Loudoun County, Virginia: commercial real estate data.
Loudoun County, Virginia had an estimated 443,380 residents on July 1, 2024, up 5.3 percent since the 2020 census base of 420,955, across 516 square miles. County output reached $44.86 bn in 2024, 12,561 establishments operate here, and the SBA record carries 596 7(a) approvals worth $283.5 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Loudoun County
How many people live in Loudoun County
- Population, American Community Survey 2020-2024432,998
- Households143,032
- Average household size3.03
- Median household income$181,765
- Median age38.2
- Median gross rent$2,386 per month
- Median owner-occupied home value$743,800
- Home value to household income4.1 times
- Annual rent as a share of median income15.8 percent
- Adults 25 and over with a bachelor degree or higher64.5 percent
- Adults 25 and over with a graduate degree28.6 percent
- Adults 25 and over283,980
- Population under 18115,171
- Share under 1826.6 percent
- Population 65 and over46,894
- Share 65 and over10.8 percent
- Working age population, 18 to 64270,933
- Civilian labor force244,566
- Unemployment rate3.3 percent
- Labor force participation, adults 18 and over76.9 percent
- Rank by population among Virginia counties4th of 133
- Rank by population among US county-equivalents, Puerto Rico included167th of 3,222
Loudoun County is the 4th 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 under 18 outnumber those 65 and over, at 26.6 percent against 10.8 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Loudoun County
Is Loudoun County's population growing?
- Population, July 1, 2024443,380
- Census 2020 base population420,955
- Population change since the 2020 census base5.33 percent
- Population change, 2023 to 20246,216
- Births, 20244,748
- Deaths, 20241,783
- Natural change, 20242,965
- Net domestic migration, 2024-730
- Net international migration, 20243,942
- Total net migration, 20243,212
- Cumulative net domestic migration, 2021 to 2024-2,694
- Rank by growth among US county-equivalents490th of 3,144
The county has grown 5.33 percent since the 2020 census base. The population grew in 2024 from both sources: births exceeded deaths and more people moved in than left.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Loudoun County
Where are people moving to Loudoun County from?
- Tax returns filed by households arriving13,919
- People arriving, from those returns26,814
- Tax returns filed by households leaving14,642
- Net household movement-723
- Adjusted gross income arriving$1.80 bn
- Net adjusted gross income movement$-296.3 m
- Average income of an arriving household$129,410
- Average income of a leaving household$143,253
- Largest single originFairfax County (4,739 households)
- Largest single destinationFairfax County (2,838 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Fairfax County | 4,739 | 9,113 | $606.6 m |
| Prince William County | 647 | 1,231 | $57.2 m |
| Arlington County | 577 | 976 | $154.5 m |
| Foreign - APO/FPO ZIPs | 445 | 1,328 | $78.0 m |
| Montgomery County | 347 | 673 | $45.3 m |
| District of Columbia | 306 | 494 | $47.7 m |
| Alexandria city | 269 | 480 | $34.3 m |
| Prince George's County | 173 | 326 | $12.5 m |
Households arriving report $13,843 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Fairfax 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.
Loudoun County
What is the Loudoun County economy?
- County GDP, 2024$44.86 bn
- County GDP, 2023$42.02 bn
- GDP change, 2023 to 20246.8 percent
- GDP change over five years49.9 percent
- Rank by GDP among the Virginia areas BEA publishes3rd of 105
- Rank by GDP among the US county areas BEA publishes131st of 3,127
- GDP per resident$103,592
Output grew 6.8 percent in the latest year and 49.9 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.
Loudoun County
Employment by industry in Loudoun County
- Covered employment, annual average198,113
- Establishments reporting14,735
- Average annual pay$84,788
- Average weekly wage$1,631
- Professional, scientific and technical services, employment25,546
- Professional, scientific and technical services, average annual pay$138,427
- Construction, employment20,327
- Construction, average annual pay$94,913
- Health care and social assistance, employment18,569
- Health care and social assistance, average annual pay$65,894
- Accommodation and food services, employment18,228
- Accommodation and food services, average annual pay$33,270
- Retail trade, employment17,258
- Transportation and warehousing, employment14,548
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Professional, scientific and technical services | 25,546 | 4,528 | $138,427 |
| Construction | 20,327 | 902 | $94,913 |
| Health care and social assistance | 18,569 | 1,695 | $65,894 |
| Accommodation and food services | 18,228 | 820 | $33,270 |
| Retail trade | 17,258 | 994 | $40,840 |
| Transportation and warehousing | 14,548 | 344 | $59,230 |
| Administrative and support and waste management services | 11,482 | 756 | $56,638 |
| Manufacturing | 7,978 | 302 | $113,464 |
Professional, scientific and technical services is the largest private sector at 25,546 jobs, 12.9 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Loudoun County
How many businesses are in Loudoun County?
- Establishments, all industries12,561
- Employment at those establishments192,220
- Annual payroll$14.25 bn
- Establishments per 1,000 residents29.0
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.
Loudoun County
Building permits in Loudoun County
- Housing units authorized by permit, 20243,314
- Declared construction value permitted$458.0 m
- Single family units authorized1,496
- Multifamily units authorized1,818
- Multifamily share of units54.9 percent
- Average declared value per unit$138,207
- Units authorized per 1,000 households23.2
Multifamily is 54.9 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Loudoun County
SBA loans in Loudoun County (7(a) and 504)
- 7(a) approvals recorded596
- 7(a) gross approval dollars$283.5 m
- Average 7(a) approval$475,730
- Median 7(a) approval$200,000
- 10th percentile approval$25,000
- 90th percentile approval$1,012,500
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)8,064
- Jobs per approval13.5
- Distinct 7(a) lenders active91
- Distinct industries receiving approvals169
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer6.7 percent
- Loans on real estate terms40
- Loans on working capital terms, 120 months or shorter504
- Franchise loans122
- Franchise share of approvals20.5 percent
- Leading industry by approval countFull-Service Restaurants (36)
- Most active lenderManufacturers and Traders Trust Company (101)
- 504 approvals recorded183
- 504 gross approval dollars$150.8 m
- Average 504 approval$824,224
- Median 504 approval$487,000
- Distinct CDCs active4
- 504 jobs per approval14.3
- 504 jobs per million dollars approved17.4
- Most active CDCBusiness Finance Group, Inc. (160)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$434.4 m
The average approval of $475,730 sits well above the median of $200,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 6.7 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.
Loudoun County
SBA loan default and charge-off rates in Loudoun County
Do SBA loans in Loudoun County get paid back?
- Loans with a final outcome recorded101
- Paid in full92
- Charged off9
- Charge-off rate on resolved loans8.9 percent
- Status: Cancelled90
- Status: Exempt from disclosure361
- Status: Paid in full92
- Status: Charged off9
- Status: Committed, not yet disbursed44
Of the 101 loans that have reached a final outcome, 8.9 percent were charged off. This is computed only over resolved loans, because a loan still running has not yet succeeded or failed and counting it either way would be wrong.
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.
Loudoun County
SBA lending by place in Loudoun County
- Borrower cities with recorded lending22
- Sterling, approvals167
- Ashburn, approvals150
- Leesburg, approvals128
- Aldie, approvals38
- Chantilly, approvals26
- Purcellville, approvals21
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Sterling | 167 | $93,431,300 |
| Ashburn | 150 | $53,187,000 |
| Leesburg | 128 | $68,291,600 |
| Aldie | 38 | $11,284,000 |
| Chantilly | 26 | $17,086,500 |
| Purcellville | 21 | $13,624,300 |
| Lovettsville | 10 | $1,491,500 |
| Dulles | 9 | $2,353,900 |
| 14 other borrower cities | 47 | $22,785,200 |
Sterling accounts for 167 approvals against 150 in Ashburn. 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.
Loudoun County
How large is Loudoun County?
- Land area516 sq mi
- Rank by land area among Virginia counties20th of 133
- Width, east to west34 mi
- Height, north to south32.7 mi
- Geographies sharing a boundary8
- Residents per square mile of land839
- Establishments per square mile24.34
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.
Loudoun County
Flood risk in Loudoun County
- Participation of the county's own NFIP community Loudoun County, unincorporated areasParticipating, community 510090
- Community Rating System class of the county's own communityClass 10
- Communities in the county in the NFIP Community Status Book8
- Of those, participating in the NFIP8
- 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 10
- Communities carrying a CRS class1
- Radon levels in Loudoun 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 Loudoun County (community 510090), participates in the National Flood Insurance Program and carries Community Rating System class 10, a flood insurance premium discount for policies written there. The EPA places Loudoun 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. The best Community Rating System class among the county's communities is 10, 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 Loudoun 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 Loudoun County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024432,998
- Households143,032
- Average household size3.03
- Median household income$181,765
- Median age38.2
Common questions
Loudoun County questions, answered from the record.
How many people live in Loudoun County, Virginia?
The Census Bureau estimates 443,380 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 432,998, in 143,032 households, ranking 4th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Loudoun County's population growing?
The population has grown 5.33 percent since the 2020 census base of 420,955, to 443,380 on July 1, 2024. In 2024 there were 4,748 births against 1,783 deaths, with net migration of 3,212. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Loudoun County?
$181,765. The median owner-occupied home is valued at $743,800, which is 4.1 times income, and median gross rent is $2,386 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Loudoun County?
12,561 establishments, employing 192,220 people with an annual payroll of $14.25 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 Loudoun County?
Professional, scientific and technical services is the largest private sector at 25,546 jobs, 12.9 percent of covered employment. Covered employment averages 198,113 jobs at an average annual pay of $84,788, or $1,631 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Loudoun County?
596 7(a) approvals totaling $283.5 m since FY2020, across 91 lenders, with a median approval of $200,000, plus 183 504 approvals worth $150.8 m since FY2010. These are approvals recorded in the release, not loans disbursed.
Do SBA loans in Loudoun County get paid back?
Of the 101 loans that have reached a final outcome, 92 were paid in full and 9 charged off, a charge-off rate of 8.9 percent. Loans still running are excluded, because they have not yet succeeded or failed.
How many building permits were issued in Loudoun County?
3,314 housing units were authorized by permit in 2024, with a declared construction value of $458.0 m. Multifamily was 54.9 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Loudoun 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 Loudoun County come from?
The largest single origin is Fairfax County, with 4,739 households. Arriving households report an average income of $129,410 against $143,253 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Loudoun 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 Loudoun 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.
Loudoun County
Cities and places in Loudoun.
30 Census places lie wholly or partly in Loudoun County. All 30 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 |
|---|---|---|---|---|
| Leesburg | town | 49,171 | 128 | Wholly in this county |
| Ashburn | CDP | 46,026 | 150 | Wholly in this county |
| South Riding | CDP | 34,352 | 1 | Wholly in this county |
| Sterling | CDP | 32,411 | 167 | Wholly in this county |
| Brambleton | CDP | 24,537 | 8 | Wholly in this county |
| Stone Ridge | CDP | 16,603 | 1 | Wholly in this county |
| Broadlands | CDP | 14,353 | 8 | Wholly in this county |
| Sugarland Run | CDP | 12,629 | None recorded | Wholly in this county |
| Cascades | CDP | 12,357 | None recorded | Wholly in this county |
| Lansdowne | CDP | 12,328 | None recorded | Wholly in this county |
| Lowes Island | CDP | 11,018 | None recorded | Wholly in this county |
| Loudoun Valley Estates | CDP | 10,271 | None recorded | Wholly in this county |
| Belmont | CDP | 9,729 | None recorded | Wholly in this county |
| Countryside | CDP | 9,661 | None recorded | Wholly in this county |
| Purcellville | town | 8,973 | 21 | Wholly in this county |
| Moorefield | CDP | 6,123 | None recorded | Wholly in this county |
| Dulles Town Center | CDP | 5,464 | None recorded | Wholly in this county |
| University Center | CDP | 3,923 | None recorded | Wholly in this county |
| Arcola | CDP | 3,509 | None recorded | Wholly in this county |
| One Loudoun | CDP | 3,309 | None recorded | Wholly in this county |
| Lovettsville | town | 2,719 | 10 | Wholly in this county |
| Goose Creek Village | CDP | 2,461 | None recorded | Wholly in this county |
| Oak Grove | CDP | 2,408 | None recorded | Wholly in this county |
| Kincora | CDP | 1,008 | None recorded | Wholly in this county |
| Middleburg | town | 774 | 5 | Wholly in this county |
| Round Hill | town | 678 | 4 | Wholly in this county |
| Hamilton | town | 589 | 8 | Wholly in this county |
| Waterford | CDP | 220 | 1 | Wholly in this county |
| Aldie | CDP | 163 | 38 | Wholly in this county |
| Hillsboro | town | 141 | 4 | Wholly in this county |
A further 42 of the county's 596 SBA 7(a) approvals are to borrowers in cities that match no Census place in Loudoun County, the largest being Chantilly (26), Dulles (9), Potomac Falls (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.