Roanoke County, Virginia: commercial real estate data.
Roanoke County, Virginia had an estimated 97,334 residents on July 1, 2024, up 0.4 percent since the 2020 census base of 96,956, across 251 square miles. 2,145 establishments operate here, and the SBA record carries 40 7(a) approvals worth $39.6 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Roanoke County
How many people live in Roanoke County
- Population, American Community Survey 2020-202497,023
- Households39,725
- Average household size2.44
- Median household income$83,709
- Median age43.5
- Median gross rent$1,224 per month
- Median owner-occupied home value$286,000
- Home value to household income3.4 times
- Annual rent as a share of median income17.5 percent
- Adults 25 and over with a bachelor degree or higher37.1 percent
- Adults 25 and over with a graduate degree13.0 percent
- Adults 25 and over70,781
- Population under 1819,028
- Share under 1819.6 percent
- Population 65 and over21,468
- Share 65 and over22.1 percent
- Working age population, 18 to 6456,527
- Civilian labor force48,435
- Unemployment rate2.8 percent
- Labor force participation, adults 18 and over62.1 percent
- Rank by population among Virginia counties22nd of 133
- Rank by population among US county-equivalents, Puerto Rico included637th of 3,222
Roanoke County is the 22nd largest of 133 Virginia counties by population. A median home costs 3.4 times median household income, which is moderately unaffordable by national standards. Residents 65 and over outnumber those under 18, at 22.1 percent against 19.6 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.
Roanoke County
Is Roanoke County's population growing?
- Population, July 1, 202497,334
- Census 2020 base population96,956
- Population change since the 2020 census base0.39 percent
- Population change, 2023 to 202471
- Births, 2024711
- Deaths, 20241,220
- Natural change, 2024-509
- Net domestic migration, 2024203
- Net international migration, 2024383
- Total net migration, 2024586
- Cumulative net domestic migration, 2021 to 20241,546
- Rank by growth among US county-equivalents1681st of 3,144
The county has grown 0.39 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.
Roanoke County
Where are people moving to Roanoke County from?
- Tax returns filed by households arriving3,613
- People arriving, from those returns6,358
- Tax returns filed by households leaving3,402
- Net household movement211
- Adjusted gross income arriving$242.7 m
- Net adjusted gross income movement$-23.5 m
- Average income of an arriving household$67,174
- Average income of a leaving household$78,242
- Largest single originRoanoke city (1,144 households)
- Largest single destinationRoanoke city (934 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Roanoke city | 1,144 | 2,000 | $73.6 m |
| Salem city | 267 | 468 | $14.0 m |
| Botetourt County | 206 | 371 | $14.6 m |
| Bedford County | 177 | 300 | $9.9 m |
| Franklin County | 135 | 231 | $8.2 m |
| Montgomery County | 112 | 193 | $6.3 m |
| Fairfax County | 30 | 54 | $2.2 m |
| Radford city | 25 | 40 | $841,000 |
Households arriving report $11,068 less average income than households leaving, which drains spending power even where headcount holds up. The largest single source of arrivals is Roanoke 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.
Roanoke County
Employment by industry in Roanoke County
- Covered employment, annual average37,445
- Establishments reporting2,678
- Average annual pay$54,899
- Average weekly wage$1,056
- Health care and social assistance, employment5,463
- Health care and social assistance, average annual pay$58,416
- Retail trade, employment4,390
- Retail trade, average annual pay$36,606
- Manufacturing, employment4,294
- Manufacturing, average annual pay$66,836
- Professional, scientific and technical services, employment3,144
- Professional, scientific and technical services, average annual pay$67,647
- Accommodation and food services, employment2,978
- Administrative and support and waste management services, employment2,293
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 5,463 | 507 | $58,416 |
| Retail trade | 4,390 | 280 | $36,606 |
| Manufacturing | 4,294 | 75 | $66,836 |
| Professional, scientific and technical services | 3,144 | 288 | $67,647 |
| Accommodation and food services | 2,978 | 172 | $24,302 |
| Administrative and support and waste management services | 2,293 | 152 | $38,622 |
| Construction | 1,627 | 224 | $68,098 |
| Transportation and warehousing | 1,240 | 46 | $62,899 |
Health care and social assistance is the largest private sector at 5,463 jobs, 14.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Roanoke County
How many businesses are in Roanoke County?
- Establishments, all industries2,145
- Employment at those establishments31,143
- Annual payroll$1.57 bn
- Establishments per 1,000 residents22.1
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.
Roanoke County
Building permits in Roanoke County
- Housing units authorized by permit, 2024360
- Declared construction value permitted$56.3 m
- Single family units authorized118
- Multifamily units authorized242
- Multifamily share of units67.2 percent
- Average declared value per unit$156,284
- Units authorized per 1,000 households9.1
Multifamily is 67.2 percent of units authorized, so the pipeline is being built for renters rather than buyers.
US Census Bureau, Building Permits Survey, 2024 annual.
Roanoke County
SBA loans in Roanoke County (7(a) and 504)
- 7(a) approvals recorded40
- 7(a) gross approval dollars$39.6 m
- Average 7(a) approval$990,838
- Median 7(a) approval$316,500
- 10th percentile approval$49,000
- 90th percentile approval$3,812,500
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)962
- Jobs per approval24.1
- Distinct 7(a) lenders active21
- Distinct industries receiving approvals29
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer20.0 percent
- Loans on real estate terms8
- Loans on working capital terms, 120 months or shorter28
- Franchise loans17
- Franchise share of approvals42.5 percent
- Most active lenderLive Oak Banking Company (5)
- 504 approvals recorded6
- 504 gross approval dollars$2.4 m
- Average 504 approval$395,500
- Median 504 approval$242,500
- Distinct CDCs active3
- 504 jobs per approval8.2
- 504 jobs per million dollars approved20.6
- Most active CDCBusiness Finance Group, Inc. (4)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$42.0 m
The average approval of $990,838 sits well above the median of $316,500, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 20.0 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.
Roanoke County
SBA loan default and charge-off rates in Roanoke County
Do SBA loans in Roanoke County get paid back?
- Loans with a final outcome recorded8
- Paid in full7
- Charged off1
- Status: Paid in full7
- Status: Cancelled3
- Status: Exempt from disclosure28
- Status: Charged off1
- Status: Committed, not yet disbursed1
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.
Roanoke County
SBA lending by place in Roanoke County
- Borrower cities with recorded lending4
- Roanoke, approvals31
- Salem, approvals4
- Vinton, approvals4
- Boones Mill, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Roanoke | 31 | $31,081,500 |
| Salem | 4 | $5,526,000 |
| Vinton | 4 | $2,026,000 |
| Boones Mill | 1 | $1,000,000 |
Roanoke accounts for 31 approvals against 4 in Salem. 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.
Roanoke County
How large is Roanoke County?
- Land area251 sq mi
- Rank by land area among Virginia counties79th of 133
- Width, east to west22.8 mi
- Height, north to south21.7 mi
- Geographies sharing a boundary8
- Residents per square mile of land387
- Establishments per square mile8.55
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.
Roanoke County
Flood risk in Roanoke County
- Participation of the county's own NFIP community Roanoke County, unincorporated areasParticipating, community 510190
- Community Rating System class of the county's own communityClass 8
- Communities in the county in the NFIP Community Status Book2
- Of those, participating in the NFIP2
- 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 8
- Communities carrying a CRS class2
- Radon levels in Roanoke 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 Roanoke County (community 510190), participates in the National Flood Insurance Program and carries Community Rating System class 8, a flood insurance premium discount for policies written there. The EPA places Roanoke 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. The best Community Rating System class among the county's communities is 8, 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 Roanoke 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 Roanoke County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202497,023
- Households39,725
- Average household size2.44
- Median household income$83,709
- Median age43.5
Common questions
Roanoke County questions, answered from the record.
How many people live in Roanoke County, Virginia?
The Census Bureau estimates 97,334 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 97,023, in 39,725 households, ranking 22nd of 133 Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Roanoke County's population growing?
The population has grown 0.39 percent since the 2020 census base of 96,956, to 97,334 on July 1, 2024. In 2024 there were 711 births against 1,220 deaths, with net migration of 586. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Roanoke County?
$83,709. The median owner-occupied home is valued at $286,000, which is 3.4 times income, and median gross rent is $1,224 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Roanoke County?
2,145 establishments, employing 31,143 people with an annual payroll of $1.57 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 Roanoke County?
Health care and social assistance is the largest private sector at 5,463 jobs, 14.6 percent of covered employment. Covered employment averages 37,445 jobs at an average annual pay of $54,899, or $1,056 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Roanoke County?
40 7(a) approvals totaling $39.6 m since FY2020, across 21 lenders, with a median approval of $316,500, plus 6 504 approvals worth $2.4 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Roanoke County?
360 housing units were authorized by permit in 2024, with a declared construction value of $56.3 m. Multifamily was 67.2 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Roanoke 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 Roanoke County come from?
The largest single origin is Roanoke city, with 1,144 households. Arriving households report an average income of $67,174 against $78,242 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Roanoke 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 Roanoke 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.
Roanoke County
Cities and places in Roanoke.
4 Census places lie wholly or partly in Roanoke County. All 4 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 |
|---|---|---|---|---|
| Cave Spring | CDP | 25,742 | None recorded | Wholly in this county |
| Hollins | CDP | 17,097 | None recorded | 93.8 percent here, 6.2 percent Botetourt County |
| Vinton | town | 8,056 | 4 | Wholly in this county |
| Glenvar | CDP | 829 | None recorded | Wholly in this county |
A further 36 of the county's 40 SBA 7(a) approvals are to borrowers in cities that match no Census place in Roanoke County, the largest being Roanoke (31), Salem (4), Boones Mill (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.