Franklin County, NY Average Home Price (2026)
The average home price in Franklin County, New York is about $164,500 (the 2026 median across 18 ZIP codes, at ~$153/sq ft) — 51% more affordable than the New York median and 43% more affordable than the typical U.S. home.
How Franklin County compares
Franklin County is relatively affordable for housing nationally: its typical home costs $164,500 against $333,000 for New York and $289,000 for the U.S. Within the county, ZIP-level values run from about $123,000 to $431,000.
| Area | Typical value | $ / sq ft |
|---|---|---|
| Franklin County | $164,500 | $153 |
| New York | $333,000 | $241 |
| United States | $289,000 | $193 |
Franklin County home prices by ZIP code
The 15 most valuable ZIP codes in Franklin County (of 18 with data):
| ZIP code | Typical value | $ / sq ft | vs county |
|---|---|---|---|
| 12976 Rainbow Lake | $431,000 | $387 | +162% |
| 12983 Saranac Lake | $349,000 | $255 | +112% |
| 12970 Paul Smiths | $331,000 | $213 | +101% |
| 12945 Lake Clear | $312,000 | $493 | +90% |
| 12913 Bloomingdale | $261,000 | $200 | +59% |
| 12989 Vermontville | $256,000 | $259 | +56% |
| 12986 Tupper Lake | $219,000 | $184 | +33% |
| 12920 Chateaugay | $168,000 | $114 | +2% |
| 12917 Burke | $165,000 | $68 | +0% |
| 12969 Owls Head | $164,000 | $283 | +0% |
| 12926 Constable | $151,000 | $172 | -8% |
| 12953 Malone | $147,000 | $109 | -11% |
| 12966 North Bangor | $146,000 | $114 | -11% |
| 12916 Brushton | $141,000 | $133 | -14% |
| 12914 Bombay | $130,000 | $71 | -21% |
Home value appreciation in Franklin County
Home prices in Franklin County have risen about 76% over the last 10 years (≈5.8% a year) and +98.9% over 20 years, according to the FHFA house price index through 2025. The most recent year came in at +5.3% — still rising. A home worth $164,500 today was worth roughly $93,360 ten years ago.
See where that trend takes a specific home with the home appreciation calculator — statewide, New York is +85.6% over the same 10 years. Past appreciation is a track record, not a forecast; local prices can fall.
Calculators for Franklin County
Run the numbers for Franklin County with the local rates already filled in — change any input to test your own situation.
Salary needed to buy a home in Franklin County
To buy the typical $164,500 home in Franklin County with 20% down, you need a household income of roughly $45,000 a year (about $1,040 a month for the mortgage, taxes, and insurance). With 10% down the bar rises to about $53,000, because the loan is bigger and mortgage insurance kicks in.
| Down payment | Cash down | Monthly payment | Income needed |
|---|---|---|---|
| 5% (+PMI) | $8,200 | $1,300/mo | $56,000/yr |
| 10% (+PMI) | $16,500 | $1,240/mo | $53,000/yr |
| 20% | $32,900 | $1,040/mo | $45,000/yr |
Assumes a 30-year fixed mortgage at 6.5%, property tax at 1.1% and insurance at 0.45% of value per year, PMI of 0.75% on loans with less than 20% down, and the standard 28% housing-to-income rule. Your rate, taxes, and HOA will move these — run your own numbers in the mortgage calculator.
What your budget buys in Franklin County
At about $153 per square foot, here is roughly how much home different budgets get you in Franklin County:
| Budget | Approx. size | What that looks like locally |
|---|---|---|
| $150k | 980 sq ft | around the typical home here |
| $200k | 1310 sq ft | around the typical home here |
| $250k | 1630 sq ft | above the median — larger homes or the pricier ZIPs |
| $300k | 1960 sq ft | above the median — larger homes or the pricier ZIPs |
Wondering where that budget goes further? The relocation calculator ranks hundreds of U.S. cities by what the same money buys — it opens filtered to New York.
Estimate a specific home in Franklin County
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Franklin County home prices: frequently asked
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Browse all New York cities and counties, or look up price per square foot by ZIP code nationwide.
Directional estimates from public market data (Realtor.com & Zillow research; FHFA house price index; Census ZIP-to-county relationships), not appraisals.