HomePennsylvaniaFranklin County
Franklin County, Pennsylvania: commercial real estate data.
Franklin County, Pennsylvania had an estimated 159,285 residents on July 1, 2024, up 2.1 percent since the 2020 census base of 155,948, across 772 square miles. County output reached $8.38 bn in 2024, 3,111 establishments operate here, and the SBA record carries 73 7(a) approvals worth $25.7 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 2020-2024157,379
- Households63,510
- Average household size2.48
- Median household income$77,003
- Median age42.1
- Median gross rent$1,093 per month
- Median owner-occupied home value$249,800
- Home value to household income3.2 times
- Annual rent as a share of median income17.0 percent
- Adults 25 and over with a bachelor degree or higher24.7 percent
- Adults 25 and over with a graduate degree10.1 percent
- Adults 25 and over111,277
- Population under 1834,556
- Share under 1822.0 percent
- Population 65 and over31,775
- Share 65 and over20.2 percent
- Working age population, 18 to 6491,048
- Civilian labor force78,493
- Unemployment rate4.0 percent
- Labor force participation, adults 18 and over63.9 percent
- Rank by population among Pennsylvania counties23rd of 67
- Rank by population among US county-equivalents, Puerto Rico included441st of 3,222
Franklin County is the 23rd largest of 67 Pennsylvania counties by population. A median home costs 3.2 times median household income, which is moderately unaffordable by national standards. Residents under 18 outnumber those 65 and over, at 22.0 percent against 20.2 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, 2024159,285
- Census 2020 base population155,948
- Population change since the 2020 census base2.14 percent
- Population change, 2023 to 20241,231
- Births, 20241,709
- Deaths, 20241,755
- Natural change, 2024-46
- Net domestic migration, 2024866
- Net international migration, 2024414
- Total net migration, 20241,280
- Cumulative net domestic migration, 2021 to 20243,076
- Rank by growth among US county-equivalents1125th of 3,144
The county has grown 2.14 percent 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 arriving3,156
- People arriving, from those returns5,624
- Tax returns filed by households leaving3,056
- Net household movement100
- Adjusted gross income arriving$191.5 m
- Net adjusted gross income movement$11.1 m
- Average income of an arriving household$60,663
- Average income of a leaving household$59,006
- Largest single originWashington County (473 households)
- Largest single destinationCumberland County (565 households)
| Origin | Households | People | Adjusted gross income |
|---|---|---|---|
| Washington County | 473 | 837 | $23.0 m |
| Cumberland County | 454 | 799 | $22.3 m |
| Adams County | 169 | 296 | $8.9 m |
| Frederick County | 125 | 215 | $8.3 m |
| Berkeley County | 88 | 166 | $4.7 m |
| York County | 84 | 138 | $4.6 m |
| Dauphin County | 74 | 146 | $3.7 m |
| Fulton County | 73 | 129 | $3.6 m |
Households arriving report $1,657 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 Washington 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$8.38 bn
- County GDP, 2023$7.95 bn
- GDP change, 2023 to 20245.4 percent
- GDP change over five years31.2 percent
- Rank by GDP among the Pennsylvania areas BEA publishes22nd of 67
- Rank by GDP among the US county areas BEA publishes509th of 3,127
- GDP per resident$53,238
Output grew 5.4 percent in the latest year and 31.2 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 average60,414
- Establishments reporting3,466
- Average annual pay$55,554
- Average weekly wage$1,068
- Manufacturing, employment8,715
- Manufacturing, average annual pay$70,960
- Transportation and warehousing, employment8,514
- Transportation and warehousing, average annual pay$59,593
- Health care and social assistance, employment8,499
- Health care and social assistance, average annual pay$56,818
- Retail trade, employment7,364
- Retail trade, average annual pay$33,282
- Accommodation and food services, employment4,403
- Administrative and support and waste management services, employment2,581
| Sector | Employment | Establishments | Average annual pay |
|---|---|---|---|
| Manufacturing | 8,715 | 212 | $70,960 |
| Transportation and warehousing | 8,514 | 149 | $59,593 |
| Health care and social assistance | 8,499 | 464 | $56,818 |
| Retail trade | 7,364 | 446 | $33,282 |
| Accommodation and food services | 4,403 | 290 | $20,558 |
| Administrative and support and waste management services | 2,581 | 175 | $42,732 |
| Construction | 2,433 | 312 | $65,747 |
| Other services, except public administration | 2,031 | 348 | $33,485 |
Manufacturing is the largest private sector at 8,715 jobs, 14.4 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 industries3,111
- Employment at those establishments52,942
- Annual payroll$2.57 bn
- Establishments per 1,000 residents19.8
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, 2024623
- Declared construction value permitted$169.0 m
- Single family units authorized478
- Multifamily units authorized145
- Multifamily share of units23.3 percent
- Average declared value per unit$271,290
- Units authorized per 1,000 households9.8
Single-family homes are 76.7 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 recorded73
- 7(a) gross approval dollars$25.7 m
- Average 7(a) approval$351,559
- Median 7(a) approval$100,000
- 10th percentile approval$25,000
- 90th percentile approval$725,020
- Largest single approval$5,000,000
- Jobs reported supported, 7(a)886
- Jobs per approval12.1
- Distinct 7(a) lenders active22
- Distinct industries receiving approvals46
- Median 7(a) term120 months
- Share of loans on real estate terms, 240 months or longer8.2 percent
- Loans on real estate terms6
- Loans on working capital terms, 120 months or shorter65
- Franchise loans8
- Franchise share of approvals11.0 percent
- Leading industry by approval countLimited-Service Restaurants (7)
- Most active lenderManufacturers and Traders Trust Company (34)
- 504 approvals recorded14
- 504 gross approval dollars$15.0 m
- Average 504 approval$1,073,429
- Median 504 approval$671,000
- Distinct CDCs active7
- 504 jobs per approval9.4
- 504 jobs per million dollars approved8.8
- Combined SBA approval dollars, 7(a) FY2020 to FY2026 and 504 FY2010 to FY2026$40.7 m
The average approval of $351,559 sits well above the median of $100,000, pulled up by a few larger deals, so the median is the better guide to what a typical borrower here gets. Only 8.2 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 recorded13
- Paid in full12
- Charged off1
- Status: Paid in full12
- Status: Exempt from disclosure45
- Status: Cancelled6
- Status: Committed, not yet disbursed9
- Status: Charged off1
Only 13 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 lending12
- Chambersburg, approvals36
- Waynesboro, approvals20
- Greencastle, approvals6
- Mercersburg, approvals3
- Fayetteville, approvals1
- Chamdersburg, approvals1
| Borrower city | Approvals | Gross approval dollars |
|---|---|---|
| Chambersburg | 36 | $12,284,800 |
| Waynesboro | 20 | $3,471,700 |
| Greencastle | 6 | $1,435,500 |
| Mercersburg | 3 | $844,100 |
| Fayetteville | 1 | $5,000,000 |
| Chamdersburg | 1 | $2,210,000 |
| Fannettsburg | 1 | $200,000 |
| Shippensburg | 1 | $127,700 |
| 4 other borrower cities | 4 | $90,000 |
Chambersburg accounts for 36 approvals against 20 in Waynesboro. 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 area772 sq mi
- Rank by land area among Pennsylvania counties27th of 67
- Width, east to west34 mi
- Height, north to south39.3 mi
- Geographies sharing a boundary8
- Residents per square mile of land204
- Establishments per square mile4.03
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 Book21
- Of those, participating in the NFIP21
- NFIP participation rate100.0 percent
- Communities carrying a CRS class0
- Radon levels in Franklin County, EPA zone predicted average indoor radon screening level greater than 4 pCi/LZone 1
The EPA places Franklin County in radon zone 1, a predicted average indoor radon screening level greater than 4 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 2020-2024157,379
- Households63,510
- Average household size2.48
- Median household income$77,003
- Median age42.1
Common questions
Franklin County questions, answered from the record.
How many people live in Franklin County, Pennsylvania?
The Census Bureau estimates 159,285 residents on July 1, 2024 (US Census Bureau, Population Estimates Program, Vintage 2024). The American Community Survey 2020-2024 five-year estimate is 157,379, in 63,510 households, ranking 23rd of 67 Pennsylvania counties. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
Is Franklin County's population growing?
The population has grown 2.14 percent since the 2020 census base of 155,948, to 159,285 on July 1, 2024. In 2024 there were 1,709 births against 1,755 deaths, with net migration of 1,280. Source: US Census Bureau, Population Estimates Program, Vintage 2024, Vintage 2024, estimates 2020 to 2024.
What is the median household income in Franklin County?
$77,003. The median owner-occupied home is valued at $249,800, which is 3.2 times income, and median gross rent is $1,093 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, 2020-2024 5-year.
How many businesses are in Franklin County?
3,111 establishments, employing 52,942 people with an annual payroll of $2.57 bn. 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?
Manufacturing is the largest private sector at 8,715 jobs, 14.4 percent of covered employment. Covered employment averages 60,414 jobs at an average annual pay of $55,554, or $1,068 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?
73 7(a) approvals totaling $25.7 m since FY2020, across 22 lenders, with a median approval of $100,000, plus 14 504 approvals worth $15.0 m since FY2010. These are approvals recorded in the release, not loans disbursed.
How many building permits were issued in Franklin County?
623 housing units were authorized by permit in 2024, with a declared construction value of $169.0 m. Multifamily was 23.3 percent of units. Source: US Census Bureau, Building Permits Survey, 2024 annual.
What is the radon zone for Franklin County?
Zone 1, a predicted average indoor radon screening level greater than 4 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 Washington County, with 473 households. Arriving households report an average income of $60,663 against $59,006 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.
17 Census places lie wholly or partly in Franklin County. All 17 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 |
|---|---|---|---|---|
| Chambersburg | borough | 22,319 | 36 | Wholly in this county |
| Waynesboro | borough | 11,047 | 20 | Wholly in this county |
| Shippensburg | borough | 5,620 | 1 | 35.0 percent here, 65.0 percent Cumberland County |
| Greencastle | borough | 4,222 | 6 | Wholly in this county |
| Guilford | CDP | 3,919 | None recorded | Wholly in this county |
| Wayne Heights | CDP | 3,293 | None recorded | Wholly in this county |
| State Line | CDP | 3,111 | None recorded | Wholly in this county |
| Fayetteville | CDP | 2,593 | 1 | Wholly in this county |
| Mercersburg | borough | 1,725 | 3 | Wholly in this county |
| Mont Alto | borough | 1,632 | None recorded | Wholly in this county |
| Scotland | CDP | 1,492 | None recorded | Wholly in this county |
| Pen Mar | CDP | 1,171 | None recorded | Wholly in this county |
| Blue Ridge Summit | CDP | 922 | 1 | Wholly in this county |
| Marion | CDP | 878 | None recorded | Wholly in this county |
| Fort Loudon | CDP | 854 | None recorded | Wholly in this county |
| Rouzerville | CDP | 573 | None recorded | Wholly in this county |
| Orrstown | borough | 287 | None recorded | Wholly in this county |
A further 5 of the county's 73 SBA 7(a) approvals are to borrowers in cities that match no Census place in Franklin County, the largest being Chamdersburg (1), Fannettsburg (1), Willow Hill (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.