Madison County, Virginia: commercial real estate data.
Madison County, Virginia had an estimated 14,252 residents on July 1, 2024, up 3.0 percent since the 2020 census base of 13,840, across 321 square miles. County output reached $521.5 m in 2024, 283 establishments operate here, and the SBA record carries 5 7(a) approvals worth $647,900 since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Madison County
How many people live in Madison County
- Population, American Community Survey 2020-202414,044
- Households5,482
- Average household size2.56
- Median household income$84,323
- Median age46.4
- Median gross rent$1,166 per month
- Median owner-occupied home value$370,300
- Home value to household income4.4 times
- Annual rent as a share of median income16.6 percent
- Adults 25 and over with a bachelor degree or higher27.0 percent
- Adults 25 and over with a graduate degree11.8 percent
- Adults 25 and over10,171
- Population under 182,806
- Share under 1820.0 percent
- Population 65 and over3,259
- Share 65 and over23.2 percent
- Working age population, 18 to 647,979
- Civilian labor force7,112
- Unemployment rate4.3 percent
- Labor force participation, adults 18 and over63.3 percent
- Rank by population among Virginia counties102nd of 133
- Rank by population among US county-equivalents, Puerto Rico included2222nd of 3,222
Madison County is the 102nd largest of 133 Virginia counties by population. A median home costs 4.4 times median household income, which is seriously unaffordable by national standards. Residents 65 and over outnumber those under 18, at 23.2 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.
Madison County
Is Madison County's population growing?
- Population, July 1, 202414,252
- Census 2020 base population13,840
- Population change since the 2020 census base2.98 percent
- Population change, 2023 to 2024117
- Births, 2024134
- Deaths, 2024165
- Natural change, 2024-31
- Net domestic migration, 2024117
- Net international migration, 202432
- Total net migration, 2024149
- Cumulative net domestic migration, 2021 to 2024437
- Rank by growth among US county-equivalents876th of 3,144
The county has grown 2.98 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.
Madison County
Where are people moving to Madison County from?
- Tax returns filed by households arriving366
- People arriving, from those returns711
- Tax returns filed by households leaving337
- Net household movement29
- Adjusted gross income arriving$28.4 m
- Net adjusted gross income movement$3.4 m
- Average income of an arriving household$77,678
- Average income of a leaving household$74,312
- Largest single originCulpeper County (66 households)
- Largest single destinationCulpeper County (52 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Culpeper County | 66 | 152 | $3.8 m |
| Orange County | 34 | 66 | $1.8 m |
| Greene County | 28 | 49 | $1.6 m |
Households arriving report $3,366 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 Culpeper 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.
Madison County
What is the Madison County economy?
- County GDP, 2024$521.5 m
- County GDP, 2023$491.6 m
- GDP change, 2023 to 20246.1 percent
- GDP change over five years38.5 percent
- Rank by GDP among the Virginia areas BEA publishes88th of 105
- Rank by GDP among the US county areas BEA publishes2377th of 3,127
- GDP per resident$37,133
Output grew 6.1 percent in the latest year and 38.5 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.
Madison County
Employment by industry in Madison County
- Covered employment, annual average3,095
- Establishments reporting476
- Average annual pay$50,151
- Average weekly wage$964
- Retail trade, employment441
- Retail trade, average annual pay$42,939
- Manufacturing, employment312
- Manufacturing, average annual pay$57,428
- Construction, employment271
- Construction, average annual pay$56,391
- Accommodation and food services, employment230
- Accommodation and food services, average annual pay$23,708
- Other services, except public administration, employment141
- Agriculture, forestry, fishing and hunting, employment82
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Retail trade | 441 | 29 | $42,939 |
| Manufacturing | 312 | 19 | $57,428 |
| Construction | 271 | 60 | $56,391 |
| Accommodation and food services | 230 | 17 | $23,708 |
| Other services, except public administration | 141 | 41 | $38,342 |
| Agriculture, forestry, fishing and hunting | 82 | 21 | $48,831 |
| Professional, scientific and technical services | 70 | 83 | $97,141 |
| Finance and insurance | 65 | 13 | $79,900 |
Retail trade is the largest private sector at 441 jobs, 14.2 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Madison County
How many businesses are in Madison County?
- Establishments, all industries283
- Employment at those establishments2,354
- Annual payroll$104.0 m
- Establishments per 1,000 residents20.2
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.
Madison County
Building permits in Madison County
- Housing units authorized by permit, 202467
- Declared construction value permitted$22.3 m
- Single family units authorized67
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$333,394
- Units authorized per 1,000 households12.2
Single-family homes are 100.0 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Madison County
SBA loans in Madison County (7(a) and 504)
- 7(a) approvals recorded5
- 7(a) gross approval dollars$647,900
- Average 7(a) approval$129,580
- Median 7(a) approval$20,000
- Largest single approval$500,000
- Jobs reported supported, 7(a)0
- Jobs per approval0.0
- Distinct 7(a) lenders active3
- Distinct industries receiving approvals4
- Median 7(a) term75 months
- Share of loans on real estate terms, 240 months or longer0.0 percent
- Loans on real estate terms0
- Loans on working capital terms, 120 months or shorter5
- Franchise loans0
- Franchise share of approvals0.0 percent
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Madison County
SBA loan default and charge-off rates in Madison County
Do SBA loans in Madison County get paid back?
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Exempt from disclosure2
- Status: Paid in full3
Only 3 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.
Madison County
SBA lending by place in Madison County
- Borrower cities with recorded lending4
- Pratts, approvals2
- Locust Dale, approvals1
- Madison, approvals1
- Rochelle, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Pratts | 2 | $117,900 |
| Locust Dale | 1 | $500,000 |
| Madison | 1 | $20,000 |
| Rochelle | 1 | $10,000 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Madison County
How large is Madison County?
- Land area321 sq mi
- Rank by land area among Virginia counties62nd of 133
- Width, east to west19.4 mi
- Height, north to south27.4 mi
- Geographies sharing a boundary5
- Residents per square mile of land44
- Establishments per square mile0.88
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.
Madison County
Flood risk in Madison County
- Participation of the county's own NFIP community Madison County, unincorporated areasParticipating, community 510094
- 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 Madison 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 Madison County (community 510094), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Madison 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 Madison 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 Madison County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202414,044
- Households5,482
- Average household size2.56
- Median household income$84,323
- Median age46.4
Common questions
Madison County questions, answered from the record.
How many people live in Madison County, Virginia?
The Census Bureau estimates 14,252 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 14,044, in 5,482 households, ranking 102nd of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Madison County's population growing?
The population has grown 2.98 percent since the 2020 census base of 13,840, to 14,252 on July 1, 2024. In 2024 there were 134 births against 165 deaths, with net migration of 149. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Madison County?
$84,323. The median owner-occupied home is valued at $370,300, which is 4.4 times income, and median gross rent is $1,166 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Madison County?
283 establishments, employing 2,354 people with an annual payroll of $104.0 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 Madison County?
Retail trade is the largest private sector at 441 jobs, 14.2 percent of covered employment. Covered employment averages 3,095 jobs at an average annual pay of $50,151, or $964 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Madison County?
5 7(a) approvals totaling $647,900 since FY2020, across 3 lenders, with a median approval of $20,000. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Madison County?
67 housing units were authorized by permit in 2024, with a declared construction value of $22.3 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Madison 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 Madison County come from?
The largest single origin is Culpeper County, with 66 households. Arriving households report an average income of $77,678 against $74,312 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Madison 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 Madison 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.
Madison County
Cities and places in Madison.
2 Census places lie wholly or partly in Madison 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 |
|---|---|---|---|---|
| Brightwood | CDP | 1,325 | None recorded | Wholly in this county |
| Madison | town | 273 | 1 | Wholly in this county |
A further 4 of the county's 5 SBA 7(a) approvals are to borrowers in cities that match no Census place in Madison County, the largest being Pratts (2), Locust Dale (1), Rochelle (1). 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