Franklin County, New York: commercial real estate data.
Franklin County, New York had an estimated 47,086 residents on July 1, 2024, down 1.0 percent since the 2020 census base of 47,559, across 1,629 square miles. 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 since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Franklin County
How many people live in Franklin County
- Population, American Community Survey 2020-202446,696
- 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-equivalents, Puerto Rico included1065th of 3,222
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 affordable 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's population growing?
- Population, July 1, 202447,086
- Census 2020 base population47,559
- Population change since the 2020 census base-0.99 percent
- Population change, 2023 to 2024810
- 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 of 3,144
The county has lost 0.99 percent of its population since the 2020 census base. Deaths exceeded births in 2024 and the population still grew, so all of the growth came from people moving in. A market held up by migration 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 are people moving to Franklin County from?
- Tax returns filed by households arriving777
- People arriving, from those returns1,288
- Tax returns filed by households leaving877
- Net household movement-100
- Adjusted gross income arriving$45.3 m
- Net adjusted gross income movement$-4.0 m
- Average income of an arriving household$58,291
- Average income of a leaving household$56,208
- Largest single originEssex County (124 households)
- Largest single destinationSt. Lawrence County (154 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Essex County | 124 | 188 | $7.3 m |
| St. Lawrence County | 101 | 196 | $3.9 m |
| Clinton County | 89 | 138 | $3.7 m |
Households arriving report $2,083 more average income than households leaving, so the migration is raising local spending power rather than just moving it around. The largest single source of arrivals is Essex County, 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 is the Franklin County economy?
- 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 the New York areas BEA publishes46th of 62
- Rank by GDP among the US county areas BEA publishes1052nd of 3,127
- 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
Employment by industry in Franklin County
- Covered employment, annual average17,453
- Establishments reporting1,108
- Average annual pay$68,442
- Average weekly wage$1,316
- Health care and social assistance, employment3,665
- Health care and social assistance, average annual pay$78,947
- Retail trade, employment1,855
- Retail trade, average annual pay$37,264
- Accommodation and food services, employment1,121
- Accommodation and food services, average annual pay$27,581
- Construction, employment562
- Construction, average annual pay$58,668
- Administrative and support and waste management services, employment403
- Other services, except public administration, employment370
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Health care and social assistance | 3,665 | 110 | $78,947 |
| Retail trade | 1,855 | 159 | $37,264 |
| Accommodation and food services | 1,121 | 111 | $27,581 |
| Construction | 562 | 112 | $58,668 |
| Administrative and support and waste management services | 403 | 32 | $51,240 |
| Other services, except public administration | 370 | 98 | $33,847 |
| Educational services | 368 | 7 | $41,358 |
| Agriculture, forestry, fishing and hunting | 358 | 30 | $48,198 |
Health care and social assistance is the largest private sector at 3,665 jobs, 21.0 percent of covered employment.
US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages.
Franklin County
How many businesses are 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. County Business Patterns counts private establishments with paid employees in March 2023, while the Quarterly Census of Employment and Wages above counts every unemployment-insured employer, public ones included, as a 2024 annual average, so the two establishment and employment counts differ.
US Census Bureau, County Business Patterns, 2023.
Franklin County
Building permits in Franklin County
- Housing units authorized by permit, 2024130
- Declared construction value permitted$35.7 m
- Single family units authorized127
- Multifamily units authorized3
- Multifamily share of units2.3 percent
- Average declared value per unit$274,641
- Units authorized per 1,000 households6.7
Single-family homes are 97.7 percent of units authorized, so the pipeline is predominantly single-family.
US Census Bureau, Building Permits Survey, 2024 annual.
Franklin County
SBA loans in Franklin County (7(a) and 504)
- 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)
- 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)
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$13.8 m
The average approval of $614,871 sits well above the median of $250,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here 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
SBA loan default and charge-off rates in 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
Only 3 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
Compare against the national and state SBA charge-off rates, computed the same way over resolved loans only.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Franklin County
SBA lending by place in Franklin County
- Borrower cities with recorded lending8
- Malone, approvals8
- Tupper Lake, approvals5
- Fort Covington, approvals2
- Saranac Lake, approvals2
- North Bangor, approvals1
- Lake Clear, approvals1
| Borrower city | 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 |
| Lake Clear | 1 | $150,000 |
| Burke | 1 | $68,400 |
| 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 large 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
Flood risk in Franklin County
- Communities in the county in the NFIP Community Status Book24
- Of those, participating in the NFIP24
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Franklin County, EPA zone predicted average indoor radon screening level less than 2 pCi/LZone 3
The EPA places Franklin County in radon zone 3, a predicted average indoor radon screening level less than 2 pCi/L. The zone is a screening prediction for the county and does not substitute for a test at an address. 100.0 percent of the county's listed communities participate in the National Flood Insurance Program, per Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26. US EPA, Map of Radon Zones, county spreadsheet, 2024-05 publication, EPA 402/A-16/001.
Coverage
What this page does not hold.
Traffic counts, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
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.
- Population, American Community Survey 2020-202446,696
- 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?
The Census Bureau estimates 47,086 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 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's population growing?
The population has fallen 0.99 percent since the 2020 census base of 47,559, to 47,086 on July 1, 2024. 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 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 employment by industry in Franklin County?
Health care and social assistance is the largest private sector at 3,665 jobs, 21.0 percent of covered employment. Covered employment averages 17,453 jobs at an average annual pay of $68,442, or $1,316 a week. 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 totaling $12.9 m since FY2020, across 9 lenders, with a median approval of $250,000, plus 3 504 approvals worth $850,000 since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Franklin County?
130 housing units were authorized 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 Essex County, with 124 households. Arriving households report an average income of $58,291 against $56,208 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?
No. Nothing on this page presents parcel level zoning, and where a statutory framework applies it is marked as the statewide frame, to be confirmed locally.
Franklin County
Cities and places in Franklin.
10 Census places lie wholly or partly in Franklin County. All 10 carry enough published place level data for a page of their own and are linked.
| Place | Type | Population | SBA 7(a) approvals, projects in this county | Lies in |
|---|---|---|---|---|
| Malone | village | 5,429 | 8 | Wholly in this county |
| Saranac Lake | village | 4,965 | 2 | 59.7 percent here, 40.3 percent Essex County |
| Akwesasne | CDP | 4,089 | None recorded | 65.5 percent here, 34.5 percent St. Lawrence County |
| Tupper Lake | village | 2,929 | 5 | Wholly in this county |
| Fort Covington | CDP | 1,041 | 2 | Wholly in this county |
| Chateaugay | village | 724 | None recorded | Wholly in this county |
| Paul Smiths | CDP | 623 | None recorded | Wholly in this county |
| Brushton | village | 504 | None recorded | Wholly in this county |
| St. Regis Falls | CDP | 316 | None recorded | Wholly in this county |
| Burke | village | 165 | 1 | Wholly in this county |
A further 3 of the county's 21 SBA 7(a) approvals are to borrowers in cities that match no Census place in Franklin County, the largest being North Bangor (1), Lake Clear (1), Brainardsville (1). Those are postal cities, unincorporated areas and cities outside the county, so no place row claims them; they are counted in the county total above.
Nearby