Franklin County, New York: commercial real estate data.
Franklin County, New York has a population of 46,696 across 1,629 square miles, down 1.0 percent since the 2020 census base. County output reached $2.71 bn in 2024, 922 establishments operate here, and the SBA record carries 21 7(a) approvals worth $12.9 m.
126 sourced county values · tier FULL · 12 sections
Franklin County
How many people live in Franklin County
- Population46,696
- Households19,514
- Average household size2.39
- Median household income$65,151
- Median age42.0
- Median gross rent$843 per month
- Median owner-occupied home value$145,400
- Home value to household income2.2 times
- Annual rent as a share of median income15.5 percent
- Adults 25 and over with a bachelor degree or higher23.8 percent
- Adults 25 and over with a graduate degree11.4 percent
- Adults 25 and over33,658
- Population under 189,302
- Share under 1819.9 percent
- Population 65 and over9,120
- Share 65 and over19.5 percent
- Working age population, 18 to 6428,274
- Civilian labor force20,213
- Unemployment rate3.9 percent
- Labor force participation, adults 18 and over54.1 percent
- Rank by population among New York counties50th of 62
- Rank by population among US county-equivalents1065th
Franklin County is the 50th largest of 62 New York counties by population. A median home costs 2.2 times median household income, which is an affordable ownership market by national standards. Residents under 18 outnumber those 65 and over, at 19.9 percent against 19.5 percent, a household formation profile rather than a retirement one.
US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Franklin County
Is Franklin County growing
- Population change since the 2020 census base-0.99 percent
- Census 2020 base population47,559
- Births, 2024436
- Deaths, 2024548
- Natural change, 2024-112
- Net domestic migration, 2024871
- Net international migration, 202449
- Total net migration, 2024920
- Cumulative net domestic migration, 2021 to 202471
- Rank by growth among US county-equivalents2189th
The county has lost 0.99 percent of its population since the 2020 census base. Deaths exceeded births in 2024, so all of the growth came from people moving in. A market held up by migration alone 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.
Franklin County
Where people moving to Franklin County come from
- Tax returns filed by households arriving777
- People arriving, from those returns1,288
- Adjusted gross income arriving$45.3 m
- Net adjusted gross income movement$0
- Average income of an arriving household$58,291
- Largest single originFranklin County Non-migrants (17,070 households)
- Largest single destination (17,070 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Franklin County Non-migrants | 17,070 | 33,676 | $1.09 bn |
| Other flows - Different State | 279 | 496 | $18.0 m |
| Other flows - Same State | 184 | 270 | $12.4 m |
| Essex County | 124 | 188 | $7.3 m |
| Other flows - South | 105 | 197 | $6.2 m |
| St. Lawrence County | 101 | 196 | $3.9 m |
| Clinton County | 89 | 138 | $3.7 m |
| Other flows - Northeast | 88 | 160 | $6.8 m |
The largest single source of arrivals is Franklin County Non-migrants, 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.
Franklin County
What the Franklin County economy runs on
- County GDP, 2024$2.71 bn
- County GDP, 2023$2.55 bn
- GDP change, 2023 to 20246.3 percent
- GDP change over five years34.7 percent
- Rank by GDP among New York counties46th
- Rank by GDP among US county-equivalents1052nd
- GDP per resident$58,017
Output grew 6.3 percent in the latest year and 34.7 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.
Franklin County
Who employs people in Franklin County
- Covered employment, annual average17,453
- Establishments reporting1,108
- Average annual pay$68,442
- Average weekly wage$1,316
- Sector 62, employment3,665
- Sector 62, average annual pay$78,947
- Sector 44-45, employment1,855
- Sector 44-45, average annual pay$37,264
- Sector 72, employment1,121
- Sector 72, average annual pay$27,581
- Sector 23, employment562
- Sector 23, average annual pay$58,668
- Sector 56, employment403
- Sector 81, employment370
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Sector 62 | 3,665 | 110 | $78,947 |
| Sector 44-45 | 1,855 | 159 | $37,264 |
| Sector 72 | 1,121 | 111 | $27,581 |
| Sector 23 | 562 | 112 | $58,668 |
| Sector 56 | 403 | 32 | $51,240 |
| Sector 81 | 370 | 98 | $33,847 |
| Sector 61 | 368 | 7 | $41,358 |
| Sector 11 | 358 | 30 | $48,198 |
The largest sector is the biggest private employer group at 3,665 jobs, 21.0 percent of covered employment. Average pay per job exceeds median household income, which usually means single earner households and a wage base that can carry rent.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Franklin County
What businesses operate in Franklin County
- Establishments, all industries922
- Employment at those establishments10,317
- Annual payroll$502.0 m
- Establishments per 1,000 residents19.7
These are counts of establishments physically operating in the county, not listings, so they are the supply side a feasibility study measures demand against.
US Census Bureau, County Business Patterns, 2023.
Franklin County
What is being built in Franklin County
- Housing units authorised by permit, 2024130
- Declared construction value permitted$35.7 m
- Single family units authorised127
- Multifamily units authorised3
- Multifamily share of units2.3 percent
- Average declared value per unit$274,641
- Units authorised per 1,000 households6.7
Multifamily is 2.3 percent of units authorised, so the pipeline is predominantly for sale product.
US Census Bureau, Building Permits Survey, 2024 annual.
Franklin County
How much SBA lending happens in Franklin County
- 7(a) approvals recorded21
- 7(a) gross approval dollars$12.9 m
- Average 7(a) approval$614,871
- Median 7(a) approval$250,000
- 10th percentile approval$25,000
- 90th percentile approval$1,232,000
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)268
- Jobs per approval12.8
- Distinct 7(a) lenders active9
- Distinct industries receiving approvals18
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer23.8 percent
- Loans on real estate terms5
- Loans on working capital terms, 120 months or shorter14
- Franchise loans1
- Franchise share of approvals4.8 percent
- Leading industry by approval countFurniture Retailers (3)
- Most active lenderNewtek Bank, National Association (5)
- 504 approvals recorded3
- 504 gross approval dollars$850,000
- Average 504 approval$283,333
- Median 504 approval$199,000
- Distinct CDCs active1
- 504 jobs per approval1.7
- 504 jobs per million dollars approved5.9
- Most active CDCEmpire State Certified Development Corporation (3)
- 7(a) share of SBA approvals87.5 percent
- Combined SBA approval dollars$13.8 m
The average approval of $614,871 sits well above the median of $250,000, so a small number of large deals is pulling the mean up. The median is the better guide to what a typical borrower here actually gets. Only 23.8 percent of approvals run on real estate terms, so SBA credit here is mostly working capital and equipment rather than property acquisition.
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.
Franklin County
Do SBA loans in Franklin County get paid back
- Loans with a final outcome recorded3
- Paid in full3
- Charged off0
- Status: Cancelled2
- Status: Exempt from disclosure15
- Status: Paid in full3
- Status: Committed, not yet disbursed1
Too few loans have reached a final outcome to publish a charge off rate. only 3 resolved loans, too few to publish a rate. A rate computed on a handful of loans is noise, so none is shown.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Franklin County
Which parts of Franklin County get the lending
- Places in the county with recorded lending8
- MALONE, approvals8
- Tupper Lake, approvals5
- FORT COVINGTON, approvals2
- Saranac Lake, approvals2
- North Bangor, approvals1
- BURKE, approvals1
| Place | Approvals | Gross approval dollars |
|---|---|---|
| MALONE | 8 | $6,672,000 |
| Tupper Lake | 5 | $3,574,900 |
| FORT COVINGTON | 2 | $1,120,000 |
| Saranac Lake | 2 | $1,028,000 |
| North Bangor | 1 | $279,000 |
| BURKE | 1 | $68,400 |
| Lake Clear | 1 | $150,000 |
| BRAINARDSVILLE | 1 | $20,000 |
MALONE accounts for 8 approvals against 5 in Tupper Lake. County level figures average over that gap, which is why a site decision is made at the submarket rather than the county.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Franklin County
How big is Franklin County
- Land area1,629 sq mi
- Rank by land area among New York counties4th of 62
- Width, east to west40.2 mi
- Height, north to south62.6 mi
- Geographies sharing a boundary4
- Residents per square mile of land29
- Establishments per square mile0.57
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.
Franklin County
What hazards affect Franklin County
- EPA radon zone predicted average indoor radon screening level less than 2 pCi/LZone 3
- Communities in the NFIP Community Status Book24
- Of those, participating in the NFIP24
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
The EPA places the county in radon zone 3, a predicted average indoor radon screening level less than 2 pCi/L.
US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001. FEMA OpenFEMA, NFIP Community Status Book, Community Status Book, as retrieved.
Coverage
What this page does not hold.
Every item below could be filled with a plausible figure. None of them is. On a page a lender may read, a number that cannot be traced is worse than an absence, so the absences are named.
- Flood zone record counts are not held. The flood coverage export has not landed, so no count is shown rather than an estimated one.
- Traffic counts resolve in the platform, not in this dataset, so no AADT figure is printed here.
- Zoning is in build. Parcel level zoning is not published on this page.
Feasibility studies
When a Franklin 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 Franklin County site starts with the figures you are reading, carrying the same source and period into the credit file.
- Population46,696
- Households19,514
- Average household size2.39
- Median household income$65,151
- Median age42.0
Common questions
Franklin County questions, answered from the record.
How many people live in Franklin County, New York?
46,696, in 19,514 households, ranking 50th of 62 New York counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Franklin County growing?
The population has fallen 0.99 percent since the 2020 census base. In 2024 there were 436 births against 548 deaths, with net migration of 920. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Franklin County?
$65,151. The median owner-occupied home is valued at $145,400, which is 2.2 times income, and median gross rent is $843 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are there in Franklin County?
922 establishments, employing 10,317 people with an annual payroll of $502.0 m. These are establishments physically operating in the county, not listings. Source: US Census Bureau, County Business Patterns, 2023.
What is the average wage in Franklin County?
Average annual pay is $68,442, or $1,316 a week, across 17,453 covered jobs. Source: US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
How much SBA lending happens in Franklin County?
21 7(a) approvals totalling $12.9 m since FY2020, across 9 lenders, with a median approval of $250,000, plus 3 504 approvals worth $850,000. These are approvals recorded in the release, not loans disbursed.
What is being built in Franklin County?
130 housing units were authorised by permit in 2024, with a declared construction value of $35.7 m. Multifamily was 2.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Franklin County?
Zone 3, a predicted average indoor radon screening level less than 2 pCi/L. Source: US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Where do people moving to Franklin County come from?
The largest single origin is Franklin County Non-migrants, with 17,070 households. Arriving households report an average income of $58,291 against null for those leaving. Source: US Internal Revenue Service, Statistics of Income county migration flows, 2021 to 2022 filing years.
Are traffic counts available for Franklin 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 Franklin County?
Not yet. The zoning layer is in build. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame with confirm locally attached.