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Franklin County, PA

RANK #411 / 996  ·  POP 156,084  ·  PA

PROJECTED GROWTH: +1.0%

Franklin County sits in the middle of the pack — stable but not accelerating.

[01] Why Franklin County?

Franklin County, Pennsylvania, is known for its distinctive blend of history and natural beauty, with locals often highlighting its access to the Appalachian Trail and numerous trout streams. Located in south-central Pennsylvania, the county is about two hours from major metropolitan areas like Washington D.C. and Baltimore, and a shorter drive to Harrisburg. This proximity allows for a balance of small-town living with access to city amenities. The community feel is rooted in its historical past, with towns like Chambersburg, Greencastle, and Mercersburg offering glimpses into early American, Underground Railroad, and Civil War history. The landscape features rolling hills, farmlands, and dense woodlands, providing ample opportunities for outdoor recreation such as hiking, biking, fishing, and kayaking.

Life in Franklin County attracts families and retirees, drawn by its quality of life and access to outdoor activities. Commute options include personal vehicles, with Harrisburg being a popular destination for work, and public transit services like rabbittransit offering shared rides and microtransit in some areas. The county's economy is diverse, with a history in agriculture, manufacturing, and healthcare. Recent economic developments show continued investment in various sectors, including efforts to reuse existing properties for training and education, and support for agricultural growth. There is also ongoing discussion regarding new development, including data centers and solar farms. Local school districts, such as Chambersburg Area School District and Greencastle-Antrim School District, are recognized for their academic programs.

[02] Market Snapshot

Housing Ratio
5.4x

Above national median (4.7x)

GDP Growth
+2.7%

Above national median

Home Prices
+3.0%

Outpacing national median

Climate & Terrain
-0.6

Below-average climate & terrain

Price/Rent
15x

Above national median (13x)

Housing is fairly valued at 5.4x relative to local economic output. The typical U.S. county is 4–6x.

[03] Signal Profile

[04] Home Value Growth vs National

Franklin County U.S. National

The Numbers

DEMOGRAPHICS
Population
156,084
+0.32% YoY
Median Household Income
$71,808
Median Home Value
$222,000
+3.04% 12mo
Median Rent
$1,019
Average Annual Pay
$55,554
+4.5% YoY
Employment
60,414
+2.3% YoY
Income-to-Home-Value
0.3235
More affordable than average
Migration Inflow
2.23%
of pop. from another state

Market Activity

REAL ESTATE
Median Sale Price
$290,000
Days on Market
47
Moderate pace
Months of Supply
2.5
Seller's market
Sale-to-List Ratio
98.6%
Near asking price
Sold Above List
26.1%
Listings w/ Price Drops
25.9%
Building Permits (2024)
623
Single-Family Permits
478

Source: Redfin · Census BPS — Browse sales on Redfin →

[05] Capital Investment

$420M
TOTAL
PROJECT AMOUNT STATUS
Great Cove Solar I & II
AES Clean Energy
$220M Operating
Aspen Road Solar
Urban Grid
$100M Operating
EdenView Development
Habitat for Humanity of Franklin County
$50M Planned
Franklin County Bridge Infrastructure Management Plan
Franklin County
$50M Planned

Source: public records, news, corporate announcements. Amounts are estimates where noted.

[06] Score Breakdown

GDP Growth +2.7% 51 percentile
Population Growth +0.3% 43 percentile
Income Growth +8.3% 42 percentile
Vacancy Rate 0.6% 90 percentile
Home Price Change +3.0% 72 percentile
Rent Growth +2.8% 46 percentile
Price/Rent 15x 30 percentile

Bars show percentile rank among all 996 counties.

[07] Frequently Asked Questions

Is Franklin County, PA a good place to move to?

Franklin County has a Boom Town Index score of 59/100, ranking #411 among 996 U.S. counties. With job growth at +2.3% and a median household income of $71,808, it's an above-average county on economic indicators.

Is Franklin County affordable?

The median home value in Franklin County is $222,000 with median rent at $1,019/month. The income-to-home-value ratio is 0.3235, which is more affordable than the national average.

Is Franklin County growing or shrinking?

Population growth: +0.3% year-over-year. Job growth: +2.3%. Home values changed +3.0% in the past 12 months.

Are people moving to Franklin County?

Yes — 2.23% of Franklin County's population moved from another state, which is above the national average and indicates strong in-migration.

[08] Similar Metros

Payne County, OK 69 Williamson County, IL 69 Queen Anne's County, MD 69 Cattaraugus County, NY 69 Eaton County, MI 69 Salem County, NJ 69 Lancaster County, NE 69 Maverick County, TX 69