James City County, Virginia: commercial real estate data.
James City County, Virginia had an estimated 82,797 residents on July 1, 2024, up 5.8 percent since the 2020 census base of 78,252, across 142 square miles. 1,841 establishments operate here, and the SBA record carries 61 7(a) approvals worth $38.6 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
James City County
How many people live in James City County
- Population, American Community Survey 2020-202481,013
- Households31,990
- Average household size2.53
- Median household income$109,985
- Median age47.1
- Median gross rent$1,552 per month
- Median owner-occupied home value$447,200
- Home value to household income4.1 times
- Annual rent as a share of median income16.9 percent
- Adults 25 and over with a bachelor degree or higher51.0 percent
- Adults 25 and over with a graduate degree24.8 percent
- Adults 25 and over59,644
- Population under 1815,833
- Share under 1819.5 percent
- Population 65 and over21,862
- Share 65 and over27.0 percent
- Working age population, 18 to 6443,318
- Civilian labor force36,812
- Unemployment rate2.7 percent
- Labor force participation, adults 18 and over56.5 percent
- Rank by population among Virginia counties25th of 133
- Rank by population among US county-equivalents, Puerto Rico included719th of 3,222
James City County is the 25th largest of 133 Virginia counties by population. A median home costs 4.1 times median household income, which is seriously unaffordable by national standards. Residents 65 and over outnumber those under 18, at 27.0 percent against 19.5 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.
James City County
Is James City County's population growing?
- Population, July 1, 202482,797
- Census 2020 base population78,252
- Population change since the 2020 census base5.81 percent
- Population change, 2023 to 2024451
- Births, 2024729
- Deaths, 2024902
- Natural change, 2024-173
- Net domestic migration, 2024464
- Net international migration, 2024162
- Total net migration, 2024626
- Cumulative net domestic migration, 2021 to 20244,364
- Rank by growth among US county-equivalents434th of 3,144
The county has grown 5.81 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.
James City County
Where are people moving to James City County from?
- Tax returns filed by households arriving3,368
- People arriving, from those returns6,459
- Tax returns filed by households leaving2,978
- Net household movement390
- Adjusted gross income arriving$345.8 m
- Net adjusted gross income movement$85.6 m
- Average income of an arriving household$102,671
- Average income of a leaving household$87,387
- Largest single originNewport News city (318 households)
- Largest single destinationYork County (275 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Newport News city | 318 | 589 | $19.8 m |
| York County | 284 | 570 | $24.3 m |
| Williamsburg city | 264 | 488 | $23.0 m |
| Hampton city | 89 | 162 | $8.2 m |
| Virginia Beach city | 86 | 161 | $9.0 m |
| Fairfax County | 77 | 140 | $13.4 m |
| New Kent County | 64 | 131 | $4.5 m |
| Gloucester County | 61 | 104 | $5.2 m |
Households arriving report $15,284 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.
James City County
Employment by industry in James City County
- Covered employment, annual average30,184
- Establishments reporting2,261
- Average annual pay$52,359
- Average weekly wage$1,007
- Health care and social assistance, employment4,511
- Health care and social assistance, average annual pay$57,954
- Retail trade, employment3,671
- Retail trade, average annual pay$30,922
- Accommodation and food services, employment3,095
- Accommodation and food services, average annual pay$30,216
- Arts, entertainment and recreation, employment2,934
- Arts, entertainment and recreation, average annual pay$22,311
- Manufacturing, employment1,730
- Professional, scientific and technical services, employment1,716
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 4,511 | 352 | $57,954 |
| Retail trade | 3,671 | 246 | $30,922 |
| Accommodation and food services | 3,095 | 164 | $30,216 |
| Arts, entertainment and recreation | 2,934 | 48 | $22,311 |
| Manufacturing | 1,730 | 51 | $85,179 |
| Professional, scientific and technical services | 1,716 | 314 | $78,175 |
| Construction | 1,613 | 198 | $73,737 |
| Administrative and support and waste management services | 1,393 | 157 | $50,205 |
Health care and social assistance is the largest private sector at 4,511 jobs, 14.9 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
James City County
How many businesses are in James City County?
- Establishments, all industries1,841
- Employment at those establishments25,793
- Annual payroll$1.20 bn
- Establishments per 1,000 residents22.7
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.
James City County
Building permits in James City County
- Housing units authorized by permit, 2024358
- Declared construction value permitted$107.0 m
- Single family units authorized296
- Multifamily units authorized62
- Multifamily share of units17.3 percent
- Average declared value per unit$298,991
- Units authorized per 1,000 households11.2
Single-family homes are 82.7 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
James City County
SBA loans in James City County (7(a) and 504)
- 7(a) approvals recorded61
- 7(a) gross approval dollars$38.6 m
- Average 7(a) approval$632,339
- Median 7(a) approval$203,500
- 10th percentile approval$30,600
- 90th percentile approval$1,390,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)769
- Jobs per approval12.6
- Distinct 7(a) lenders active28
- Distinct industries receiving approvals43
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer18.0 percent
- Loans on real estate terms11
- Loans on working capital terms, 120 months or shorter48
- Franchise loans13
- Franchise share of approvals21.3 percent
- Leading industry by approval countLimited-Service Restaurants (4)
- Most active lenderNewtek Bank, National Association (6)
- 504 approvals recorded53
- 504 gross approval dollars$29.6 m
- Average 504 approval$558,434
- Median 504 approval$252,000
- Distinct CDCs active3
- 504 jobs per approval6.7
- 504 jobs per million dollars approved11.9
- Most active CDC504 Capital Corporation (39)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$68.2 m
The average approval of $632,339 sits well above the median of $203,500, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 18.0 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.
James City County
SBA loan default and charge-off rates in James City County
Do SBA loans in James City County get paid back?
- Loans with a final outcome recorded8
- Paid in full8
- Charged off0
- Status: Paid in full8
- Status: Exempt from disclosure43
- Status: Cancelled6
- Status: Committed, not yet disbursed4
Only 8 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.
James City County
SBA lending by place in James City County
- Borrower cities with recorded lending3
- Williamsburg, approvals56
- Toano, approvals4
- Lanexa, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Williamsburg | 56 | $38,015,900 |
| Toano | 4 | $356,800 |
| Lanexa | 1 | $200,000 |
Williamsburg accounts for 56 approvals against 4 in Toano. 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.
James City County
How large is James City County?
- Land area142 sq mi
- Rank by land area among Virginia counties93rd of 133
- Width, east to west18 mi
- Height, north to south20.7 mi
- Geographies sharing a boundary8
- Residents per square mile of land571
- Establishments per square mile12.96
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.
James City County
Flood risk in James City County
- Participation of the county's own NFIP community James City County, unincorporated areasParticipating, community 510201
- 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 James City 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 James City County (community 510201), 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 James City 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 James City 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 James City County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202481,013
- Households31,990
- Average household size2.53
- Median household income$109,985
- Median age47.1
Common questions
James City County questions, answered from the record.
How many people live in James City County, Virginia?
The Census Bureau estimates 82,797 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 81,013, in 31,990 households, ranking 25th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is James City County's population growing?
The population has grown 5.81 percent since the 2020 census base of 78,252, to 82,797 on July 1, 2024. In 2024 there were 729 births against 902 deaths, with net migration of 626. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in James City County?
$109,985. The median owner-occupied home is valued at $447,200, which is 4.1 times income, and median gross rent is $1,552 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in James City County?
1,841 establishments, employing 25,793 people with an annual payroll of $1.20 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 James City County?
Health care and social assistance is the largest private sector at 4,511 jobs, 14.9 percent of covered employment. Covered employment averages 30,184 jobs at an average annual pay of $52,359, or $1,007 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in James City County?
61 7(a) approvals totaling $38.6 m since FY2020, across 28 lenders, with a median approval of $203,500, plus 53 504 approvals worth $29.6 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in James City County?
358 housing units were authorized by permit in 2024, with a declared construction value of $107.0 m. Multifamily was 17.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for James City 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 James City County come from?
The largest single origin is Newport News city, with 318 households. Arriving households report an average income of $102,671 against $87,387 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for James City 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 James City 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.