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County in New York

Franklin County, New York

Franklin County is a county in New York with 46,696 residents, No. 50 of 62 by population. In Franklin County, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $145,400. To rent a 2-bedroom apartment at Fair Market Rent ($1,014 a month) without going over 30% of your income, you need to earn about $19.50 an hour.

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  • Typical home price

    $145,400

    −66% vs. New York −56% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Franklin
    • New York
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,014 a month

    −58% vs. New York −42% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Franklin
    • New York
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Franklin
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.68% of value per year

    +8% vs. New York +79% vs. U.S.

    $2,440 a year for the typical owner

    • Franklin
    • New York
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$178,454
7.6% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Franklin County today?

With an FHA loan and the minimum down payment, a typical home would cost about $1,296 a month: 24% of the typical household income here. The typical home value is 66% less than in New York overall. 73% of households own their home, more than in New York (54%). The typical property tax is $2,440 a year (about 1.68% of home value), lower than in New York.

37% of renter households spend 30% or more of their income on housing, less than in New York (52%).

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

Only here

What sets Franklin County apart

  1. At 37%, Franklin County ranks 2nd among the 62 counties in New York for the smallest share of rent-burdened renters.

  2. Nearby, in St. Lawrence County, the typical home value is $121,900: 16% less than in Franklin County ($145,400).

  3. From 2020 to 2025, home prices in Franklin County rose 57% on FHFA's index, faster than in New York (52%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Franklin County

What homes there are in Franklin County, 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

Detached houses, standing on their own, make up 70% of homes here, against 41% in New York.

Mobile homes are 12% of homes in Franklin County, more than in New York (2%).

Year built

Homes in Franklin County are newer: the typical year built is 1967; in New York, 1959.

Homes in Franklin County are bigger: 60% have 3 bedrooms or more; in New York, 49%.

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

By price, most homes in Franklin County sit under the FHA limit for this county ($541,287): about 94%.

Monthly rent with utilities

By rent, most homes in Franklin County cost less than HUD's 2-bedroom fair market rent ($1,014): about 74%.

With a mortgage

$1,391 a month

New York: $2,555 a month

Without a mortgage

$532 a month

New York: $958 a month

Owners with a mortgage

47%

New York: 58%

In Franklin County, 47% of owners have a mortgage, and their typical cost is $1,391 a month, against $2,555 in New York. Without one it drops to $532.

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

Much as in New York, the typical home value in Franklin County rose 34% since 2015–2019.

The typical rent in Franklin County rose 20% over the same time; in New York, it rose 27%.

To compare: typical income in Franklin County rose 29%; the home, +34%; the rent, +20%.

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 CountyNew YorkUnited States
Rental vacancy Unreliable estimate3.8%5.5%
Homeowner vacancy Unreliable estimate1.1%0.9%
More than one person per room 1.3%5.3%3.4%
People per household 2.182.492.53
Drive alone 75%49%69%
Carpool 11%6%9%
Public transit Unreliable estimate22%3%
Walk or bike 6%6%3%
Work from home 6%15%15%
Other means Unreliable estimate2%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

Fewer households are short on space in Franklin County: 1.3% have more than one person per room; in New York, 5.3%.

Fewer people live in each home here: 2.18 on average, against 2.49 in New York.

Carpooling is common in Franklin County: 11% of workers get to work that way, against 6% in New York.

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 in Franklin County?

A typical home is within reach of the typical income

We start with a typical home of $145,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 24% of the typical household income here, which is $65,151 a year.

Your numbers

Local data
$

Starts at the typical home value in Franklin County. 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 $5,089 (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

$1,296

at 7.18% · 30 years

Loan amount
$142,766
Total interest
$205,407
Paid off in
November 2056

Includes $2,455 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,520 a month

    Your payment · 24%

  • Tight

    $1,520 to $1,955 a month

  • Hard

    more than $1,955 a month

Compared with the typical household income in Franklin County ($65,151 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,296
Principal & interest$967
Property tax$204
Home insurance$61
FHA mortgage insurance (MIP)$64

You need at least $5,089 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.

Buying a home

Buying a home in Franklin County

Here you'll see how prices have changed, how Franklin County compares with New York and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Franklin County rose 76% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here New York United States
In 2025 +5.3% +6.0% +2.9%
5 years (2020–2025) +57% +52% +47%
10 years (2015–2025) +76% +86% +85%
See each year's change

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

Franklin County compared with New York and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Franklin $145,400
  • New York $423,800
  • United States $332,700
Typical rent a month
  • Franklin $843
  • New York $1,621
  • United States $1,413
Typical household income a year
  • Franklin $65,151
  • New York $85,974
  • United States $80,734
See the full table
Franklin compared with New York and the United States
MeasureHereNew YorkU.S.
Residents46,69619,852,366334,922,499
Typical home value$145,400$423,800$332,700
Typical household income$65,151$85,974$80,734
Typical rent$843$1,621$1,413
Fair Market Rent (2 bedrooms)$1,014$2,402$1,750
Hourly wage to rent a 2-bedroom$19.50$46.19$33.65
Typical property tax$2,440$6,582$3,119
Effective tax rate1.68%1.55%0.94%
Households that own their home73%54%65%
Renters spending 30% or more on rent37%52%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: New York shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Franklin County

For a typical $145,400 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,296 $5,089 $142,766 7.18% FHA MIP · $64 $9,451 580
Conventional, 5% down $1,269 $7,270 $138,130 7.18% PMI · $69 $11,632 620*
Conventional, 20% down, no PMI $1,052 $29,080 $116,320 7.18% None $33,442 620*
ITIN, 15% down (example) $1,187 $21,810 $123,590 8.18% None $26,172 Set by the lender
  • 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? Closing costs

Loan limits

FHA loans in Franklin County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Franklin County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Franklin County, the typical owner pays $2,440 a year: about 1.68% of the home's value. That is more than the rest of New York and more than the national average.

  • Franklin 1.68%
  • New York 1.55%
  • United States 0.94%

What New York publishes Basic STAR school tax relief (New York State Department of Taxation and Finance)

Exemptions and deadlines in New York

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in Franklin County. That does not mean there is no risk: some areas have no map. Check your address.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Franklin County

The natural hazards FEMA measures in Franklin County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Franklin County is relatively low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

The loss FEMA expects each year in Franklin County from all natural hazards is $14.3 million, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $10.7 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively low $10.7 million a year
  2. EarthquakeRelatively low $1.2 million a year
  3. HurricaneVery low $120,828 a year
  4. Winter weatherRelatively low $63,996 a year
  5. TornadoVery low $54,152 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Franklin County in zone 6A: cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$32.03$21.71 and $47.94
Plumbers, pipefitters and steamfitters$29.96$21.62 and $55.03
Heating, air conditioning and refrigeration mechanics$28.88$21.59 and $45.09
Roofers$29.77$23.83 and $36.66
Carpenters$28.15$22.22 and $36.76
Painters, construction and maintenance$27.84$21.76 and $48.93
Maintenance and repair workers, general$23.15$16.97 and $35.58

According to BLS, an electrician earns about $32.03 an hour in the Capital/Northern New York nonmetropolitan area; a plumber, about $29.96.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Franklin County

The typical rent in Franklin County is $843 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

37% of renter households in Franklin County spend 30% or more of their income on housing. 20% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $706 $13.58 $28,240
1 bedroom $860 $16.54 $34,400
2 bedrooms $1,014 $19.50 $40,560
3 bedrooms $1,209 $23.25 $48,360
4 bedrooms $1,415 $27.21 $56,600

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

Free help in Franklin County

Programs and counseling in Franklin County

We didn't find HUD-approved agencies with an office in this county. This is the nearest one; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A mother holding her baby watches her daughter blow bubbles outdoors.

HUD counseling is free or low-cost

New York down payment programs

  1. SONYMA Down Payment Assistance Loan (DPAL)

    SONYMA second loan with no interest, forgiven after ten years, for the down payment with a SONYMA mortgage in New York

    The source does not say whether you must be a first-time buyer. Run by State of New York Mortgage Agency (SONYMA).

    Forgivable Verified November 5, 2026

  2. Achieving the Dream

    SONYMA mortgage at a very low fixed rate for low-income first-time buyers in New York, with a minimal down payment

    First-time buyers only. Run by State of New York Mortgage Agency (SONYMA).

    Forgivable Verified November 5, 2026

Which programs do I qualify for? See all New York programs

Help in Spanish in Franklin County

None of the 1 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Harrietstown Housing Authority Public housing and Section 8 vouchers (518) 891-3050
  • Malone Housing Authority Public housing (518) 483-3070

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Friends of the North Country

    1387 Hardscrabble Rd, Cadyville · 30 miles away

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 4 more
    (518) 293-5045
See every agency in New York

Places

Cities in Franklin County

This site has no city pages of Franklin County. The neighboring counties are below.

See all 1 cities of Franklin County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Franklin County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Franklin County in 2026?

Franklin County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Franklin County?

Franklin County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Franklin County?

The typical home value in Franklin County is $145,400 (Average 2020–2024, U.S. Census). Across New York it's $423,800.

How much does it cost to rent in Franklin County?

Franklin County has a typical rent of $843 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,014 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Franklin County?

About $19.50 an hour working full time (2,080 hours a year), or $40,560 a year, so the fair market rent of $1,014 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).