1st Advantage MortgageFranklin County households have a median income of $65,151 and median rent of $843 a month (ACS 2020 to 2024). A loan makes sense only if its total cost beats your alternatives and the payment fits your budget. Check the lender's New York license first.
On this page
- Franklin County at a glance
- How much Franklin County households make
- How Franklin County residents earn a living
- Franklin County housing compared with New York
- Cities, towns and CDPs in Franklin County
- Franklin County and the counties next door
- Budget math at the Franklin County median
- People and households in Franklin County
- Borrowing situations common in Franklin County
- Steps before you apply in Franklin County
- Lender oversight for Franklin County
- Related local guides
- Frequently asked questions
Franklin County at a glance
Franklin County is home to about 46,696 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 50th most populous of 62 county-level areas in New York. Spread over 1,629 square miles, that works out to roughly 28.7 residents per square mile. Under the July 2023 OMB definitions, Franklin County is not part of any metropolitan area. The Census Bureau counts 10 places in the county (6 incorporated, 4 census-designated); the largest is Malone, with about 5,429 residents, or 12% of the county.
How much Franklin County households make
At $65,151, the typical Franklin County household income sits near the median U.S. county ($65,681).
| Yearly household income | Franklin County | Gap to New York |
|---|---|---|
| Under $35,000 | 26.9% | +4.8 pts |
| $35,000 to $99,999 | 43.7% | +9.8 pts |
| $100,000 to $199,999 | 23.8% | -3.0 pts |
| $200,000 or more | 5.5% | -11.5 pts |
Some 27% of households here live on less than $35,000 a year; 29% have six-figure incomes. Census counts 18.2% of Franklin County residents in poverty, against 14.0% across New York. The Gini index of income inequality is 0.425 (0 is perfect equality). For a borrower in Franklin County, the county median is only context: a lender looks at the income you can document, so pay stubs, benefit letters or tax returns matter more than any average.
How Franklin County residents earn a living
By the Census industry count, 35% of employed Franklin County residents work in education and health care and 14% in retail trade. Public administration stands out: 13% of workers here, versus 5% statewide. The survey's unemployment rate for Franklin County averages 3.9% over 2020 to 2024 (state: 6.4%). Long commutes are the exception here: 11% of workers spend 45 minutes or longer getting to work.
| Top industries | Franklin County share | +/- vs New York |
|---|---|---|
| Education and health care | 34.6% | +5.3 pts |
| Retail trade | 13.7% | +4.2 pts |
| Public administration | 13.3% | +8.5 pts |
| Arts, lodging and food service | 7.5% | -0.7 pts |
| Construction | 6.3% | +0.6 pts |
| Professional and administrative services | 5.8% | -7.5 pts |
A lender verifies what your own job pays. The county's industry mix tells you about the local economy, not about your application.
Franklin County housing compared with New York
Renters in Franklin County pay a median of $843 a month, 48% below the New York figure of $1,621. 37% of renting households spend 30% or more of income on rent, and 20% spend half or more. With a median value of $145,400, a typical Franklin County house costs 2.2 times what the median household earns in a year. The ownership rate is 73%.
| Cost | Franklin County | New York figure | Median county, U.S. |
|---|---|---|---|
| Median gross rent | $843/mo | $1,621/mo | $877/mo |
| Median home value | $145,400 | $423,800 | $185,300 |
| Owners | 73% | 54% | 75% |
| Rent-burdened renters | 37% | 52% | 45% |
| Burdened owners | 24% | 33% | n/a |
| Vacant units | 23% | 10% | 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.
Cities, towns and CDPs in Franklin County
The table lists the 10 largest of 10 Census places in Franklin County, by population. Together all 10 hold about 20,785 people, so roughly 55% of residents live outside any named place. Chateaugay has the highest median household income on the list ($79,643) and Akwesasne the lowest ($51,868), counting places with at least 500 residents. None of the 10 has its own city guide, so this page covers all of them.
| Town or CDP | Type | People | Median household income | Median gross rent | Miles from center |
|---|---|---|---|---|---|
| Malone | village | 5,429 | $60,548 | $839 | 18 mi |
| Saranac Lake | village | 4,965 | $61,967 | $853 | 21 mi |
| Akwesasne | CDP | 4,089 | $51,868 | $979 | 31 mi |
| Tupper Lake | village | 2,929 | $56,902 | $779 | 26 mi |
| Fort Covington | CDP | 1,041 | $68,750 | $547 | 28 mi |
| Chateaugay | village | 724 | $79,643 | $688 | 26 mi |
| Paul Smiths | CDP | 623 | n/a | n/a | 12 mi |
| Brushton | village | 504 | $54,635 | $673 | 19 mi |
| St. Regis Falls | CDP | 316 | $55,625 | $682 | 12 mi |
| Burke | village | 165 | $66,250 | $625 | 22 mi |
Franklin County and the counties next door
Nearest neighbors first, measured between county centers (32 to 65 miles). 5 of the six report a higher median household income than Franklin County; Grand Isle County is highest at $97,396 and St. Lawrence County lowest at $62,850. The list crosses into Vermont, where different lending rules and regulators apply.
| Adjacent area | How far | HH income (median) | Rent (median) | Owner share |
|---|---|---|---|---|
| Franklin County | - | $65,151 | $843/mo | 73% |
| Clinton County, NY | 32 mi | $71,224 | $1,003/mo | 69% |
| St. Lawrence County, NY | 38 mi | $62,850 | $818/mo | 72% |
| Essex County, NY | 43 mi | $71,661 | $934/mo | 77% |
| Grand Isle County, VT | 52 mi | $97,396 | $1,425/mo | 90% |
| Chittenden County, VT | 62 mi | $96,759 | $1,646/mo | 64% |
| Hamilton County, NY | 65 mi | $68,835 | $912/mo | 82% |
Budget math at the Franklin County median
How much room does a median Franklin County budget have? Take median income, subtract median rent, and check what is left under a few common debt-to-income limits.
- Monthly gross at the median, Franklin County: $5,429
- Median rent: $843, or 16 cents of every gross dollar
- With a 36% ceiling, about $1,112 remains for car, card, student and any new loan payments
- $1,492: what a 43% ratio leaves once rent is paid
If your rent is above $843, the room shrinks dollar for dollar.
People and households in Franklin County
College graduates make up 24% of the adult population. The uninsured rate is 5.7%, against 5.1% for New York.
| Measure | Franklin County | New York statewide | Typical U.S. county |
|---|---|---|---|
| Median age | 42.0 | 39.8 | 41.5 |
| Bachelor's or higher | 23.8% | 40.2% | 22.2% |
| No high school diploma | 13.2% | 12.0% | n/a |
| No health insurance | 5.7% | 5.1% | 7.8% |
| No vehicle | 10.6% | 29.2% | 5.4% |
| Work from home | 6.1% | 14.9% | 8.7% |
| Poverty rate | 18.2% | 14.0% | 13.2% |
| Unemployment (ACS) | 3.9% | 6.4% | 4.4% |
| Travel time to work | Workers |
|---|---|
| Under 15 min | 44.5% |
| 15 to 29 min | 33.5% |
| 30 to 44 min | 10.9% |
| 45 to 59 min | 5.3% |
| 60+ min | 5.8% |
Borrowing situations common in Franklin County
A few patterns in the Franklin County data, and the practical point behind each:
- 18% below poverty. Emergency aid, payment plans and counseling (list) come first.
- Debt consolidation. One fixed payment can save money only if the written APR and fees beat what you pay now (guide).
- Scams. A fee demanded before funding is a red flag; report it at ReportFraud.ftc.gov (spotting scams).
Steps before you apply in Franklin County
Quick steps for Franklin County:
- Write down what the expense costs; a smaller loan costs less.
- Compare the total repaid on every offer, not just the payment.
- Only work with lenders licensed for New York borrowers.
- Confirm the first due date before setting up autopay.
Lender oversight for Franklin County
Before sharing details with a lender, a Franklin County resident can confirm its license with the New York State Department of Financial Services. A CFPB complaint gets forwarded to the company for a response. Statewide data and rules: New York guide.
Related local guides
The New York guide covers the whole state.
Frequently asked questions
What does a typical Franklin County household make?
About $65,151 a year at the median (ACS 2020-24), 24% below the New York median.
What do renters pay in Franklin County?
$843 a month at the median, about 16% of median household income.
Does this page cover Malone?
Yes, along with the other 9 Census places in Franklin County, such as Saranac Lake, Akwesasne, Tupper Lake.
Does my county matter to the questionnaire?
Only your state does. Whether you live in Franklin County or elsewhere in New York, the same rules apply.
Is there a Franklin County office that licenses lenders?
No, licensing is statewide. In New York it is the New York State Department of Financial Services.