What SBA's own loan files show about lending in the Glens Falls, NY Metro Area, every asset class together, and what a feasibility study for a project there has to test.
Across Glens Falls, the SBA loan files list 359 approvals from FY2017 to FY2026, worth $142.8 million in gross approvals. Glens Falls sits against every other area in the files, by loans, number 204 of 928. Half of Glens Falls loans, the middle ones, falls between $35,000 and $300,000, around a median of $100,000; so the median stands at 0.48x the nationwide median. In Glens Falls the program mix is 315 loans in 7(a) against 44 in 504. Franchised units took 7.5% of the record.
Inside the asset classes we break out for Glens Falls, hotel and motel leads with 29 loans, followed by full-service restaurant, 21 loans and automotive mechanical repair, 11 loans. Also 248 loans in Glens Falls fall outside the classes. County by county, Warren County, NY holds 252 loans, followed by Washington County, NY (107).
Holders named for Glens Falls stem from SBA's archived Glens Falls records of the 359 approved loans in Glens Falls, naming each current or past holder; such records tie each position yet settle nothing about lender standards. Further, on the 7(a) side around Warren County, NY, SBA's records name Arrow Bank National Association at 82 loans and $6.9 million, then The Adirondack Trust Company ($7.6 million across 65 loans). An applicant in Glens Falls can ask the Glens Falls lender Arrow Bank National Association or other Glens Falls holders near Warren County, NY what evidence it wants, then fit the Glens Falls study to answer those requests.
Among Glens Falls approvals from FY2017 through FY2024, not below 9.1% were cancelled after approval in Glens Falls, which is a floor; the real Glens Falls rate may be higher. For the record, no charge-off rate for this Glens Falls cohort is not given on this page, for too few Glens Falls loans were paid out. That silence, across Glens Falls, cannot be read as a spotless record. Over the decade, Glens Falls topped out in FY2017 at 68 loans and $19.8 million, and fell to its low in FY2026 at 20 loans and $9.4 million.
Around Warren County, NY, demand comes first: who shops in Warren County, NY, who lives in Washington County, NY, and how those compare with Glens Falls overall, and whether hotel and motel, with 29 loans, leaves any room. On cost: $100,000 is the Glens Falls median and $35,000 to $300,000 the middle half, so a Warren County, NY site must price itself against that $100,000 midpoint. Repayment: Glens Falls coverage absorbs a weak year against with the 9.1% floor for cancellation with the charge-off floor for Glens Falls, which is also omitted since the cohort is thin. The appraisal for Glens Falls must back the value assumed. Glens Falls adopts the 2023 July definition; an approval whose project county is unmapped is absent from any area, as in Glens Falls, while the totals carry loans sitting outside the named classes.
| Loans approved, FY2017 to FY2026 | 359 |
|---|---|
| Gross dollars approved | $142.8 million |
| Median loan | $100,000 |
| Middle half of loans, from | $35,000 |
| Middle half of loans, to | $300,000 |
| SBA 7(a) loans | 315 |
| SBA 504 loans | 44 |
| Franchise share of loans | 7.5% |
| Rank among metro and micro areas by loans | 204 of 928 |
| Median loan against the national median | 0.48x |
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | 9.1% |
|---|---|
| The same, counting loans still undisbursed as cancelled (a ceiling) | withheld |
| Charged off to date, FY2017 to FY2021 disbursed loans (a floor) | withheld |
Both rates are floors. SBA withholds the status of open loans, so a loan counts as charged off only once SBA reports it; a rate needs at least 30 loans in its cohort and is otherwise not reported.
SBA loans approved in the Glens Falls, NY Metro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 68 | $19.8 million |
| FY2018 | 54 | $24.9 million |
| FY2019 | 30 | $5.2 million |
| FY2020 | 29 | $7.3 million |
| FY2021 | 21 | $10.7 million |
| FY2022 | 28 | $11.7 million |
| FY2023 | 44 | $19.9 million |
| FY2024 | 33 | $15.2 million |
| FY2025 | 32 | $18.7 million |
| FY2026 | 20 | $9.4 million |
| Asset class | Loans |
|---|---|
| Not in any of the 39 asset classes | 248 |
| Hotel and motel | 29 |
| Full-service restaurant | 21 |
| Automotive mechanical repair (car and truck) | 11 |
| Beverage manufacturing (breweries, wineries, distilleries) | 7 |
| Fitness center | 7 |
| Beauty salon | 7 |
| Dental office | 5 |
Classes with 5 or more loans; smaller ones are withheld, and more where a small one could be derived.
| Lender | Loans | Dollars |
|---|---|---|
| Arrow Bank National Association | 82 | $6.9 million |
| The Adirondack Trust Company | 65 | $7.6 million |
| TD Bank, National Association | 46 | $12.3 million |
| Beacon Bank and Trust | 31 | $11.6 million |
| Manufacturers and Traders Trust Company | 11 | $1.4 million |
Lenders with 5 or more loans here; a lender with fewer is not listed, and loans SBA or a receiver holds are counted but never listed as a lender.
| County | Loans |
|---|---|
| Warren County, NY | 252 |
| Washington County, NY | 107 |
Counties with 5 or more loans; smaller ones are not listed.
Metro is the CBSA (metropolitan or micropolitan statistical area) of the loan's project county, July 2023 delineation (OMB Bulletin 23-01). The county is matched by name (manifests/ld2/county-cbsa-map.csv); a loan whose county cannot be placed in a 2023 CBSA is left out of every metro.
All assets: every 7(a) and 504 approval in the metro, including those outside the 39 asset classes.
A value marked withheld rests on fewer than 5 loans, or is withheld so that such a figure cannot be derived from other published figures.
Source: U.S. Small Business Administration, 7(a) and 504 loan-level FOIA files (data.sba.gov), as of 2026-09-30; areas from the U.S. Census Bureau CBSA delineation, July 2023 (OMB Bulletin 23-01); Loan Analytics metro cell MT-24020.
A worked example of the feasibility study a lender would read for a short-term rental project in New York, financed with a conventional bank loan.
Loan Analytics prepares the feasibility study a lender reads before it commits: for a commercial project in the Glens Falls, NY Metro Area, financed under SBA 7(a), SBA 504, USDA Business and Industry or a conventional bank loan. Tell us the project and the lender's deadline, and we reply with scope, timeline and fee.
Start with the data.
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