing, average annual pay$70,092
- Retail trade, employment1,118
- Retail trade, average annual pay$31,848
- Accommodation and food services, employment683
- Accommodation and food services, average annual pay$22,131
- Construction, employment428
- Construction, average annual pay$59,177
- Professional, scientific and technical services, employment177
- Other services, except public administration, employment171
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 1,670 | 43 | $70,092 |
| Retail trade | 1,118 | 81 | $31,848 |
| Accommodation and food services | 683 | 46 | $22,131 |
| Construction | 428 | 92 | $59,177 |
| Professional, scientific and technical services | 177 | 48 | $68,249 |
| Other services, except public administration | 171 | 65 | $33,225 |
| Wholesale trade | 136 | 10 | $49,259 |
| Transportation and warehousing | 107 | 21 | $53,766 |
Manufacturing is the largest private sector at 1,670 jobs, 20.4 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Amherst County
How many businesses are in Amherst County?
- Establishments, all industries553
- Employment at those establishments5,959
- Annual payroll$263.1 m
- Establishments per 1,000 residents17.6
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.
Amherst County
Building permits in Amherst County
- Housing units authorized by permit, 2024228
- Declared construction value permitted$39.2 m
- Single family units authorized116
- Multifamily units authorized112
- Multifamily share of units49.1 percent
- Average declared value per unit$171,798
- Units authorized per 1,000 households18.0
Multifamily is 49.1 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Amherst County
SBA loans in Amherst County (7(a) and 504)
- 7(a) approvals recorded18
- 7(a) gross approval dollars$8.3 m
- Average 7(a) approval$460,289
- Median 7(a) approval$350,000
- Largest single approval$1,802,600
- Jobs reported supported, 7(a)186
- Jobs per approval10.3
- Distinct 7(a) lenders active14
- Distinct industries receiving approvals14
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer11.1 percent
- Loans on real estate terms2
- Loans on working capital terms, 120 months or shorter14
- Franchise loans0
- Franchise share of approvals0.0 percent
- Leading industry by approval countAll Other Specialty Trade Contractors (4)
- Most active lenderThe First Bank and Trust Company (3)
- 504 approvals recorded4
- 504 gross approval dollars$1.6 m
- Average 504 approval$403,000
- Median 504 approval$421,000
- Distinct CDCs active2
- 504 jobs per approval56.0
- 504 jobs per million dollars approved139.0
- Most active CDCBusiness Finance Group, Inc. (3)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$9.9 m
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.
Amherst County
SBA loan default and charge-off rates in Amherst County
Do SBA loans in Amherst County get paid back?
- Loans with a final outcome recorded1
- Paid in full1
- Charged off0
- Status: Paid in full1
- Status: Exempt from disclosure13
- Status: Cancelled4
Only 1 loan has 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.
Amherst County
SBA lending by place in Amherst County
- Borrower cities with recorded lending3
- Madison Heights, approvals14
- Monroe, approvals3
- Amherst, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Madison Heights | 14 | $7,328,200 |
| Monroe | 3 | $807,000 |
| Amherst | 1 | $150,000 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Amherst County
How large is Amherst County?
- Land area474 sq mi
- Rank by land area among Virginia counties30th of 133
- Width, east to west31.1 mi
- Height, north to south28.2 mi
- Geographies sharing a boundary6
- Residents per square mile of land66
- Establishments per square mile1.17
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.
Amherst County
Flood risk in Amherst County
- Participation of the county's own NFIP community Amherst County, unincorporated areasParticipating, community 510010
- Communities in the county in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Amherst 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 Amherst County (community 510010), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Amherst 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. 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 Amherst 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 Amherst County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202431,485
- Households12,694
- Average household size2.48
- Median household income$68,724
- Median age43.4
Common questions
Amherst County questions, answered from the record.
How many people live in Amherst County, Virginia?
The Census Bureau estimates 31,650 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 31,485, in 12,694 households, ranking 57th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Amherst County's population growing?
The population has grown 1.08 percent since the 2020 census base of 31,311, to 31,650 on July 1, 2024. In 2024 there were 306 births against 412 deaths, with net migration of 195. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Amherst County?
$68,724. The median owner-occupied home is valued at $212,400, which is 3.1 times income, and median gross rent is $871 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Amherst County?
553 establishments, employing 5,959 people with an annual payroll of $263.1 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 Amherst County?
Manufacturing is the largest private sector at 1,670 jobs, 20.4 percent of covered employment. Covered employment averages 8,168 jobs at an average annual pay of $47,248, or $909 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Amherst County?
18 7(a) approvals totaling $8.3 m since FY2020, across 14 lenders, with a median approval of $350,000, plus 4 504 approvals worth $1.6 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Amherst County?
228 housing units were authorized by permit in 2024, with a declared construction value of $39.2 m. Multifamily was 49.1 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Amherst 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 Amherst County come from?
The largest single origin is Lynchburg city, with 243 households. Arriving households report an average income of $55,194 against $45,935 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Amherst 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 Amherst 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.
Amherst County
Cities and places in Amherst.
2 Census places lie wholly or partly in Amherst County. All 2 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 |
|---|---|---|---|---|
| Madison Heights | CDP | 10,266 | 14 | Wholly in this county |
| Amherst | town | 1,865 | 1 | Wholly in this county |
A further 3 of the county's 18 SBA 7(a) approvals are to borrowers in cities that match no Census place in Amherst County, the largest being Monroe (3). 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