Side-by-side metrics and state or size-class ranks use the same Census and FBI fields shown on this profile. Results stay in the URL so you can bookmark or share them.
Place dossier plate
SheetNJ-EAST-FRANKLIN-NJ · East Franklin, NJ 10,281 pop · income 81st pct
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around East Franklin
Lowest/highest poles plus peers nearest East Franklin on median household income. Full ladder: /browse and /rankings.
median HH income
Watervliet · lowest
55,897
Watervliet · lowest
55,897 median HH income
22.5% of the leader · rank #1
Oro Valley · near
105,342
Oro Valley · near
105,342 median HH income
42.5% of the leader · rank #2
East Franklin · this city
105,363
East Franklin · this city
105,363 median HH income
42.5% of the leader · rank #3
Forestdale · near
105,368
Forestdale · near
105,368 median HH income
42.5% of the leader · rank #4
Sinking Spring · near
105,368
Sinking Spring · near
105,368 median HH income
42.5% of the leader · rank #5
Shirley · near
105,379
Shirley · near
105,379 median HH income
42.5% of the leader · rank #6
Blackwells Mi… · highest
248,149
Blackwells Mi… · highest
248,149 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income
Out-of-state nearest neighbors for East Franklin on ACS population and median household income
. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 10,281.
Nationally, East Franklin sits in the 81st percentile for household income among US cities with a population of 1,000 or more. Source: Census ACS.
81st
percentile, household income
74th
percentile, home value
94th
percentile, median rent
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: East Franklin, NJ
Census ACS 2023 estimates count 10,281 residents in East Franklin, a small town within New Jersey. East Franklin households earn a median of $105,363 annually, placing it in the top quartile of U.S. cities for household income, with a poverty rate of 4.4%. Home values in East Franklin run a median of $366,900, and the median resident age is 30.4 years. Educational attainment runs 24.8% of adults with a bachelor's degree or higher. Separately, 74.5% of working-age residents are in the labor force.
New Jersey carries a cost-of-living premium: on BEA's 100-equals-national-average cost index, New Jersey scores 108.8 (Well Above Average), per the 2024 Regional Price Parities release. Statewide, HUD pegs Fair Market Rent for a two-bedroom unit at $2,132 monthly. Monthly utility costs average around $275 across New Jersey, per EIA 2023 residential energy estimates. On FEMA's National Risk Index, this area rates 90.8 out of 100 for natural-hazard exposure (Very High).
A decision-led reading path
Useful questions to ask of East Franklin's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from comparison shortlist to housing and income to work and mobility; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For East Franklin, city-specific coverage includes commute-mode shares.
No matched row is reported here for annual population history, within-city Census tract profiles, matched public-school count, local building permits, FBI reported-crime rates; the page leaves those layers out instead of substituting a statewide or national value.
Question 1
Which cities make useful reference points for East Franklin?
Within New Jersey, the closest population matches are Blackwells Mills (10,220 residents, $248,149 income); Lake Hopatcong (10,383 residents, $111,614 income); Lake Hiawatha (10,406 residents, $101,500 income). Outside the state, the closest population matches in this dataset are Exeter, CA (10,280 residents); Watervliet, NY (10,285 residents); Flowery Branch, GA (10,286 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching.
How far does income reach against housing in East Franklin?
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.5 times median household income. The ACS poverty estimate is 4.4%, which keeps the citywide median from describing every household.
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Income and home value move within the same broad scale here. The useful next check is not a generic affordability label, but whether similar-size cities offer a materially different income, housing, or commute trade-off.
What does the journey to work look like in East Franklin?
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. No single mode completely explains the work trip here. The mix is more useful than a one-number commute grade, especially when comparing places where transit, walking, and remote work divide the non-driving share differently.
Driving alone is the largest reported mode at 54.8%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Household income B+
$105,363
Median household income vs U.S. cities (pop ≥1,000); ACS.
Poverty rate B-
4.4%
Share of residents below the poverty line; lower scores better on this axis.
Bachelor's+ share D
24.8%
Adults with a bachelor's degree or higher; ACS.
Cost of living F
108.8 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Violent crime N/A
N/A
No FBI UCR violent-crime rate for this place (coverage is incomplete).
East Franklin profile (scored ACS/FBI dimensions)Read the chart values
Household income: 79/100 (B+) · $105,363
Poverty rate: 69/100 (B-) · 4.4%
Bachelor's+ share: 48/100 (D) · 24.8%
Cost of living: 10/100 (F) · 108.8 index
How does East Franklin compare to other US cities?
Where East Franklin sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income81% higher than other cities
Home value74% pricier than other cities
Median rent94% pricier than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
How we calculate these percentiles & ranks
Each percentile compares East Franklin against every qualifying US city; each in-state rank narrows that to New Jersey only. Full formula and direction notes: methodology.
New Jersey-relative analysis
Median Gross Rent places East Franklin near the bottom of New Jersey's cities
Among the 686 New Jersey cities PlainCities tracks with reported median gross rent data, East Franklin ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares East Franklin only against its own state's cities, not the full US field.
Median Household Income
#329 of 659
50th percentile in New Jersey
Median Gross Rent
#1 of 686
0th percentile in New Jersey
Median Home Value
#386 of 672
43rd percentile in New Jersey
Poverty Rate
#263 of 680
60th percentile in New Jersey
Bachelor's Degree or Higher
#539 of 686
21st percentile in New Jersey
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within New Jersey only, not a livability score. See the methodology for the source and calculation.
Gauge source note
81st percentile nationally for median household income. Source: Census ACS 2023 / FBI UCR 2023.
How East Franklin's home value compares nationally
Median home value vs. every US city (population 1,000+)
$366,90026th percentilemore affordable than 26% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
East Franklin's home-value-to-income ratio: 3.5×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#8,903 of 15,516
More affordable than 43% of tracked cities (pop. 1,000+)
Size class
#1,478 of 3,317
Small cities (10,000–49,999)
At 3.5×, East Franklin sits in the moderate band:
national rank #8,903 of 15,516 and #1,478 of 3,317small cities (10,000–49,999).
Income and home value move in the same broad scale; check same-state peers before treating the multiple as an advantage or a warning.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$105,363East Franklin, NJ median household income (Census ACS)
Show U.S. national quintile / Lorenz context East Franklin, NJ median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for East Franklin, NJ.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)24.8%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)4.4%
Census ACS S1701, poverty status
Labor force participation (adults 16+)74.5%
Census ACS S2301, share of working-age residents in the labor force
Population
10,281
Median Income
$105,363
Median Home Value
$366,900
Median Age
30.4
Poverty Rate
4.4%
Labor force participation
74.5%
Bachelor's Degree+
24.8%
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
54.8%
Carpool
12.6%
Public Transit
1.4%
Walk
1.0%
Work from Home
11.7%
Other
18.5%
Based on 5,240 workers 16 and over.
Monthly Utility Costs
New Jersey statewide monthly utility average (EIA 2023): $275
EIA 2023 residential energy data puts average monthly utilities across New Jersey at $275 (electricity about $120 , water and sewer about $60 ).
These are New Jersey statewide averages, not a meter reading for East Franklin. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
New Jersey's BEA cost-of-living index is 108.8 (Well Above Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around East Franklin is $2,132/mo. FEMA's National Risk Index, averaged to New Jersey statewide on PlainCities, rates natural-hazard exposure at 90.8 / 100 (Very High).
Cost/risk geography note
Cost of living is a New Jersey statewide BEA average; rent is a county-level HUD Fair Market Rent for the county East Franklin sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How East Franklin compares to similar-size New Jersey cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.