Gloucester County, Virginia: commercial real estate data.
Gloucester County, Virginia had an estimated 40,154 residents on July 1, 2024, up 3.7 percent since the 2020 census base of 38,714, across 218 square miles. County output reached $1.36 bn in 2024, 868 establishments operate here, and the SBA record carries 11 7(a) approvals worth $11.7 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Gloucester County
How many people live in Gloucester County
- Population, American Community Survey 2020-202439,526
- Households15,274
- Average household size2.59
- Median household income$84,306
- Median age44.8
- Median gross rent$1,096 per month
- Median owner-occupied home value$331,000
- Home value to household income3.9 times
- Annual rent as a share of median income15.6 percent
- Adults 25 and over with a bachelor degree or higher25.3 percent
- Adults 25 and over with a graduate degree9.6 percent
- Adults 25 and over29,103
- Population under 187,876
- Share under 1819.9 percent
- Population 65 and over8,267
- Share 65 and over20.9 percent
- Working age population, 18 to 6423,383
- Civilian labor force18,944
- Unemployment rate3.0 percent
- Labor force participation, adults 18 and over59.9 percent
- Rank by population among Virginia counties47th of 133
- Rank by population among US county-equivalents, Puerto Rico included1223rd of 3,222
Gloucester County is the 47th largest of 133 Virginia counties by population. A median home costs 3.9 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 20.9 percent against 19.9 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.
Gloucester County
Is Gloucester County's population growing?
- Population, July 1, 202440,154
- Census 2020 base population38,714
- Population change since the 2020 census base3.72 percent
- Population change, 2023 to 2024130
- Births, 2024368
- Deaths, 2024466
- Natural change, 2024-98
- Net domestic migration, 2024230
- Net international migration, 2024-2
- Total net migration, 2024228
- Cumulative net domestic migration, 2021 to 20241,916
- Rank by growth among US county-equivalents743rd of 3,144
The county has grown 3.72 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.
Gloucester County
Where are people moving to Gloucester County from?
- Tax returns filed by households arriving1,253
- People arriving, from those returns2,390
- Tax returns filed by households leaving1,000
- Net household movement253
- Adjusted gross income arriving$90.4 m
- Net adjusted gross income movement$24.5 m
- Average income of an arriving household$72,134
- Average income of a leaving household$65,854
- Largest single originNewport News city (170 households)
- Largest single destinationNewport News city (100 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Newport News city | 170 | 337 | $10.9 m |
| York County | 117 | 222 | $8.1 m |
| Hampton city | 71 | 146 | $4.0 m |
| Mathews County | 62 | 114 | $3.0 m |
| James City County | 60 | 110 | $3.3 m |
| Middlesex County | 52 | 87 | $2.6 m |
| Virginia Beach city | 25 | 38 | $1.6 m |
| Henrico County | 20 | 32 | $1.1 m |
Households arriving report $6,280 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 Newport News 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.
Gloucester County
What is the Gloucester County economy?
- County GDP, 2024$1.36 bn
- County GDP, 2023$1.29 bn
- GDP change, 2023 to 20245.9 percent
- GDP change over five years39.4 percent
- Rank by GDP among the Virginia areas BEA publishes57th of 105
- Rank by GDP among the US county areas BEA publishes1590th of 3,127
- GDP per resident$34,441
Output grew 5.9 percent in the latest year and 39.4 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.
Gloucester County
Employment by industry in Gloucester County
- Covered employment, annual average10,102
- Establishments reporting1,134
- Average annual pay$47,565
- Average weekly wage$915
- Retail trade, employment1,930
- Retail trade, average annual pay$34,776
- Health care and social assistance, employment1,774
- Health care and social assistance, average annual pay$59,957
- Accommodation and food services, employment1,222
- Accommodation and food services, average annual pay$24,015
- Construction, employment604
- Construction, average annual pay$62,737
- Other services, except public administration, employment537
- Administrative and support and waste management services, employment335
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 1,930 | 129 | $34,776 |
| Health care and social assistance | 1,774 | 198 | $59,957 |
| Accommodation and food services | 1,222 | 76 | $24,015 |
| Construction | 604 | 156 | $62,737 |
| Other services, except public administration | 537 | 108 | $36,065 |
| Administrative and support and waste management services | 335 | 54 | $53,456 |
| Transportation and warehousing | 211 | 32 | $44,397 |
| Finance and insurance | 209 | 51 | $64,116 |
Retail trade is the largest private sector at 1,930 jobs, 19.1 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Gloucester County
How many businesses are in Gloucester County?
- Establishments, all industries868
- Employment at those establishments7,878
- Annual payroll$307.7 m
- Establishments per 1,000 residents22.0
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.
Gloucester County
Building permits in Gloucester County
- Housing units authorized by permit, 202485
- Declared construction value permitted$23.4 m
- Single family units authorized82
- Multifamily units authorized3
- Multifamily share of units3.5 percent
- Average declared value per unit$275,412
- Units authorized per 1,000 households5.6
Single-family homes are 96.5 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Gloucester County
SBA loans in Gloucester County (7(a) and 504)
- 7(a) approvals recorded11
- 7(a) gross approval dollars$11.7 m
- Average 7(a) approval$1,062,782
- Median 7(a) approval$400,000
- Largest single approval$4,245,000
- Jobs reported supported, 7(a)56
- Jobs per approval5.1
- Distinct 7(a) lenders active7
- Distinct industries receiving approvals9
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer45.5 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter6
- Franchise loans1
- Franchise share of approvals9.1 percent
- Most active lenderPinnacle Bank (4)
- 504 approvals recorded8
- 504 gross approval dollars$2.9 m
- Average 504 approval$356,250
- Median 504 approval$316,500
- Distinct CDCs active2
- 504 jobs per approval4.1
- 504 jobs per million dollars approved11.6
- Most active CDC504 Capital Corporation (5)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$14.5 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.
Gloucester County
SBA loan default and charge-off rates in Gloucester County
Do SBA loans in Gloucester County get paid back?
- Loans with a final outcome recorded0
- Paid in full0
- Charged off0
- Status: Exempt from disclosure8
- Status: Cancelled3
Only 0 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.
Gloucester County
SBA lending by place in Gloucester County
- Borrower cities with recorded lending2
- Gloucester, approvals7
- Hayes, approvals4
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Gloucester | 7 | $10,378,100 |
| Hayes | 4 | $1,312,500 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Gloucester County
How large is Gloucester County?
- Land area218 sq mi
- Rank by land area among Virginia counties83rd of 133
- Width, east to west20 mi
- Height, north to south25 mi
- Geographies sharing a boundary5
- Residents per square mile of land181
- Establishments per square mile3.98
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.
Gloucester County
Flood risk in Gloucester County
- Participation of the county's own NFIP community Gloucester County, unincorporated areasParticipating, community 510071
- Community Rating System class of the county's own communityClass 5
- Communities in the county in the NFIP Community Status Book1
- Of those, participating in the NFIP1
- NFIP participation rate100.0 percent
- Best Community Rating System class in the county A lower CRS class is a larger flood insurance premium discount.Class 5
- Communities carrying a CRS class1
- Radon levels in Gloucester 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 Gloucester County (community 510071), participates in the National Flood Insurance Program and carries Community Rating System class 5, a flood insurance premium discount for policies written there. The EPA places Gloucester 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. The best Community Rating System class among the county's communities is 5, which carries a flood insurance premium discount for policies written in that community. 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 Gloucester 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 Gloucester County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202439,526
- Households15,274
- Average household size2.59
- Median household income$84,306
- Median age44.8
Common questions
Gloucester County questions, answered from the record.
How many people live in Gloucester County, Virginia?
The Census Bureau estimates 40,154 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 39,526, in 15,274 households, ranking 47th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Gloucester County's population growing?
The population has grown 3.72 percent since the 2020 census base of 38,714, to 40,154 on July 1, 2024. In 2024 there were 368 births against 466 deaths, with net migration of 228. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Gloucester County?
$84,306. The median owner-occupied home is valued at $331,000, which is 3.9 times income, and median gross rent is $1,096 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Gloucester County?
868 establishments, employing 7,878 people with an annual payroll of $307.7 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 Gloucester County?
Retail trade is the largest private sector at 1,930 jobs, 19.1 percent of covered employment. Covered employment averages 10,102 jobs at an average annual pay of $47,565, or $915 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Gloucester County?
11 7(a) approvals totaling $11.7 m since FY2020, across 7 lenders, with a median approval of $400,000, plus 8 504 approvals worth $2.9 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Gloucester County?
85 housing units were authorized by permit in 2024, with a declared construction value of $23.4 m. Multifamily was 3.5 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Gloucester 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 Gloucester County come from?
The largest single origin is Newport News city, with 170 households. Arriving households report an average income of $72,134 against $65,854 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Gloucester 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 Gloucester 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.
Gloucester County
Cities and places in Gloucester.
2 Census places lie wholly or partly in Gloucester 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 |
|---|---|---|---|---|
| Gloucester Point | CDP | 11,109 | None recorded | Wholly in this county |
| Gloucester Courthouse | CDP | 3,336 | None recorded | Wholly in this county |
A further 11 of the county's 11 SBA 7(a) approvals are to borrowers in cities that match no Census place in Gloucester County, the largest being Gloucester (7), Hayes (4). 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