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City · 11,084 residents · Bergen County, New Jersey

Franklin Lakes , New Jersey

In Franklin Lakes, a typical home is worth $1,264,000 and typical rent is $3,230 a month. Compared with all of Bergen County, the typical home value is 103% higher, typical household income is 89% higher, and the share of households that own their home is 24 points higher.

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  • Typical home value

    $1,264,000

    103% above the county

    178% above New Jersey

    • Franklin Lakes
    • Bergen
    • New Jersey

  • Typical rent

    $3,230a month

    69% above the county

    88% above New Jersey

    • Franklin Lakes
    • Bergen
    • New Jersey

  • Typical household income

    $235,795a year

    89% above the county

    128% above New Jersey

    • Franklin Lakes
    • Bergen
    • New Jersey

  • Households that own their home

    89%

    24 points above the county

    25 points above New Jersey

    • Franklin Lakes
    • Bergen
    • New Jersey

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$1,628,296
12.3% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Franklin Lakes is in Bergen County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Bergen County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Franklin Lakes apart

What this place has that others do not, from public data, most unusual first.

  1. The typical household income in Franklin Lakes is $235,795, 89% more than in Bergen County as a whole ($124,884).

  2. The typical home in Franklin Lakes is worth $1,264,000, 103% more than in Bergen County as a whole ($623,000).

  3. The typical rent in Franklin Lakes is $3,230 a month, 69% more than in Bergen County as a whole ($1,914).

  4. Nearby, in Oakland, the typical rent is $1,383: 57% less than in Franklin Lakes ($3,230).

  5. Nearby, in North Haledon, the typical home value is $547,600: 57% less than in Franklin Lakes ($1,264,000).

  6. 89% of households in Franklin Lakes own their home, against 65% in Bergen County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Franklin Lakes

What homes there are in Franklin Lakes, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Franklin Lakes, 9 in 10 homes are single-family detached houses; in Bergen County, 5.

Year built

Here half of the homes date from 1982 or later; in Bergen County, from 1960 or later.

In Franklin Lakes, 87% of homes have 3 bedrooms or more, more than in Bergen County (58%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

Owners with a mortgage

67%

Bergen County: 62%

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Franklin Lakes rose 34% since 2015–2019, about the same as in Bergen County (33%).

Since 2015–2019, the typical rent in Franklin Lakes rose 22%, less than in Bergen County (27%).

While home values in Franklin Lakes changed +34% and rent +22%, the typical household income rose 37%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureFranklin LakesBergen CountyNew JerseyUnited States
Rental vacancy Unreliable estimate3.0%3.5%5.5%
Homeowner vacancy Unreliable estimate0.6%0.7%0.9%
More than one person per room Unreliable estimate3.7%4.0%3.4%
People per household 2.912.682.622.53
Drive alone 52%59%62%69%
Carpool Unreliable estimate7%8%9%
Public transit 7%10%8%3%
Walk or bike Unreliable estimate3%3%3%
Work from home 32%19%17%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.91 on average, against 2.68 in Bergen County.

Working from home is more common in Franklin Lakes: 32%, against 19% in Bergen County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Franklin Lakes?

A typical home costs more than the typical income allows

We start with a typical home in Franklin Lakes, worth $1,264,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 54% of the typical household income in Franklin Lakes, which is $235,795 a year. For that payment to be 28% of income, a household would need to earn about $451,236 a year.

The calculator's FHA and conventional loan limits are those of all of Bergen County.

Your numbers

Local data
$

Starts at the typical home value in Franklin Lakes. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $44,240 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$10,529

at 7.18% · 30 years

Loan amount
$1,241,106
Total interest
$1,785,660
Paid off in
November 2056

Includes $21,346 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $5,502 a month

  • Tight

    $5,502 to $7,074 a month

  • Hard

    more than $7,074 a month

    Your payment · 54%

Compared with the typical household income in Franklin Lakes ($235,795 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$10,529
Principal & interest$8,408
Property tax$832
Home insurance$527
FHA mortgage insurance (MIP)$762

You need at least $44,240 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Franklin Lakes and Bergen County

Franklin Lakes is in Bergen County, New Jersey. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Franklin Lakes's own numbers

Typical home value
$1,264,000
Typical monthly rent
$3,230
Typical yearly household income
$235,795
Households that own their home
89%
Effective property tax rate
0.79%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Bergen County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,209,750
HUD fair market rent, 2 bedrooms
$2,282
Price change over 5 years (FHFA)
+52%
Homes in a high flood-risk zone
4%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Bergen County.

Everything about Bergen County

Buying

Buying a home in Franklin Lakes

A typical home in Franklin Lakes is worth $1,264,000: 103% above the county and 178% above New Jersey. With the typical household income in Franklin Lakes ($235,795 a year), a typical home costs 5.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Franklin Lakes 5.4 years
  • Bergen 5.0 years
  • New Jersey 4.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Bergen County

According to FHFA’s house price index, home prices in Bergen County rose 74% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Bergen County.

Period County New Jersey U.S.
Last year (2025) +6.8% +6.2% +2.9%
5 years (2020–2025) +52% +63% +47%
10 years (2015–2025) +74% +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Franklin Lakes next to Bergen County, New Jersey and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Franklin Lakes $1,264,000
  • Bergen $623,000
  • New Jersey $454,400
  • United States $332,700
Typical monthly rent
  • Franklin Lakes $3,230
  • Bergen $1,914
  • New Jersey $1,720
  • United States $1,413
Typical yearly household income
  • Franklin Lakes $235,795
  • Bergen $124,884
  • New Jersey $103,556
  • United States $80,734
See the full table
Franklin Lakes next to Bergen County and New Jersey
Measure Franklin Lakes Bergen County New Jersey U.S.
Typical home value $1,264,000 $623,000 $454,400 $332,700
Typical monthly rent $3,230 $1,914 $1,720 $1,413
Typical yearly household income $235,795 $124,884 $103,556 $80,734
Households that own their home 89% 65% 64% 65%
Typical yearly property tax $10,001 $10,001 $9,590 $3,119
Effective property tax rate 0.79% 1.61% 2.11% 0.94%
Renters with high rent for their income 63% 51% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Bergen County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Franklin Lakes

For a typical $1,264,000 home in Franklin Lakes, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Franklin Lakes's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $10,529a month

    Least cash to close
    Down payment
    $44,240
    Cash to close
    $82,160
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $762

  • Conventional, 5% down $10,094a month

    Down payment
    $63,200
    Cash to close
    $101,120
    Rate
    7.18%
    Mortgage insurance
    PMI · $600

  • Conventional, 20% down, no PMI $8,209a month

    Down payment
    $252,800
    Cash to close
    $290,720
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $9,378a month

    Down payment
    $189,600
    Cash to close
    $227,520
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Franklin Lakes and for Bergen County.

Property tax

Effective rate in Franklin Lakes

0.79%of the home’s value each year

$10,001 a year for the typical owner in Franklin Lakes.

  • Franklin Lakes 0.79%
  • Bergen 1.61%
  • New Jersey 2.11%

What New Jersey publishes ANCHOR, Senior Freeze and Stay NJ: one combined application (New Jersey Division of Taxation)

Exemptions and deadlines in New Jersey

Flood risk in Bergen County

FEMA does not publish these numbers by city: they are for all of Bergen County.

Homes in the high-risk zone
4%
10,177
Of those, with NFIP insurance
41%
County New Jersey U.S.
Homes in the high-risk zone 4% 6.7% 3.5%
Of those, with NFIP insurance 41% 63% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Franklin Lakes

Typical rent in Franklin Lakes is $3,230 a month: 69% above the county. In Franklin Lakes, 63% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Bergen County, by unit size. To pay the 2-bedroom one ($2,282 a month) without spending more than 30% of your income, you would need to earn $43.88 an hour working full time.

HUD fair market rent for all of Bergen County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,772 $34.08 $70,880
1 bedroom $1,987 $38.21 $79,480
2 bedrooms $2,282 $43.88 $91,280
3 bedrooms $2,771 $53.29 $110,840
4 bedrooms $3,497 $67.25 $139,880

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Franklin Lakes

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Franklin Lakes is in ZIP code 07417.

For 2 bedrooms it is $3,420: $1,138 more than the fair market rent for Bergen County ($2,282).

  • 07417 $3,420$4,150

A ZIP code counts for Franklin Lakes when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Franklin Lakes

HUD lists one building with rents for lower incomes in Franklin Lakes.

  • Franklin Lakes Supportive Housing Mccoy Road, Franklin Lakes 40 low-income homes

See all 74 buildings in Bergen County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Franklin Lakes

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 2 HUD-approved agencies with an office in Bergen County; none says it serves in Spanish.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in Franklin Lakes

No down payment, repair or rent-help program on our list is for Franklin Lakes or Bergen County. The ones below are statewide in New Jersey: they work in Franklin Lakes the same as in the rest of the state.

Which programs do I qualify for? All programs in New Jersey

Housing counselors near Franklin Lakes

The HUD-approved agencies closest to the center of Franklin Lakes, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Housing Authority of the City of Paterson

    60 Van Houten St, Paterson · 6 miles away

    • Budget and financial counseling
    • Pre-purchase counseling
    • and 1 more
    (973) 345-5085

  • Paterson Task Force for Community Action, Inc

    191 Market St, Paterson · 7 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    973-279-2333-135

  • Fair Housing Council of Northern New Jersey

    131 Main St Ste 140, Hackensack · 12 miles away

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 2 more
    (201) 489-3552

Every agency in Bergen County All counseling agencies in New Jersey

Help in Spanish near Franklin Lakes

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Franklin Lakes

HUD’s record names them for Franklin Lakes or Bergen County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of Bergen County Section 8 vouchers (201) 336-7600

6 other authorities have an office in Bergen County: see the list Source: HUD

Cities

Other cities in Bergen County

These cities are also in Bergen County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Bergen County Housing in New Jersey
See 38 more cities in Bergen County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Franklin Lakes, with the typical home value.

Neighboring counties

If Bergen County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Franklin Lakes.

All guides
Three generations of a family gather on the porch of their home.

Questions

Housing questions about Franklin Lakes

Short answers with the numbers for Franklin Lakes and all of Bergen County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Franklin Lakes?

The typical home value in Franklin Lakes is $1,264,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Bergen County it is $623,000.

How much does it cost to rent in Franklin Lakes?

Typical rent in Franklin Lakes is $3,230 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Bergen County is $2,282.

What is the FHA loan limit in Franklin Lakes?

Franklin Lakes uses the FHA limit for all of Bergen County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Franklin Lakes?

The typical homeowner in Franklin Lakes pays $10,001 a year, according to the U.S. Census Bureau. That is 0.79% of the home’s value; in Bergen County, the rate is 1.61%.

Where can I find free help to buy or rent in Franklin Lakes?

There are 2 HUD-approved counseling agencies with an office in Bergen County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).