Montgomery County, Virginia: commercial real estate data.
Montgomery County, Virginia had an estimated 98,998 residents on July 1, 2024, down 0.7 percent since the 2020 census base of 99,725, across 387 square miles. 2,016 establishments operate here, and the SBA record carries 69 7(a) approvals worth $34.3 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Montgomery County
How many people live in Montgomery County
- Population, American Community Survey 2020-202499,101
- Households36,961
- Average household size2.68
- Median household income$72,715
- Median age30.2
- Median gross rent$1,240 per month
- Median owner-occupied home value$304,600
- Home value to household income4.2 times
- Annual rent as a share of median income20.5 percent
- Adults 25 and over with a bachelor degree or higher48.8 percent
- Adults 25 and over with a graduate degree26.0 percent
- Adults 25 and over56,201
- Population under 1815,115
- Share under 1815.3 percent
- Population 65 and over13,958
- Share 65 and over14.1 percent
- Working age population, 18 to 6470,028
- Civilian labor force48,734
- Unemployment rate2.9 percent
- Labor force participation, adults 18 and over58.0 percent
- Rank by population among Virginia counties18th of 133
- Rank by population among US county-equivalents, Puerto Rico included625th of 3,222
Montgomery County is the 18th largest of 133 Virginia counties by population. A median home costs 4.2 times median household income, which is seriously unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 15.3 percent against 14.1 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Montgomery County
Is Montgomery County's population growing?
- Population, July 1, 202498,998
- Census 2020 base population99,725
- Population change since the 2020 census base-0.73 percent
- Population change, 2023 to 2024-136
- Births, 2024664
- Deaths, 2024793
- Natural change, 2024-129
- Net domestic migration, 2024-1,115
- Net international migration, 20241,098
- Total net migration, 2024-17
- Cumulative net domestic migration, 2021 to 2024-3,224
- Rank by growth among US county-equivalents2102nd of 3,144
The county has lost 0.73 percent of its population since the 2020 census base. The population fell in 2024 from both sources: deaths exceeded births and more people left than moved in.
US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
Montgomery County
Where are people moving to Montgomery County from?
- Tax returns filed by households arriving2,657
- People arriving, from those returns4,265
- Tax returns filed by households leaving3,224
- Net household movement-567
- Adjusted gross income arriving$176.7 m
- Net adjusted gross income movement$-88.5 m
- Average income of an arriving household$66,513
- Average income of a leaving household$82,263
- Largest single originRadford city (181 households)
- Largest single destinationRadford city (201 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Radford city | 181 | 316 | $7.9 m |
| Pulaski County | 141 | 262 | $6.2 m |
| Roanoke County | 108 | 194 | $9.7 m |
| Roanoke city | 87 | 141 | $4.4 m |
| Floyd County | 70 | 122 | $3.6 m |
| Giles County | 68 | 128 | $3.7 m |
| Fairfax County | 62 | 86 | $4.9 m |
| Salem city | 43 | 70 | $1.9 m |
Households arriving report $15,750 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Radford 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.
Montgomery County
Employment by industry in Montgomery County
- Covered employment, annual average43,202
- Establishments reporting2,613
- Average annual pay$60,810
- Average weekly wage$1,169
- Manufacturing, employment5,019
- Manufacturing, average annual pay$67,797
- Health care and social assistance, employment4,741
- Health care and social assistance, average annual pay$56,200
- Accommodation and food services, employment4,417
- Accommodation and food services, average annual pay$23,548
- Retail trade, employment4,374
- Retail trade, average annual pay$34,419
- Professional, scientific and technical services, employment2,481
- Administrative and support and waste management services, employment1,800
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 5,019 | 99 | $67,797 |
| Health care and social assistance | 4,741 | 498 | $56,200 |
| Accommodation and food services | 4,417 | 220 | $23,548 |
| Retail trade | 4,374 | 266 | $34,419 |
| Professional, scientific and technical services | 2,481 | 371 | $113,290 |
| Administrative and support and waste management services | 1,800 | 117 | $44,889 |
| Construction | 1,196 | 196 | $62,257 |
| Other services, except public administration | 940 | 197 | $46,101 |
Manufacturing is the largest private sector at 5,019 jobs, 11.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Montgomery County
How many businesses are in Montgomery County?
- Establishments, all industries2,016
- Employment at those establishments32,210
- Annual payroll$1.75 bn
- Establishments per 1,000 residents20.3
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.
Montgomery County
Building permits in Montgomery County
- Housing units authorized by permit, 2024323
- Declared construction value permitted$85.5 m
- Single family units authorized323
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$264,623
- Units authorized per 1,000 households8.7
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.
Montgomery County
SBA loans in Montgomery County (7(a) and 504)
- 7(a) approvals recorded69
- 7(a) gross approval dollars$34.3 m
- Average 7(a) approval$497,190
- Median 7(a) approval$169,500
- 10th percentile approval$23,200
- 90th percentile approval$1,246,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)498
- Jobs per approval7.2
- Distinct 7(a) lenders active27
- Distinct industries receiving approvals43
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer11.6 percent
- Loans on real estate terms8
- Loans on working capital terms, 120 months or shorter55
- Franchise loans13
- Franchise share of approvals18.8 percent
- Leading industry by approval countMotor Vehicle Towing (5)
- Most active lenderFirst Community Bank (17)
- 504 approvals recorded12
- 504 gross approval dollars$10.5 m
- Average 504 approval$873,333
- Median 504 approval$340,000
- Distinct CDCs active2
- 504 jobs per approval14.5
- 504 jobs per million dollars approved16.6
- Most active CDCBusiness Finance Group, Inc. (11)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$44.8 m
The average approval of $497,190 sits well above the median of $169,500, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 11.6 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.
Montgomery County
SBA loan default and charge-off rates in Montgomery County
Do SBA loans in Montgomery County get paid back?
- Loans with a final outcome recorded17
- Paid in full17
- Charged off0
- Status: Exempt from disclosure42
- Status: Paid in full17
- Status: Cancelled6
- Status: Committed, not yet disbursed4
Only 17 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.
Montgomery County
SBA lending by place in Montgomery County
- Borrower cities with recorded lending5
- Christiansburg, approvals37
- Blacksburg, approvals23
- Radford, approvals4
- Riner, approvals3
- Elliston, approvals2
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Christiansburg | 37 | $17,607,500 |
| Blacksburg | 23 | $10,225,100 |
| Radford | 4 | $835,000 |
| Riner | 3 | $538,500 |
| Elliston | 2 | $5,100,000 |
Christiansburg accounts for 37 approvals against 23 in Blacksburg. 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.
Montgomery County
How large is Montgomery County?
- Land area387 sq mi
- Rank by land area among Virginia counties48th of 133
- Width, east to west23.6 mi
- Height, north to south26.4 mi
- Geographies sharing a boundary6
- Residents per square mile of land256
- Establishments per square mile5.21
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.
Montgomery County
Flood risk in Montgomery County
- Participation of the county's own NFIP community Montgomery County, unincorporated areasParticipating, community 510099
- Communities in the county in the NFIP Community Status Book3
- Of those, participating in the NFIP3
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Montgomery County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The county's own community in the status book, unincorporated Montgomery County (community 510099), participates in the National Flood Insurance Program and carries no Community Rating System class, so no CRS premium discount applies there. The EPA places Montgomery County 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 Montgomery 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 Montgomery County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202499,101
- Households36,961
- Average household size2.68
- Median household income$72,715
- Median age30.2
Common questions
Montgomery County questions, answered from the record.
How many people live in Montgomery County, Virginia?
The Census Bureau estimates 98,998 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 99,101, in 36,961 households, ranking 18th of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Montgomery County's population growing?
The population has fallen 0.73 percent since the 2020 census base of 99,725, to 98,998 on July 1, 2024. In 2024 there were 664 births against 793 deaths, with net migration of -17. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Montgomery County?
$72,715. The median owner-occupied home is valued at $304,600, which is 4.2 times income, and median gross rent is $1,240 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Montgomery County?
2,016 establishments, employing 32,210 people with an annual payroll of $1.75 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 Montgomery County?
Manufacturing is the largest private sector at 5,019 jobs, 11.6 percent of covered employment. Covered employment averages 43,202 jobs at an average annual pay of $60,810, or $1,169 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Montgomery County?
69 7(a) approvals totaling $34.3 m since FY2020, across 27 lenders, with a median approval of $169,500, plus 12 504 approvals worth $10.5 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Montgomery County?
323 housing units were authorized by permit in 2024, with a declared construction value of $85.5 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Montgomery County?
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 Montgomery County come from?
The largest single origin is Radford city, with 181 households. Arriving households report an average income of $66,513 against $82,263 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Montgomery 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 Montgomery 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.
Montgomery County
Cities and places in Montgomery.
10 Census places lie wholly or partly in Montgomery County. All 10 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 |
|---|---|---|---|---|
| Blacksburg | town | 45,446 | 23 | Wholly in this county |
| Christiansburg | town | 22,720 | 37 | Wholly in this county |
| Merrimac | CDP | 2,733 | None recorded | Wholly in this county |
| Shawsville | CDP | 1,411 | None recorded | Wholly in this county |
| Plum Creek | CDP | 1,068 | None recorded | Wholly in this county |
| Riner | CDP | 1,038 | 3 | Wholly in this county |
| Belview | CDP | 990 | None recorded | Wholly in this county |
| Elliston | CDP | 952 | 2 | Wholly in this county |
| Prices Fork | CDP | 900 | None recorded | Wholly in this county |
| Lafayette | CDP | 628 | None recorded | Wholly in this county |
A further 4 of the county's 69 SBA 7(a) approvals are to borrowers in cities that match no Census place in Montgomery County, the largest being Radford (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