HomeWest VirginiaMorgan County
Morgan County, West Virginia: commercial real estate data.
Morgan County, West Virginia had an estimated 17,780 residents on July 1, 2024, up 4.2 percent since the 2020 census base of 17,064, across 229 square miles. County output reached $412.7 m in 2024, 232 establishments operate here, and the SBA record carries 13 7(a) approvals worth $3.0 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Morgan County
How many people live in Morgan County
- Population, American Community Survey 2020-202417,426
- Households7,342
- Average household size2.37
- Median household income$72,179
- Median age48.8
- Median gross rent$794 per month
- Median owner-occupied home value$240,600
- Home value to household income3.3 times
- Annual rent as a share of median income13.2 percent
- Adults 25 and over with a bachelor degree or higher18.0 percent
- Adults 25 and over with a graduate degree9.4 percent
- Adults 25 and over13,319
- Population under 182,964
- Share under 1817.0 percent
- Population 65 and over4,386
- Share 65 and over25.2 percent
- Working age population, 18 to 6410,076
- Civilian labor force8,512
- Unemployment rate3.9 percent
- Labor force participation, adults 18 and over58.9 percent
- Rank by population among West Virginia counties33rd of 55
- Rank by population among US county-equivalents, Puerto Rico included2016th of 3,222
Morgan County is the 33rd 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 65 and over outnumber those under 18, at 25.2 percent against 17.0 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.
Morgan County
Is Morgan County's population growing?
- Population, July 1, 202417,780
- Census 2020 base population17,064
- Population change since the 2020 census base4.20 percent
- Population change, 2023 to 2024200
- Births, 2024130
- Deaths, 2024228
- Natural change, 2024-98
- Net domestic migration, 2024283
- Net international migration, 202414
- Total net migration, 2024297
- Cumulative net domestic migration, 2021 to 20241,200
- Rank by growth among US county-equivalents653rd of 3,144
The county has grown 4.20 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.
Morgan County
Where are people moving to Morgan County from?
- Tax returns filed by households arriving569
- People arriving, from those returns1,036
- Tax returns filed by households leaving411
- Net household movement158
- Adjusted gross income arriving$44.5 m
- Net adjusted gross income movement$22.9 m
- Average income of an arriving household$78,272
- Average income of a leaving household$52,564
- Largest single originBerkeley County (117 households)
- Largest single destinationBerkeley County (123 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Berkeley County | 117 | 242 | $6.3 m |
| Washington County | 49 | 83 | $2.6 m |
| Frederick County | 26 | 52 | $1.6 m |
| Jefferson County | 22 | 43 | $1.4 m |
Households arriving report $25,708 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 Berkeley 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.
Morgan County
What is the Morgan County economy?
- County GDP, 2024$412.7 m
- County GDP, 2023$402.6 m
- GDP change, 2023 to 20242.5 percent
- GDP change over five years14.7 percent
- Rank by GDP among the West Virginia areas BEA publishes43rd of 55
- Rank by GDP among the US county areas BEA publishes2526th of 3,127
- GDP per resident$23,681
Output grew 2.5 percent in the latest year and 14.7 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.
Morgan County
Employment by industry in Morgan County
- Covered employment, annual average3,085
- Establishments reporting386
- Average annual pay$46,239
- Average weekly wage$889
- Health care and social assistance, employment481
- Health care and social assistance, average annual pay$54,330
- Retail trade, employment446
- Retail trade, average annual pay$36,734
- Accommodation and food services, employment277
- Accommodation and food services, average annual pay$20,649
- Manufacturing, employment259
- Manufacturing, average annual pay$41,748
- Construction, employment131
- Other services, except public administration, employment103
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 481 | 40 | $54,330 |
| Retail trade | 446 | 46 | $36,734 |
| Accommodation and food services | 277 | 28 | $20,649 |
| Manufacturing | 259 | 12 | $41,748 |
| Construction | 131 | 28 | $56,857 |
| Other services, except public administration | 103 | 30 | $32,662 |
| Professional, scientific and technical services | 82 | 48 | $108,888 |
| Finance and insurance | 80 | 18 | $73,716 |
Health care and social assistance is the largest private sector at 481 jobs, 15.6 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Morgan County
How many businesses are in Morgan County?
- Establishments, all industries232
- Employment at those establishments2,173
- Annual payroll$83.0 m
- Establishments per 1,000 residents13.3
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.
Morgan County
Building permits in Morgan County
- Housing units authorized by permit, 2024103
- Declared construction value permitted$26.9 m
- Single family units authorized103
- Multifamily units authorized0
- Multifamily share of units0.0 percent
- Average declared value per unit$261,251
- Units authorized per 1,000 households14.0
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.
Morgan County
SBA loans in Morgan County (7(a) and 504)
- 7(a) approvals recorded13
- 7(a) gross approval dollars$3.0 m
- Average 7(a) approval$234,500
- Median 7(a) approval$274,500
- Largest single approval$500,000
- Jobs reported supported, 7(a)107
- Jobs per approval8.2
- Distinct 7(a) lenders active2
- Distinct industries receiving approvals6
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer15.4 percent
- Loans on real estate terms2
- Loans on working capital terms, 120 months or shorter7
- Franchise loans0
- Franchise share of approvals0.0 percent
- Most active lenderManufacturers and Traders Trust Company (10)
- 504 approvals recorded3
- 504 gross approval dollars$1.0 m
- Average 504 approval$344,333
- Median 504 approval$378,000
- Distinct CDCs active2
- 504 jobs per approval13.0
- 504 jobs per million dollars approved37.8
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$4.1 m
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.
Morgan County
SBA loan default and charge-off rates in Morgan County
Do SBA loans in Morgan County get paid back?
- Loans with a final outcome recorded1
- Paid in full1
- Charged off0
- Status: Exempt from disclosure9
- Status: Cancelled2
- Status: Paid in full1
- Status: Committed, not yet disbursed1
Only 1 loan has 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.
Morgan County
SBA lending by place in Morgan County
- Borrower cities with recorded lending2
- Berkeley Springs, approvals11
- Paw Paw, approvals2
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Berkeley Springs | 11 | $2,588,500 |
| Paw Paw | 2 | $460,000 |
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Morgan County
How large is Morgan County?
- Land area229 sq mi
- Rank by land area among West Virginia counties49th of 55
- Width, east to west23.7 mi
- Height, north to south21 mi
- Geographies sharing a boundary5
- Residents per square mile of land76
- Establishments per square mile1.01
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.
Morgan County
Flood risk in Morgan County
- Participation of the county's own NFIP community Morgan County, unincorporated areasParticipating, community 540144
- Community Rating System class of the county's own communityClass 9
- Communities in the county in the NFIP Community Status Book3
- Of those, participating in the NFIP3
- 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 9
- Communities carrying a CRS class1
- Radon levels in Morgan 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 Morgan County (community 540144), participates in the National Flood Insurance Program and carries Community Rating System class 9, a flood insurance premium discount for policies written there. The EPA places Morgan 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 9, 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 Morgan 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 Morgan County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population, American Community Survey 2020-202417,426
- Households7,342
- Average household size2.37
- Median household income$72,179
- Median age48.8
Common questions
Morgan County questions, answered from the record.
How many people live in Morgan County, West Virginia?
The Census Bureau estimates 17,780 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 17,426, in 7,342 households, ranking 33rd of 55 West Virginia counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Morgan County's population growing?
The population has grown 4.20 percent since the 2020 census base of 17,064, to 17,780 on July 1, 2024. In 2024 there were 130 births against 228 deaths, with net migration of 297. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Morgan County?
$72,179. The median owner-occupied home is valued at $240,600, which is 3.3 times income, and median gross rent is $794 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Morgan County?
232 establishments, employing 2,173 people with an annual payroll of $83.0 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 Morgan County?
Health care and social assistance is the largest private sector at 481 jobs, 15.6 percent of covered employment. Covered employment averages 3,085 jobs at an average annual pay of $46,239, or $889 a week. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Morgan County?
13 7(a) approvals totaling $3.0 m since FY2020, across 2 lenders, with a median approval of $274,500, plus 3 504 approvals worth $1.0 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Morgan County?
103 housing units were authorized by permit in 2024, with a declared construction value of $26.9 m. Multifamily was 0.0 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Morgan 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 Morgan County come from?
The largest single origin is Berkeley County, with 117 households. Arriving households report an average income of $78,272 against $52,564 for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Morgan 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 Morgan 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.
Morgan County
Cities and places in Morgan.
3 Census places lie wholly or partly in Morgan County. All 3 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 |
|---|---|---|---|---|
| Bath (Berkeley Springs) | town | 975 | None recorded | Wholly in this county |
| Great Cacapon | CDP | 587 | None recorded | Wholly in this county |
| Paw Paw | town | 459 | 2 | Wholly in this county |
A further 11 of the county's 13 SBA 7(a) approvals are to borrowers in cities that match no Census place in Morgan County, the largest being Berkeley Springs (11). 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.