Harrisonburg city, Virginia: commercial real estate data.
Harrisonburg city, Virginia had an estimated 51,164 residents on July 1, 2024, down 1.2 percent since the 2020 census base of 51,811, across 17 square miles. 1,695 establishments operate here, and the SBA record carries 38 7(a) approvals worth $19.1 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Harrisonburg city
How many people live in Harrisonburg city
- Population, American Community Survey 2020-202451,392
- Households17,360
- Average household size2.96
- Median household income$62,254
- Median age25.0
- Median gross rent$1,184 per month
- Median owner-occupied home value$299,100
- Home value to household income4.8 times
- Annual rent as a share of median income22.8 percent
- Adults 25 and over with a bachelor degree or higher37.5 percent
- Adults 25 and over with a graduate degree18.7 percent
- Adults 25 and over25,732
- Population under 188,889
- Share under 1817.3 percent
- Population 65 and over5,411
- Share 65 and over10.5 percent
- Working age population, 18 to 6437,092
- Civilian labor force26,825
- Unemployment rate6.9 percent
- Labor force participation, adults 18 and over63.1 percent
- Rank by population among Virginia independent cities36th of 133
- Rank by population among US county-equivalents, Puerto Rico included998th of 3,222
Harrisonburg city is the 36th largest of 133 Virginia independent cities by population. A median home costs 4.8 times median household income, which is seriously unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 17.3 percent against 10.5 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Harrisonburg city
Is Harrisonburg city's population growing?
- Population, July 1, 202451,164
- Census 2020 base population51,811
- Population change since the 2020 census base-1.25 percent
- Population change, 2023 to 2024-214
- Births, 2024608
- Deaths, 2024337
- Natural change, 2024271
- Net domestic migration, 2024-1,193
- Net international migration, 2024710
- Total net migration, 2024-483
- Cumulative net domestic migration, 2021 to 2024-3,763
- Rank by growth among US county-equivalents2275th of 3,144
The county has lost 1.25 percent of its population since the 2020 census base. More people left than moved in during 2024 and births over deaths did not make up the difference, so the population fell.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Harrisonburg city
Where are people moving to Harrisonburg city from?
- Tax returns filed by households arriving1,704
- People arriving, from those returns2,677
- Tax returns filed by households leaving2,169
- Net household movement-465
- Adjusted gross income arriving$84.0 m
- Net adjusted gross income movement$-27.4 m
- Average income of an arriving household$49,303
- Average income of a leaving household$51,346
- Largest single originRockingham County (522 households)
- Largest single destinationRockingham County (775 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Rockingham County | 522 | 892 | $27.5 m |
| Augusta County | 79 | 118 | $2.7 m |
| Shenandoah County | 51 | 70 | $1.5 m |
| Staunton city | 49 | 79 | $1.8 m |
| Fairfax County | 40 | 71 | $1.8 m |
| Albemarle County | 33 | 55 | $1.8 m |
| Page County | 25 | 33 | $1.0 m |
| Prince William County | 22 | 38 | $1.0 m |
Households arriving report $2,043 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Rockingham 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.
Harrisonburg city
Employment by industry in Harrisonburg city
- Covered employment, annual average31,039
- Establishments reporting1,754
- Average annual pay$50,381
- Average weekly wage$969
- Accommodation and food services, employment4,966
- Accommodation and food services, average annual pay$23,226
- Retail trade, employment4,399
- Retail trade, average annual pay$36,316
- Manufacturing, employment3,757
- Manufacturing, average annual pay$58,335
- Health care and social assistance, employment2,876
- Health care and social assistance, average annual pay$54,501
- Construction, employment1,172
- Professional, scientific and technical services, employment976
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Accommodation and food services | 4,966 | 190 | $23,226 |
| Retail trade | 4,399 | 267 | $36,316 |
| Manufacturing | 3,757 | 64 | $58,335 |
| Health care and social assistance | 2,876 | 283 | $54,501 |
| Construction | 1,172 | 104 | $68,062 |
| Professional, scientific and technical services | 976 | 146 | $79,804 |
| Wholesale trade | 964 | 62 | $64,002 |
| Other services, except public administration | 774 | 164 | $40,704 |
Accommodation and food services is the largest private sector at 4,966 jobs, 16.0 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Harrisonburg city
How many businesses are in Harrisonburg city?
- Establishments, all industries1,695
- Employment at those establishments26,378
- Annual payroll$1.14 bn
- Establishments per 1,000 residents33.0
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.
Harrisonburg city
Building permits in Harrisonburg city
- Housing units authorized by permit, 202487
- Declared construction value permitted$12.2 m
- Single family units authorized16
- Multifamily units authorized71
- Multifamily share of units81.6 percent
- Average declared value per unit$139,756
- Units authorized per 1,000 households5.0
Multifamily is 81.6 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Harrisonburg city
SBA loans in Harrisonburg city (7(a) and 504)
- 7(a) approvals recorded38
- 7(a) gross approval dollars$19.1 m
- Average 7(a) approval$503,155
- Median 7(a) approval$316,000
- 10th percentile approval$75,000
- 90th percentile approval$1,239,300
- Largest single approval$3,133,000
- Jobs reported supported, 7(a)578
- Jobs per approval15.2
- Distinct 7(a) lenders active20
- Distinct industries receiving approvals31
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer5.3 percent
- Loans on real estate terms2
- Loans on working capital terms, 120 months or shorter31
- Franchise loans10
- Franchise share of approvals26.3 percent
- Leading industry by approval countSnack and Nonalcoholic Beverage Bars (3)
- Most active lenderPendleton Community Bank Inc (6)
- 504 approvals recorded20
- 504 gross approval dollars$19.3 m
- Average 504 approval$963,900
- Median 504 approval$547,500
- Distinct CDCs active3
- 504 jobs per approval12.3
- 504 jobs per million dollars approved12.8
- Most active CDCBusiness Finance Group, Inc. (13)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$38.4 m
The average approval of $503,155 sits well above the median of $316,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 5.3 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.
Harrisonburg city
SBA loan default and charge-off rates in Harrisonburg city
Do SBA loans in Harrisonburg city get paid back?
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Exempt from disclosure28
- Status: Cancelled4
- Status: Paid in full4
- Status: Committed, not yet disbursed2
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.
Harrisonburg city
SBA lending by place in Harrisonburg city
- Borrower cities with recorded lending2
- Harrisonburg, approvals37
- Hagerstown, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Harrisonburg | 37 | $18,264,900 |
| Hagerstown | 1 | $855,000 |
Harrisonburg accounts for 37 approvals against 1 in Hagerstown. 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.
Harrisonburg city
How large is Harrisonburg city?
- Land area17 sq mi
- Rank by land area among Virginia independent cities109th of 133
- Width, east to west4.9 mi
- Height, north to south6.8 mi
- Geographies sharing a boundary1
- Residents per square mile of land3,023
- Establishments per square mile99.71
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.
Harrisonburg city
Flood risk in Harrisonburg city
- Participation of the county's own NFIP community Harrisonburg, city ofParticipating, community 510076
- Communities in the county in the NFIP Community Status Book1
- Of those, participating in the NFIP1
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Harrisonburg city, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The county's own community in the status book, the City of Harrisonburg (community 510076), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Harrisonburg city 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. 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 Harrisonburg city 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 Harrisonburg city site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202451,392
- Households17,360
- Average household size2.96
- Median household income$62,254
- Median age25.0
Common questions
Harrisonburg city questions, answered from the record.
How many people live in Harrisonburg city, Virginia?
The Census Bureau estimates 51,164 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 51,392, in 17,360 households, ranking 36th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Harrisonburg city's population growing?
The population has fallen 1.25 percent since the 2020 census base of 51,811, to 51,164 on July 1, 2024. In 2024 there were 608 births against 337 deaths, with net migration of -483. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Harrisonburg city?
$62,254. The median owner-occupied home is valued at $299,100, which is 4.8 times income, and median gross rent is $1,184 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Harrisonburg city?
1,695 establishments, employing 26,378 people with an annual payroll of $1.14 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 Harrisonburg city?
Accommodation and food services is the largest private sector at 4,966 jobs, 16.0 percent of covered employment. Covered employment averages 31,039 jobs at an average annual pay of $50,381, or $969 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Harrisonburg city?
38 7(a) approvals totaling $19.1 m since FY2020, across 20 lenders, with a median approval of $316,000, plus 20 504 approvals worth $19.3 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Harrisonburg city?
87 housing units were authorized by permit in 2024, with a declared construction value of $12.2 m. Multifamily was 81.6 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Harrisonburg city?
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 Harrisonburg city come from?
The largest single origin is Rockingham County, with 522 households. Arriving households report an average income of $49,303 against $51,346 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Harrisonburg city 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 Harrisonburg city?
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.
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