Access 2018 S&O Reports, featuring county and metro projections to 2030,
via the interactive table at http://proximityone.com/metros.htm.
The 2018 reports are similar but have been greatly expanded and updated.
1. Recent Trends & Outlook
Summary of recent business, demographic, economic trends; year-ahead & 5-year outlook.
- the Recent Trends & Outlook section, updated quarterly,
covers topics about this metro such as .. assessing the implications of next jobs report
.. impact of Fed''s interest rate action
.. which sectors are expanding or contracting
.. housing market conditions
.. insights to help your planning and decision-making.
The Recent Trends & Outlook section is available in the subscription edition.
2. Overview & Update The total population of the Glens Falls, NY MSA metro changed from 128,976 in 2010 to 127,356 in 2015, a change of -2,058 (-1.6%). Among all 917 metros, this metro was ranked number 315 in 2010 and 321 in 2015, based on total population. Annual net migration was -145 (2011), -318 (2012), -532 (2013), -364 (2014), -364 (2015). View annual population estimates and components of change table. See more about population characteristics below.
This metro is projected to have a total population in 2020 of 130,301. The projected population change from 2010 to 2020 is 1,310 (1.0%). The population ages 65 years and over is projected to change from 21,598 (2010) to 30,498 (2020), a change of 8,900 (41.2%). See more about population projections.
Based on per capita personal income (PCPI), this metro was ranked number 402 in 2008 and 294 in 2014. among the 917 metros for which personal income was estimated.The PCPI changed from $33,762 in 2008 to $40,684 in 2014, a change of $6,922 (20.5%). Per capita personal income (PCPI) is a comprehensive measure of individual economic well-being. Use the interactive table to compare PCPI in this metro to other metros. See more about PCPI in Economic Characteristics section below.
282 metropolitan statistical areas, of the total 381, experienced an increase in real Gross Domestic Product (GDP) between 2009 and 2014. This metro ranked number 326 among the 381 metros based on 2014 GDP. The GDP (millions of current dollars) changed from $4,090 in 2009 to $4,645 in 2014 a change of $555 (13.57%). Real GDP (millions of real, inflation adjusted, dollars) changed from $4,090 in 2009 to $4,232 in 2014, a change of $142 (3.47%). GDP is the most comprehensive measure of metro economic activity. GDP is the sum of the GDP originating in all industries in the metro. See more about GDP in Economic Characteristics section below.
Attributes of driil-down, small area geography within the metro ... metros account for 65,744 of the national scope 73,056 census tracts (others are in non-metro areas). This metro is comprised of 36 tracts covering the metro wall-to-wall. View, rank, compare demographic-economic attributes of these tracts using the interactive tables. Use the CBSA code 24020; see table usage details below the table.
3. Lay of the Land & Neighborhood Patterns of Economic Prosperitygo top
3.1. Lay of the Landgo top
Lay of the Land. The following map shows the metro with bold boundary. Counties are labeled with county name and state-county FIPS code.
View developed with CV XE GIS software. See this section to learn about making custom metro maps.
3.2. Patterns of Economic Prosperity by Neighborhoodgo top
Median household income by census tract (see color/data legend at left of map).
View developed with CV XE GIS software. See this section to learn about making custom metro maps.
4. Population Characteristics & Trendsgo top
Updated monthly, quarterly, annually. Housing market conditions and extended detail Available in subscription edition.
Updated periodically, annually. General demographics, social characteristics and extended detail Available in subscription edition.
Metropolitan areas are defined as one or more contiguous counties based on a set of demographic-economic criteria. Counties comprising the metro are shown below. For multi-county metros, this section provides insights into how the population is changing by county. Many metros changed geographic composition (counties included in the metro) between the Census 2010 vintage and the current vintage. These changes, if any, are also shown below (county is marked with **). See projections in related section.Click county code link to view county components of change.
4.2.1. RDEMS County Characteristics Updated quarterly. For more information, see RDEMS Main. Links open HSG1 Housing & New Residential Construction section. Select other sections from list above table.
4.3. General Demographic Characteristics Updated annually. For more information, detail & to compare areas use interactive table.
Item
2013
2014
Change 2013-14
%Change 2013-14
Total Population: Race/Origin
128,430
127,345
-1,085
-0.84
One race
126,670
125,375
-1,295
-1.02
White
122,173
120,651
-1,522
-1.25
Black/African American
122,173
120,651
-1,522
-1.25
American Indian/Alaska Native
75
574
499
665.33
Asian alone
417
936
519
124.46
Native Hawaiian/Pacific Islander
0
0
0
...
Some other race alone
644
526
-118
-18.32
Two or more races
1,760
1,970
210
11.93
Hispanic or Latino (of any race)
2,911
2,997
86
2.95
Population 25 years and over
92,491
92,546
55
2.95
% high school graduate or higher
89.2
88.4
-0.8
-0.90
% bachelor's degree or higher
23.6
23.0
-0.6
-2.54
Total Households
51,414
49,937
-1,477
-2.54
Median household income ($)
53,562
51,880
-1,682
-3.14
Mean household income ($)
68,128
66,041
-2,087
-3.06
Item
2013
2014
Change 2013-14
%Change 2013-14
Total Population: Gender & Age
128,430
127,345
-1,085
-0.84
Male
64,747
64,174
-573
-3.06
Female
63,683
63,171
-512
-3.06
Under 5 years
6,434
6,135
-299
-3.06
5 to 9 years
6,853
6,914
61
0.89
10 to 14 years
7,216
6,373
-843
-11.68
15 to 19 years
7,676
6,662
-1,014
-13.21
20 to 24 years
7,760
8,715
955
12.31
  25 to 34 years
14,563
14,678
115
0.79
35 to 44 years
15,216
14,998
-218
-1.43
45 to 54 years
20,260
19,569
-691
-3.41
55 to 59 years
10,872
9,755
-1,117
-10.27
55 to 59 years
10,872
9,755
-1,117
-10.27
60 to 64 years
8,095
10,120
2,025
25.02
65 to 74 years
13,327
13,546
219
1.64
75 to 84 years
6,592
7,028
436
6.61
85 years and over
3,566
2,852
-714
-20.02
Median age
44.4
44.7
0.3
0.68
18 years and over
103,218
103,280
62
0.06
21 years and over
98,575
98,662
87
0.09
62 years and over
27,670
29,661
1,991
7.20
65 years and over
23,485
23,426
-59
-0.25
5. Housing Characteristics & Trendsgo top
Updated monthly, quarterly, annually. Housing market conditions and extended detail Available in subscription edition.
5.1. Total Housing Units Updated Annually. Independent annual model-based estimates. For more information, detail & to compare areas use interactive table.
Item
Census 2010
July 1 2010
July 1 2011
July 1 2012
July 1 2013
July 1 2014
Change 2010-2014
%Change 2010-2014
Total Housing Units
67,570
67,606
67,709
67,790
67,923
68,011
405
0.60
5.2. General Housing Characteristics Updated Annually. For more information, detail & to compare areas use interactive table.
Item
2013
2014
Change 2013-14
%Change 2013-14
Housing Units: Units in Structure
67,704
68,026
322
0.48
1-unit, detached
49,832
48,384
-1,448
-2.91
1-unit, attached
1,481
1,351
-130
-8.78
2 units
4,742
5,743
1,001
21.11
3 or 4 units
4,230
3,334
-896
-21.18
5 to 9 units
1,952
2,744
792
40.57
10 to 20 units
502
823
321
63.94
20 or more units
1,253
1,333
80
6.38
Item
2013
2014
Change 2013-14
%Change 2013-14
Housing Units: Occupancy & Tenure
67,704
68,026
322
0.48
Occupied Housing Units
51,414
49,937
-1,477
-2.87
Owner
36,104
36,027
-77
-0.21
Renter
15,310
13,910
-1,400
-9.14
Vacant Housing Units
16,290
18,089
1,799
11.04
Homeowner vacancy rate
1.70
1.50
-0.20
...
Rental vacancy rate
5.30
7.60
2.30
...
Average household size; owner-occ
2.41
2.50
0.09
3.73
Average household size; renter-occ
2.43
2.38
-0.05
-2.06
Median Value $ owner occupied
165,400
160,100
-5,300
-3.20
Median Rent $ renter occupied
826
810
-16
-1.94
5.3. Residential Construction; Housing Units Authorized & Value Updated Monthly. 12 most recent months. For more information, detail & to compare areas use interactive table.
Item
Aug15
Sep15
Oct15
Nov15
Dec15
Jan16
Feb16
Mar16
Apr16
May16
Jun16
Jul16
Total Residential Units
12
23
23
25
12
10
14
18
15
25
73
17
in 1 unit bldgs
12
23
23
17
12
10
10
18
15
25
25
17
in 2 unit bldgs
0
0
0
0
0
0
0
0
0
0
0
0
in 3-4 unit bldgs
0
0
0
0
0
0
4
0
0
0
0
0
in 5+ unit bldgs
0
0
0
8
0
0
0
0
0
0
48
0
Bldgs with 5+ units
0
0
0
1
0
0
0
0
0
0
6
0
Percent Coverage
91
91
91
91
91
91
91
91
72
72
72
72
Value ($000), Total Units
1,675
4,561
4,960
3,317
2,133
1,209
2,093
3,019
3,099
5,930
6,564
4,408
1 unit structures
1,675
4,561
4,960
3,117
2,133
1,209
1,654
3,019
3,099
5,930
5,364
4,408
2 unit structures
0
0
0
0
0
0
0
0
0
0
0
0
3-4 unit structures
0
0
0
0
0
0
439
0
0
0
0
0
5+ unit structures
0
0
0
200
0
0
0
0
0
0
1,200
0
5.4. Housing Price Indexgo top Updated quarterly. All transactions; not seasonally adjusted. See related Housing Price Index (HPI) interactive table. See related 5-Digit ZIP Code HPI interactive table.
The Economic Profile shows shows derivation and key components of total personal income. Data are organized by place of residence and place of work. The place of residence profile includes estimates of total personal income, population, and per capita personal income. The place of work profile includes estimates of total earnings, total employment and average earnings per job. Updated annually. See related interactive table.
Item
2011
2012
2013
2014
2015
Change 2011-2015
%Change 2011-2015
Personal income
4,863,993
4,991,558
5,079,281
5,178,671
5,343,395
479,402
9.9
Net earnings 1/
3,032,179
3,106,645
3,162,051
3,168,805
3,257,258
225,079
7.4
Personal current transfer receipts
1,129,976
1,134,502
1,144,274
1,195,721
1,244,414
114,438
10.1
Income maintenance 2/
96,119
96,615
95,586
97,911
97,005
886
0.9
Unemployment insurance compensation
51,188
47,272
32,815
16,021
14,763
-36,425
-71.2
Retirement and other
982,669
990,615
1,015,873
1,081,789
1,132,646
149,977
15.3
Dividends, interest, and rent 3/
701,838
750,411
772,956
814,145
841,723
139,885
19.9
Population 4/
128,776
128,462
127,890
127,356
126,918
-1,858
-1.4
Per capita personal income
37,771
38,856
39,716
40,663
42,101
4,330
11.5
Per capita net earnings
23,546
24,183
24,725
24,881
25,664
2,118
9.0
Per capita personal current transfer receipts
8,775
8,831
8,947
9,389
9,805
1,030
11.7
Per capita income maintenance
746
752
747
769
764
18
2.4
Per capita unemployment insurance compensation
397
368
257
126
116
-281
-70.8
Per capita retirement and other
7,631
7,711
7,943
8,494
8,924
1,293
16.9
Per capita dividends, interest, and rent
5,450
5,842
6,044
6,393
6,632
1,182
21.7
Earnings by place of work
3,101,118
3,219,570
3,233,639
3,329,753
3,397,667
296,549
9.6
Wages and salaries
2,074,160
2,150,222
2,152,452
2,240,280
2,314,412
240,252
11.6
Supplements to wages and salaries
721,878
744,056
757,014
759,491
781,731
59,853
8.3
Employer cont. for empl. pension & insur. funds 6/
546,804
562,508
571,965
564,202
582,240
35,436
6.5
Employer cont. for government social insurance
175,074
181,548
185,049
195,289
199,491
24,417
13.9
Proprietors' income
305,080
325,292
324,173
329,982
301,524
-3,556
-1.2
Nonfarm proprietors' income
32,368
24,283
36,960
45,507
18,586
-13,782
-42.6
Farm proprietors' income
272,712
301,009
287,213
284,475
282,938
10,226
3.7
Total full-time and part-time employment
70,867
70,899
70,626
71,361
72,402
1,535
2.2
Wage and salary jobs
55,402
55,784
55,290
55,700
56,263
861
1.6
Number of proprietors
15,465
15,115
15,336
15,661
16,139
674
4.4
Number of nonfarm proprietors 7/
851
838
867
890
890
39
4.6
Number of farm proprietors
14,614
14,277
14,469
14,771
15,249
635
4.3
Average earnings per job (dollars)
43,760
45,411
45,785
46,661
46,928
3,168
7.2
Average wages and salaries
37,438
38,545
38,930
40,220
41,136
3,698
9.9
Average nonfarm proprietors' income
18,661
21,083
19,850
19,259
18,555
-106
-0.6
Dollar items are in current dollars (not adjusted for inflation). Per capita items in dollars; other dollar items in thousands of dollars. See related notes.
6.2. Cost of Living Indexesgo top Updated periodically. Available in subscription edition.
6.3. Cost of Doing Business Indexesgo top Updated periodically. Available in subscription edition.
6.4. Consumer Price Indexgo top Updated monthly. Available in subscription edition.
6.5. Gross Domestic Product by Sectorgo top Updated quarterly, annually. For more information, detail & to compare areas use interactive table. Additional detail in subscription edition.
Item
2009
2010
2011
2012
2013
2014
Change 2009-14
%Change 2009-14
Gross Domestic Product, millions of current dollars
4,090
4,232
4,306
4,472
4,526
4,645
555
13.57
Real Gross Domestic Product, millions of real dollars
4,090
4,180
4,182
4,246
4,208
4,232
142
3.47
6.6. Establishments, Employment & Earnings by Detailed Type of Businessgo top Updated quarterly. For more information, detail & to compare areas use interactive table.
Sector
Establishments 2015Q1
Employment 2015Q1
Avg Weekly Wages 2015Q1
Establishments 2015Q2
Employment 2015Q2
Avg Weekly Wages 2015Q2
Total, all industries
3,733
85,180
776
3,774
89,039
767
Total, all industries - Fed Govt
54
516
1,076
54
524
893
Total, all industries - St Govt
62
3,034
1,189
62
3,087
1,340
Total, all industries - Local Govt
92
12,846
756
92
12,977
857
Total, all industries - Private
3,525
68,783
759
3,566
72,451
727
Goods-producing
593
13,929
1,019
584
14,705
1,022
Natural resources and mining
72
942
638
73
1,102
665
Construction
347
3,071
877
339
3,577
1,000
Manufacturing
174
9,917
1,099
172
10,026
1,070
Service-providing
2,932
54,854
693
2,982
57,746
653
Trade, transportation & utilities
794
14,817
670
798
15,198
654
Information
43
1,478
1,778
43
1,511
1,106
Financial activities
232
3,024
980
235
3,062
970
Professional & business services
433
9,085
745
442
9,159
796
Education and health services
378
13,774
755
380
13,599
756
Leisure and hospitality
637
9,735
395
647
12,106
349
Other services
279
2,864
529
280
2,994
559
Unclassified
136
76
473
157
118
398
Notes: cell value of '...' indicates value suppressed to maintain confidentiality.
6.7. Labor Market Characteristics & Trendsgo top Updated monthly. Available in subscription edition. For more information, detail & to compare areas use interactive table.
Table shows 13 most recent months.
7.2. Component Higher Education Institution Characteristicsgo top 2014-15 School Year. Extended detail Available in subscription edition.
Institution
City Name
Code
Level
Total UG Enrollment
Fulltime UG Enrollment
Total Grad Enrollment
Fulltime Grad Enrollment
Adirondack Community College
Queensbury, NY
188438
3
4,247
2,522
0
0
Word of Life Bible Institute
Pottersville, NY
197531
4
569
569
0
0
Number of institutions: 2 ... Total undergraduate enrollment: 4,816 Levels: 3-Assoc degree, 4-at least 2, but < 4 years, 5-Bach degree, 6-Postbacc cert, 7 Masters degree, 8 Post-masters cert, 9 Doctors degree
8. GeoPoliticsgo top Updated periodically. Voting patterns, citizen voting age population, state legislative districts, congressional districts .. in this metro. Available in subscription edition.
Notes
All data are for current vintage county and metro definition.
Developed by ProximityOne --
Metro Reports (888-364-7656)
Data sources: ProximityOne, Census Bureau,
Bureau of Economic Analysis,
Bureau of Labor Statistics,
Federal Housing Finance Agency,
National Center for Education Statistics.
Updatesgo top
The subscription edition updates frequently. Selected items are listed below. Register to receive update notifications.
Overview lead narrative; quarterly & annual/March.
Housing Price Index (section 5.4) quarterly.
Establishments, employment & earnings (section 6.6) quarterly.
Economic profile and personal income (section 6.1) annual/November.
Labor market situation (section 6.7) monthly.
Residential construction; units authorized & value (section 5.3.) monthly.
Population by county; annual series 2010-2016 (section 4.2.) annual/July.
Population by county; links for individual counties (section 4.2.) annual/July.
-- includes annual data 2010-2016.
-- includes components of change; race/origin; single year of age; age group summaries.
Total population and components of change; annual/March.
Census tracts overview section; annual/December.
General Demographics section updated/extended; annual/December.
Gross Domestic Product section; annual/September.
Higher education institutions; annual/February.
Metro & county demographic component detailed annual estimates; annual/March.
School districts in metro & K-12 enrollment; annual/August.
More about schedule and upcoming events ... Calendar ...
Upcoming Events ...
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There is no warranty of any type associated with any aspect of this report.
The user of this document is solely responsible to any use, direct or indirect, that might be made of this document.
Using this Documentgo top
The Situation & Outlook Report, a component of the Situation & Outlook, is a core ProximityOne information resource
providing insights into characteristics and trends of counties, metropolitan areas, states and the U.S.
The Report also provides a gateway to drill-down demographic, economic and business data
for smaller geographic areas.
Metropolitan areas
include approximately 94 percent of the U.S. population -- 85 percent in metropolitan statistical areas (MSAs)
and 9 percent in micropolitan statistical areas (MISAs).
About Metropolitan Areas & Principal Cities -- scroll section go top
Metropolitan Areas are designated by OMB ("Standards for Delineating Metropolitan and Micropolitan Statistical Areas") based
mainly on Census Bureau-sourced data.
Metropolitan areas are defined as Metropolitan Statistical Areas (MSA) and Micropolitan Statistical Areas (MISA).
MSAs and MISAs are also referred to a Core-Based Statistical Areas (CBSAs).
Contiguous CBSAs are defined as Combined Statistical Areas (CSA).
By definition, metropolitan areas are comprised of one or more contiguous counties. Metropolitan areas are not
single cities and typically include many cities.
Metropolitan areas are comprised of urban
and rural areas and often have large expanses of rural territory.
A business and demographic-economic synergy exists within each metro; metros often interact with adjacent metros.
The demographic-economic make-up of metros vary widely and change often.
See more about metros.
Principal Cities. The largest city in each metropolitan or micropolitan statistical area is designated a "principal city."
Principal cities are designated by OMB based on Census-sourced data.
Additional cities qualify as principal cities if specified requirements are met concerning population size and employment.
The title of each metropolitan or micropolitan statistical area consists of the names of up to three of its principal cities
and the name of each state into which the metropolitan or micropolitan statistical area extends.
Titles of metropolitan divisions also typically are based on principal city names but in certain cases consist of county names.
One or more principal cities are designated within each Metropolitan Statistical Area (MSA) and Micropolitan Statistical Area (MISA).
The term "principal city" is defined in the OMB "Standards for Delineating Metropolitan and Micropolitan Statistical Areas."
A principal city is an OMB designation applied to one or more incorporated places and/or census designated places (CDPs).
The OMB standards designate a Principal City (or Cities) of a Core-Based Statistical Area (CBSA) as determined by:
a) The largest incorporated place with a 2010 Census population of at least 10,000 in the CBSA or,
if no incorporated place of at least 10,000 population is present in the CBSA,
the largest incorporated place or census designated place in the CBSA; and
b) Additional places with 2010 Census population of at least 250,000 or in which 100,000 or more persons work; and
c) Additional places with 2010 Census population of 50,000-250,000,
and number of workers working in the place meets or exceeds the number of workers living in the place; and
d) Additional places with 2010 Census population of 10,000-50,000, and at least one-third the population size of the largest place,
and in which the number of workers working in the place meets or exceeds the number of workers living in the place.
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