1st Advantage MortgageFranklin County households have a median income of $73,165 and median rent of $893 a month (ACS 2020 to 2024). Those figures describe the county, not you: compare at least three written offers by APR and total cost, and confirm the lender's license before you apply.
On this page
- Getting oriented in Franklin County
- Housing costs in Franklin County
- What Franklin County households earn
- Work, industries and travel time in Franklin County
- The communities that make up Franklin County
- Franklin County next to its neighbors
- Budget math at the Franklin County median
- Local borrowing considerations for Franklin County
- Franklin County households compared
- Checklist for Franklin County applicants
- Lender oversight for Franklin County
- More guides for Franklin County
- Frequently asked questions
Getting oriented in Franklin County
Franklin County is home to about 105,950 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 12th most populous of 115 county-level areas in Missouri. It covers 923 square miles of land, or about 115 people per square mile. It is one of the counties that make up the St. Louis, MO-IL metropolitan statistical area (OMB, 2023). Of the 17 Census places inside Franklin County, Washington leads by population with about 15,130; 13 of the 17 are incorporated.
Housing costs in Franklin County
A typical Franklin County rental runs $893 a month including utilities, which is 14% below Missouri. Rent takes 30% or more of income for 40% of renter households here. Home values center on $227,600, or 3.1 years of median income. The ownership rate is 77%.
| Housing | Franklin County | Missouri statewide | Typical U.S. county |
|---|---|---|---|
| Median gross rent | $893/mo | $1,033/mo | $877/mo |
| Median home value | $227,600 | $230,300 | $185,300 |
| Owners | 77% | 68% | 75% |
| Rent-burdened renters | 40% | 46% | 45% |
| Burdened owners | 20% | 22% | n/a |
| Vacant units | 7% | 11% | n/a |
In an owner-heavy county like Franklin County, many borrowers can also choose a home equity loan or line of credit. Those can price lower but put the house on the line, so compare the two in writing; our personal loan vs. HELOC guide walks through it.
What Franklin County households earn
At $73,165, the typical Franklin County household income is 11% above the median U.S. county ($65,681).
| Band | Franklin County | Compared with Missouri |
|---|---|---|
| Under $35,000 | 20.4% | -3.2 pts |
| $35,000 to $99,999 | 45.6% | +3.1 pts |
| $100,000 to $199,999 | 26.8% | +1.5 pts |
| $200,000 or more | 7.3% | -1.4 pts |
The spread is wide: 34% of Franklin County households make $100,000 or more, and 20% make less than $35,000. 8.2% of residents fall below the federal poverty line (statewide: 12.6%). Income inequality, measured by the Gini index, comes to 0.420 here. Income from any regular source can count, including Social Security, pensions and disability benefits, as long as you can document it.
Work, industries and travel time in Franklin County
By the Census industry count, 19% of employed Franklin County residents work in education and health care and 19% in manufacturing. Manufacturing stands out: 19% of workers here, versus 11% statewide. Averaged over the five survey years, 4.3% of the labor force was out of work and looking. About 78% drive to work alone and 24% have trips of 45 minutes or more. Only 3.8% of homes here go without a vehicle.
| Sector | Franklin County | Compared with Missouri |
|---|---|---|
| Education and health care | 19.3% | -5.1 pts |
| Manufacturing | 19.1% | +7.8 pts |
| Retail trade | 12.0% | +0.6 pts |
| Construction | 11.8% | +5.0 pts |
| Professional and administrative services | 8.7% | -1.7 pts |
| Arts, lodging and food service | 6.7% | -1.4 pts |
Where long drives are the norm, a car repair is one of the most common surprise bills. A small repair fund can keep a breakdown from turning into a loan.
The communities that make up Franklin County
17 Census places fall mainly inside Franklin County; the 14 biggest are below. They account for 59,414 residents, leaving about 44% of the county in unincorporated, unnamed areas. Among places of 500 or more people, median income runs from $41,820 in St. Clair to $81,397 in Lake St. Clair. No Franklin County place has a separate guide yet; this county page serves all 17.
| Town or CDP | Type | People | Median household income | Median gross rent | Miles from center |
|---|---|---|---|---|---|
| Washington | city | 15,130 | $79,173 | $827 | 10 mi |
| Union | city | 12,781 | $73,435 | $858 | 5 mi |
| Pacific | city | 7,475 | $62,860 | $906 | 18 mi |
| Sullivan | city | 6,310 | $63,370 | $919 | 15 mi |
| St. Clair | city | 4,789 | $41,820 | $1,011 | 6 mi |
| New Haven | city | 3,302 | $71,306 | $974 | 15 mi |
| Gray Summit | CDP | 2,991 | $65,667 | $1,043 | 15 mi |
| Villa Ridge | CDP | 2,835 | $73,826 | $1,462 | 11 mi |
| Gerald | city | 1,368 | $61,458 | $842 | 14 mi |
| Lake St. Clair | CDP | 872 | $81,397 | n/a | 7 mi |
| Parkway | village | 624 | $44,479 | $862 | 8 mi |
| Oak Grove Village | village | 347 | $41,324 | $873 | 13 mi |
| Stanton | CDP | 175 | n/a | n/a | 10 mi |
| Berger | city | 169 | $55,938 | $883 | 23 mi |
Franklin County next to its neighbors
Gasconade County is closest, 24 miles from center to center; the sixth, Washington County, is 34 miles off. Income ranges from $56,043 in Washington County to $104,692 in St. Charles County; 3 of these neighbors top Franklin County's median.
| Adjacent area | How far | HH income (median) | Rent (median) | Owner share |
|---|---|---|---|---|
| Franklin County | - | $73,165 | $893/mo | 77% |
| Gasconade County, MO | 24 mi | $64,232 | $743/mo | 81% |
| Warren County, MO | 25 mi | $81,209 | $995/mo | 80% |
| Jefferson County, MO | 31 mi | $82,851 | $979/mo | 82% |
| St. Charles County, MO | 33 mi | $104,692 | $1,370/mo | 81% |
| Crawford County, MO | 34 mi | $57,629 | $795/mo | 69% |
| Washington County, MO | 34 mi | $56,043 | $684/mo | 78% |
Budget math at the Franklin County median
Franklin County at the medians, through a lender's eyes (what DTI means):
- Median income divided by twelve: $6,097 before taxes
- 15% goes to median rent ($893)
- 36% debt-to-income limit: $1,302 left for all other debt payments
If your rent is above $893, the room shrinks dollar for dollar.
Local borrowing considerations for Franklin County
What the Franklin County figures suggest, and what to check first:
- Vehicle repairs. 24% of Franklin County workers commute 45+ minutes, so a breakdown can cost a paycheck. Get two written estimates.
- Know your credit. Review all three bureau reports for free (AnnualCreditReport.com).
- Requirements. Lenders weigh credit history, documented income and existing debt (what to gather).
Franklin County households compared
24% of Franklin County adults 25 and older hold a bachelor's degree or more. The uninsured rate is 6.9%, against 8.8% for Missouri.
| Measure | Franklin County | Missouri statewide | Typical U.S. county |
|---|---|---|---|
| Median age | 41.8 | 39.0 | 41.5 |
| Bachelor's or higher | 23.7% | 32.4% | 22.2% |
| No high school diploma | 9.2% | 8.1% | n/a |
| No health insurance | 6.9% | 8.8% | 7.8% |
| No vehicle | 3.8% | 6.6% | 5.4% |
| Work from home | 10.3% | 13.0% | 8.7% |
| Poverty rate | 8.2% | 12.6% | 13.2% |
| Unemployment (ACS) | 4.3% | 4.0% | 4.4% |
| Minutes to work | Franklin County workers |
|---|---|
| Under 15 min | 31.3% |
| 15 to 29 min | 26.8% |
| 30 to 44 min | 18.1% |
| 45 to 59 min | 11.5% |
| 60+ min | 12.3% |
Checklist for Franklin County applicants
Quick steps for Franklin County:
- Size the loan to the bill, not to the most a lender offers.
- Collect three written offers and compare APR and total repaid.
- Only work with lenders licensed for Missouri borrowers.
- Never pay a fee up front to get a loan.
Lender oversight for Franklin County
Licensing happens at the state level, so a lender working with Franklin County borrowers answers to the Missouri Division of Finance. Banks and credit unions have their own regulators, and the CFPB takes complaints about any lender. Statewide data and rules: Missouri guide.
More guides for Franklin County
The Missouri guide covers the whole state.
Frequently asked questions
What does a typical Franklin County household make?
About $73,165 a year at the median (ACS 2020-24), 3% above the Missouri median.
How does Franklin County rent compare with Missouri?
$893 locally versus $1,033 for the state, 14% below.
Should Franklin County homeowners use home equity instead?
Maybe, but weigh the risk: 77% of Franklin County homes are owner-occupied, and a home-equity loan or line is secured by the house while a personal loan usually is not.
Which towns does the Franklin County guide cover?
Every community in the county, unincorporated areas included. The largest of its 17 Census places: Washington, Union, Pacific, Sullivan, St. Clair.
Does living in Franklin County change what I qualify for?
Not in our fit check, which uses only the amount, credit range, income and payments you enter, the same for a Franklin County resident as anyone. Lenders decide under fair-lending law.