HomeWest VirginiaBerkeley County
Berkeley County, West Virginia: commercial real estate data.
Berkeley County, West Virginia had an estimated 136,287 residents on July 1, 2024, up 11.6 percent since the 2020 census base of 122,070, across 321 square miles. County output reached $6.09 bn in 2024, 1,859 establishments operate here, and the SBA record carries 47 7(a) approvals worth $28.0 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Berkeley County
How many people live in Berkeley County
- Population, American Community Survey 2020-2024129,514
- Households51,021
- Average household size2.54
- Median household income$80,815
- Median age38.5
- Median gross rent$1,233 per month
- Median owner-occupied home value$266,300
- Home value to household income3.3 times
- Annual rent as a share of median income18.3 percent
- Adults 25 and over with a bachelor degree or higher25.1 percent
- Adults 25 and over with a graduate degree8.7 percent
- Adults 25 and over90,016
- Population under 1829,910
- Share under 1823.1 percent
- Population 65 and over19,771
- Share 65 and over15.3 percent
- Working age population, 18 to 6479,833
- Civilian labor force67,869
- Unemployment rate4.7 percent
- Labor force participation, adults 18 and over68.1 percent
- Rank by population among West Virginia counties2nd of 55
- Rank by population among US county-equivalents, Puerto Rico included509th of 3,222
Berkeley County is the 2nd largest of 55 West Virginia counties by population. A median home costs 3.3 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 23.1 percent against 15.3 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Berkeley County
Is Berkeley County's population growing?
- Population, July 1, 2024136,287
- Census 2020 base population122,070
- Population change since the 2020 census base11.65 percent
- Population change, 2023 to 20243,436
- Births, 20241,651
- Deaths, 20241,240
- Natural change, 2024411
- Net domestic migration, 20242,788
- Net international migration, 2024232
- Total net migration, 20243,020
- Cumulative net domestic migration, 2021 to 202412,106
- Rank by growth among US county-equivalents116th of 3,144
The county has grown 11.65 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.
Berkeley County
Where are people moving to Berkeley County from?
- Tax returns filed by households arriving4,472
- People arriving, from those returns8,248
- Tax returns filed by households leaving3,168
- Net household movement1,304
- Adjusted gross income arriving$271.9 m
- Net adjusted gross income movement$85.0 m
- Average income of an arriving household$60,792
- Average income of a leaving household$58,991
- Largest single originJefferson County (575 households)
- Largest single destinationJefferson County (385 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Jefferson County | 575 | 1,091 | $30.4 m |
| Washington County | 455 | 852 | $24.4 m |
| Frederick County | 354 | 663 | $21.6 m |
| Frederick County | 221 | 411 | $15.6 m |
| Loudoun County | 195 | 376 | $14.3 m |
| Winchester city | 153 | 252 | $7.8 m |
| Fairfax County | 134 | 229 | $10.5 m |
| Morgan County | 123 | 237 | $5.9 m |
Households arriving report $1,801 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 Jefferson 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.
Berkeley County
What is the Berkeley County economy?
- County GDP, 2024$6.09 bn
- County GDP, 2023$5.60 bn
- GDP change, 2023 to 20248.7 percent
- GDP change over five years41.9 percent
- Rank by GDP among the West Virginia areas BEA publishes4th of 55
- Rank by GDP among the US county areas BEA publishes644th of 3,127
- GDP per resident$46,997
Output grew 8.7 percent in the latest year and 41.9 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.
Berkeley County
Employment by industry in Berkeley County
- Covered employment, annual average38,427
- Establishments reporting3,687
- Average annual pay$57,976
- Average weekly wage$1,115
- Health care and social assistance, employment5,226
- Health care and social assistance, average annual pay$56,267
- Retail trade, employment4,619
- Retail trade, average annual pay$32,946
- Manufacturing, employment3,757
- Manufacturing, average annual pay$78,058
- Accommodation and food services, employment3,386
- Accommodation and food services, average annual pay$22,498
- Transportation and warehousing, employment2,497
- Professional, scientific and technical services, employment1,907
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 5,226 | 502 | $56,267 |
| Retail trade | 4,619 | 291 | $32,946 |
| Manufacturing | 3,757 | 79 | $78,058 |
| Accommodation and food services | 3,386 | 226 | $22,498 |
| Transportation and warehousing | 2,497 | 95 | $48,838 |
| Professional, scientific and technical services | 1,907 | 733 | $77,275 |
| Administrative and support and waste management services | 1,432 | 332 | $50,018 |
| Construction | 1,378 | 302 | $62,144 |
Health care and social assistance is the largest private sector at 5,226 jobs, 13.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Berkeley County
How many businesses are in Berkeley County?
- Establishments, all industries1,859
- Employment at those establishments29,303
- Annual payroll$1.51 bn
- Establishments per 1,000 residents14.4
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.
Berkeley County
Building permits in Berkeley County
- Housing units authorized by permit, 20241,460
- Declared construction value permitted$320.6 m
- Single family units authorized1,433
- Multifamily units authorized27
- Multifamily share of units1.8 percent
- Average declared value per unit$219,571
- Units authorized per 1,000 households28.6
Single-family homes are 98.2 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Berkeley County
SBA loans in Berkeley County (7(a) and 504)
- 7(a) approvals recorded47
- 7(a) gross approval dollars$28.0 m
- Average 7(a) approval$596,013
- Median 7(a) approval$250,000
- 10th percentile approval$28,800
- 90th percentile approval$1,050,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)822
- Jobs per approval17.5
- Distinct 7(a) lenders active23
- Distinct industries receiving approvals31
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer17.0 percent
- Loans on real estate terms8
- Loans on working capital terms, 120 months or shorter35
- Franchise loans10
- Franchise share of approvals21.3 percent
- Leading industry by approval countChild Care Services (4)
- Most active lenderPotomac Bank (11)
- 504 approvals recorded8
- 504 gross approval dollars$4.8 m
- Average 504 approval$595,000
- Median 504 approval$305,000
- Distinct CDCs active2
- 504 jobs per approval9.8
- 504 jobs per million dollars approved16.4
- Most active CDCBusiness Finance Group, Inc. (7)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$32.8 m
The average approval of $596,013 sits well above the median of $250,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 17.0 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.
Berkeley County
SBA loan default and charge-off rates in Berkeley County
Do SBA loans in Berkeley County get paid back?
- Loans with a final outcome recorded4
- Paid in full4
- Charged off0
- Status: Paid in full4
- Status: Exempt from disclosure35
- Status: Cancelled6
- Status: Committed, not yet disbursed2
Only 4 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.
Berkeley County
SBA lending by place in Berkeley County
- Borrower cities with recorded lending6
- Martinsburg, approvals25
- Inwood, approvals11
- Gerrardstown, approvals4
- Bunker Hill, approvals3
- Hedgesville, approvals2
- Falling Waters, approvals2
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Martinsburg | 25 | $23,140,700 |
| Inwood | 11 | $2,874,000 |
| Gerrardstown | 4 | $180,000 |
| Bunker Hill | 3 | $1,374,000 |
| Hedgesville | 2 | $288,700 |
| Falling Waters | 2 | $155,200 |
Martinsburg accounts for 25 approvals against 11 in Inwood. 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.
Berkeley County
How large is Berkeley County?
- Land area321 sq mi
- Rank by land area among West Virginia counties41st of 55
- Width, east to west21.5 mi
- Height, north to south24.5 mi
- Geographies sharing a boundary4
- Residents per square mile of land403
- Establishments per square mile5.79
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.
Berkeley County
Flood risk in Berkeley County
- Participation of the county's own NFIP community Berkeley County, unincorporated areasParticipating, community 540282
- Community Rating System class of the county's own communityClass 7
- 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 7
- Communities carrying a CRS class2
- Radon levels in Berkeley 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 Berkeley County (community 540282), participates in the National Flood Insurance Program and carries Community Rating System class 7, a flood insurance premium discount for policies written there. The EPA places Berkeley 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 7, 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 Berkeley 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 Berkeley County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-2024129,514
- Households51,021
- Average household size2.54
- Median household income$80,815
- Median age38.5
Common questions
Berkeley County questions, answered from the record.
How many people live in Berkeley County, West Virginia?
The Census Bureau estimates 136,287 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 129,514, in 51,021 households, ranking 2nd of 55 West Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Berkeley County's population growing?
The population has grown 11.65 percent since the 2020 census base of 122,070, to 136,287 on July 1, 2024. In 2024 there were 1,651 births against 1,240 deaths, with net migration of 3,020. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Berkeley County?
$80,815. The median owner-occupied home is valued at $266,300, which is 3.3 times income, and median gross rent is $1,233 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Berkeley County?
1,859 establishments, employing 29,303 people with an annual payroll of $1.51 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 Berkeley County?
Health care and social assistance is the largest private sector at 5,226 jobs, 13.6 percent of covered employment. Covered employment averages 38,427 jobs at an average annual pay of $57,976, or $1,115 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Berkeley County?
47 7(a) approvals totaling $28.0 m since FY2020, across 23 lenders, with a median approval of $250,000, plus 8 504 approvals worth $4.8 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Berkeley County?
1,460 housing units were authorized by permit in 2024, with a declared construction value of $320.6 m. Multifamily was 1.8 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Berkeley 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 Berkeley County come from?
The largest single origin is Jefferson County, with 575 households. Arriving households report an average income of $60,792 against $58,991 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Berkeley 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 Berkeley 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.
Berkeley County
Cities and places in Berkeley.
4 Census places lie wholly or partly in Berkeley 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 |
|---|---|---|---|---|
| Martinsburg | city | 18,904 | 25 | Wholly in this county |
| Inwood | CDP | 2,794 | 11 | Wholly in this county |
| Falling Waters | CDP | 2,183 | 2 | Wholly in this county |
| Hedgesville | town | 379 | 2 | Wholly in this county |
A further 7 of the county's 47 SBA 7(a) approvals are to borrowers in cities that match no Census place in Berkeley County, the largest being Gerrardstown (4), Bunker Hill (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.