Shenandoah County, Virginia: commercial real estate data.

Shenandoah County

How many people live in Shenandoah County

• Population, American Community Survey 2020-202444,925
• Households17,962
• Average household size2.50
• Median household income$67,191
• Median age42.9
• Median gross rent$984 per month
• Median owner-occupied home value$294,900
• Home value to household income4.4 times
• Annual rent as a share of median income17.6 percent
• Adults 25 and over with a bachelor degree or higher21.6 percent
• Adults 25 and over with a graduate degree8.6 percent
• Adults 25 and over32,115
• Population under 189,494
• Share under 1821.1 percent
• Population 65 and over10,081
• Share 65 and over22.4 percent
• Working age population, 18 to 6425,350
• Civilian labor force22,047
• Unemployment rate4.8 percent
• Labor force participation, adults 18 and over62.2 percent
• Rank by population among Virginia counties39th of 133
• Rank by population among US county-equivalents, Puerto Rico included1104th of 3,222

Shenandoah County is the 39th 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 22.4 percent against 21.1 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.

Shenandoah County

Where are people moving to Shenandoah County from?

• Tax returns filed by households arriving1,275
• People arriving, from those returns2,214
• Tax returns filed by households leaving1,107
• Net household movement168
• Adjusted gross income arriving$79.6 m
• Net adjusted gross income movement$19.0 m
• Average income of an arriving household$62,434
• Average income of a leaving household$54,756
• Largest single originWarren County (161 households)
• Largest single destinationFrederick County (150 households)

Households arriving report $7,678 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 Warren 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.

Shenandoah County

Employment by industry in Shenandoah County

• Covered employment, annual average13,484
• Establishments reporting1,152
• Average annual pay$49,986
• Average weekly wage$961
• Manufacturing, employment2,921
• Manufacturing, average annual pay$53,906
• Retail trade, employment1,686
• Retail trade, average annual pay$33,629
• Accommodation and food services, employment1,214
• Accommodation and food services, average annual pay$20,621
• Construction, employment676
• Construction, average annual pay$58,037
• Transportation and warehousing, employment520
• Other services, except public administration, employment378

Manufacturing is the largest private sector at 2,921 jobs, 21.7 percent of covered employment.

US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.

Shenandoah County

Building permits in Shenandoah County

• Housing units authorized by permit, 2024224
• Declared construction value permitted$42.9 m
• Single family units authorized224
• Multifamily units authorized0
• Multifamily share of units0.0 percent
• Average declared value per unit$191,667
• Units authorized per 1,000 households12.5

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.

Shenandoah County

SBA loan default and charge-off rates in Shenandoah County

Do SBA loans in Shenandoah County get paid back?

• Loans with a final outcome recorded6
• Paid in full6
• Charged off0
• Status: Exempt from disclosure9
• Status: Paid in full6
• Status: Cancelled1

Only 6 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.

Shenandoah County

How large is Shenandoah County?

• Land area509 sq mi
• Rank by land area among Virginia counties21st of 133
• Width, east to west30.6 mi
• Height, north to south34.3 mi
• Geographies sharing a boundary5
• Residents per square mile of land88
• Establishments per square mile1.81

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.

Feasibility studies

When a Shenandoah 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 Shenandoah County site starts with the figures you are reading, carrying the same source and period into the credit file.

• Population, American Community Survey 2020-202444,925
• Households17,962
• Average household size2.50
• Median household income$67,191
• Median age42.9

How a feasibility study works →

Shenandoah County

Cities and places in Shenandoah.

23 Census places lie wholly or partly in Shenandoah County. 19 carry enough published place level data for a page of their own and are linked. The rest are named here and not linked, because the American Community Survey and the SBA record between them do not carry enough about them to write an honest page. A place existing is itself worth knowing, so nothing in the county is left out.

A further 1 of the county's 16 SBA 7(a) approvals are to borrowers in cities that match no Census place in Shenandoah County, the largest being Fort Valley (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.