City profile · New Jersey · Census ACS 2023

Franklin Lakes, NJ

Population, income, housing, safety, climate and schools for Franklin Lakes - drawn straight from Census ACS, FBI UCR, NOAA, NCES, HUD and FEMA, refreshed on the 2024–2025 release cycle.

11,011
Residents
$230,987
Median income
$1,217,500
Median home
$2,324
Median rent (state)

Franklin Lakes - the verdict

Out of every US city with 1,000+ residents, Franklin Lakes places in the 99th percentile for household income and the 89th percentile for safety. Source: Census ACS + FBI UCR.

99th
percentile, household income
98th
percentile, home value
89th
percentile, median rent
89th
percentile, safety
📝 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: Franklin Lakes, NJ

Franklin Lakes is a small town in New Jersey, home to 11,011 residents per U.S. Census Bureau ACS 2023 estimates. Median household income here is $230,987 per year, placing it in the top quartile of U.S. cities for household income, with a poverty rate of 3.4%. Home values in Franklin Lakes run a median of $1,217,500, and the median resident age is 46.9 years. 78.9% of adults here have a bachelor's degree or higher; 56.4% of working-age residents are in the labor force.

Housing supply pressure shows in Census Building Permit Survey data: 52 residential units were authorized in 2024 (Construction Slowdown), down 32% from five years earlier. Franklin Lakes reports a comparatively low crime rate: FBI UCR figures show 400.0 crimes per 100,000 residents, below the national average (reporting is voluntary across agencies, so treat this as reporting activity rather than a definitive danger score).

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. A typical two-bedroom carries a HUD Fair Market Rent of $2,324 per month statewide. Monthly utility costs average around $275 across New Jersey, per EIA 2023 residential energy estimates. FEMA's National Risk Index rates natural-hazard exposure at 95.8 out of 100 (Very High).

Population

11,011 residents

Census ACS 2023 - New Jersey

Median Household Income

$230,987 /yr

Poverty 3.4%

Cost of Living Index (state)

108.8 (US=100)

Well Above Average - BEA RPP 2024, New Jersey average

How does Franklin Lakes compare to other US cities?

Where Franklin Lakes sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.

Household income 99% higher than other cities
Home value 98% pricier than other cities
Median rent 89% pricier than other cities
Safety 89% safer than other cities

"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.

A national percentile can hide a lot of local variation: narrowed to New Jersey alone, Franklin Lakes ranks #41 of 238 New Jersey cities by lowest crime rate - a different, more locally useful comparison than stacking it against the entire country.

How we calculate these percentiles & ranks

Each percentile compares Franklin Lakes 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 Home Value is Franklin Lakes's strongest outlier among New Jersey cities

Among the 672 New Jersey cities PlainCities tracks with reported median home value data, Franklin Lakes ranks #19 - the 97th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Franklin Lakes only against its own state's cities, not the full US field.

Median Household Income
#22 of 659
97th percentile in New Jersey
Median Gross Rent
#221 of 686
57th percentile in New Jersey
Median Home Value
#19 of 672
97th percentile in New Jersey
Poverty Rate
#317 of 680
52nd percentile in New Jersey
Bachelor's Degree or Higher
#26 of 686
96th percentile in New Jersey

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.

99thIncome percentile
89thSafety percentile

99th percentile nationally for median household income · 89th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.

Franklin Lakes's profile vs. every US city

Income, affordability, and safety percentile

Franklin Lakes's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown. 3-axis radar comparing 1 series across Income, Affordability, Safety. IncomeAffordabilitySafety 65 Avg. percentile National median
Franklin Lakes's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.

How Franklin Lakes's home value compares nationally

Median home value vs. every US city (population 1,000+)

$1,217,500 2nd percentile more affordable than 2% of 15,600 US cities

$0–$25,000: 5 US cities (0%). Below this entry. $25,000–$50,000: 54 US cities (0%). Below this entry. $50,000–$75,000: 352 US cities (2%). Below this entry. $75,000–$100,000: 1,086 US cities (7%). Below this entry. $100,000–$125,000: 1,516 US cities (10%). Below this entry. $125,000–$150,000: 1,170 US cities (8%). Below this entry. $150,000–$175,000: 1,278 US cities (8%). Below this entry. $175,000–$200,000: 1,229 US cities (8%). Below this entry. $200,000–$225,000: 1,035 US cities (7%). Below this entry. $225,000–$250,000: 976 US cities (6%). Below this entry. $250,000–$275,000: 754 US cities (5%). Below this entry. $275,000–$300,000: 712 US cities (5%). Below this entry. $300,000–$325,000: 521 US cities (3%). Below this entry. $325,000–$350,000: 526 US cities (3%). Below this entry. $350,000–$375,000: 465 US cities (3%). Below this entry. $375,000–$400,000: 393 US cities (3%). Below this entry. $400,000–$425,000: 317 US cities (2%). Below this entry. $425,000–$450,000: 300 US cities (2%). Below this entry. $450,000–$475,000: 307 US cities (2%). Below this entry. $475,000–$500,000: 250 US cities (2%). Below this entry. $500,000–$525,000: 160 US cities (1%). Below this entry. $525,000–$550,000: 156 US cities (1%). Below this entry. $550,000–$575,000: 172 US cities (1%). Below this entry. $575,000–$600,000: 172 US cities (1%). Below this entry. $600,000–$625,000: 163 US cities (1%). Below this entry. $625,000–$650,000: 167 US cities (1%). Below this entry. $650,000–$675,000: 135 US cities (1%). Below this entry. $675,000–$700,000: 101 US cities (1%). Below this entry. $700,000–$725,000: 95 US cities (1%). Below this entry. $725,000–$750,000: 71 US cities (0%). Below this entry. $750,000–$775,000: 65 US cities (0%). Below this entry. $775,000–$800,000: 70 US cities (0%). Below this entry. $800,000–$825,000: 57 US cities (0%). Below this entry. $825,000–$850,000: 67 US cities (0%). Below this entry. $850,000–$875,000: 60 US cities (0%). Below this entry. $875,000–$900,000: 58 US cities (0%). Below this entry. $900,000–$925,000: 47 US cities (0%). Below this entry. $925,000–$950,000: 37 US cities (0%). Below this entry. $950,000–$975,000: 31 US cities (0%). Below this entry. $975,000–$1,000,000: 470 US cities (3%). Below this entry. $1,000,000–$1,025,000: 0 US cities (0%). This entry sits in this band. Franklin Lakes $0 $1,025,000 every US city, bucketed by value

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

Income distribution context

Household income distribution - Franklin Lakes, NJ Franklin Lakes, NJ's reported median household income shown against the U.S. national quintile-share pattern (not Franklin Lakes, NJ-specific quintile data). The Lorenz curve traces the national cumulative income share against cumulative population share, perfect equality is the diagonal; observed inequality bows below. $ Household Income Distribution Franklin Lakes, NJ median $230,987/yr, vs. U.S. national quintile pattern QUINTILE SHARE OF AGGREGATE INCOME Lowest 20% 3.4% Second 20% 9.2% Middle 20% 15.1% Fourth 20% 23.2% Top 20% 49.1% LORENZ CURVE cumulative income vs. population 100% 0% 100% pop. 0%
Franklin Lakes, NJ's median household income (Census ACS 5-year estimate) plotted against the U.S. national income-quintile distribution pattern for context; the quintile shares and Lorenz curve are national figures, not computed specifically for Franklin Lakes, NJ. Diagonal = perfect equality.

Key socioeconomic indicators

Bachelor's degree or higher (adults 25+) 78.9%

Census ACS S1501, educational attainment

Poverty rate (households below FPL) 3.4%

Census ACS S1701, poverty status

Labor force participation (adults 16+) 56.4%

Census ACS S2301, share of working-age residents in the labor force

Population
11,011
Median Income
$230,987
Median Home Value
$1,217,500
Median Age
46.9
Poverty Rate
3.4%
Labor force participation
56.4%
Bachelor's Degree+
78.9%

Safety & Crime

Total Crime Rate
400.0
per 100,000 residents
Violent Crime
26.7
per 100,000 residents
Property Crime
373.3
per 100,000 residents

Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.

Schools

Total Schools
5
Public schools in this city

Population Change

Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025

See the fastest-growing cities →
10,900 residents11,000 residents11,100 residents11,200 residents11,300 residents 202020212022202320242025 11,074 residents 11,180 residents ▲ +1.0%
Franklin Lakes's Census PEP population estimates, 2020–2025.

Housing Supply

Census Bureau Building Permits Survey (BPS) - annual residential permits authorized

📉 Construction Slowdown
Total Permits (2024)
52
housing units authorized
Single-Family
52
detached homes
Multifamily
0
apartments & condos
Supply Intensity
4.7
permits per 1,000 residents

5-Year Permit Trend (2019–2024)

Year Total
2019 76
2020 138
2021 172
2022 79
2023 47
2024 52

Permit volume decreased 32% from 2019 to 2024.

Commute Patterns

How workers travel to work, Census ACS 2023

Drive Alone
55.8%
Carpool
4.7%
Public Transit
6.3%
Walk
1.2%
Work from Home
29.2%
Other
2.8%

Based on 4,750 workers 16 and over.

Monthly Utility Costs

State-average estimates for New Jersey - EIA 2023 residential energy data

Electricity
$120
avg/month
Natural Gas
$95
avg/month
Water & Sewer
$60
avg/month
Total Utilities
$275
estimated/month

Estimates reflect New Jersey state averages. Actual costs vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.

Living Costs & Risk

Cost of living is a New Jersey state average from BEA; rent and hazard risk are county-level figures from HUD and FEMA for the county Franklin Lakes sits in

Cost of Living Index
108.8
Well Above Average
US average = 100 · BEA RPP 2024
Typical 2-BR Rent
$2,324/mo
HUD Fair Market Rent
County-level FMR estimate
Natural Hazard Risk
95.8 / 100
Very High
FEMA NRI composite score (county)

Similar Cities in New Jersey

Pompton Lakes
11,010 people
Beachwood
11,002 people
Greentree
11,024 people
Little Ferry
10,942 people
Totowa
10,919 people
Lincoln Park
10,901 people

Cities of a Similar Size Nationwide

Population-matched peers from other states, closest to Franklin Lakes's 11,011 residents (Census ACS 5-Year 2023).

Cherry Creek, CO
11,011 people
Piedmont, CA
11,012 people
Burkburnett, TX
11,012 people
Sun, CA
11,009 people
Celina, OH
11,017 people
Heartland, TX
11,019 people

Cities with a Similar Household Income Nationwide

Median-household-income-matched peers from other states, closest to Franklin Lakes's $230,987 (Census ACS 5-Year 2023, table B19013).

Cupertino, CA
$231,139 median income
Roslyn Harbor, NY
$231,250 median income
Westwood, MO
$231,667 median income
Kentfield, CA
$231,875 median income
Coto de Caza, CA
$232,470 median income
New Albany, OH
$232,524 median income

Race & Ethnicity Composition

Race and ethnicity - Franklin Lakes, NJ Race categories sum to one hundred percent per Census methodology. Hispanic or Latino is shown separately as an ethnicity overlay; it cuts across all race categories per OMB Directive 15. Race & Ethnicity Composition Franklin Lakes, NJ - Census ACS, OMB race + ethnicity categories RACE, sums to 100% 74.9% 11.7% 7.3% ETHNICITY, Hispanic or Latino (any race) 7.3% White 74.9% Black or African American 5.6% Asian 11.7% American Indian 0.0% Native Hawaiian 0.0% Some other race 0.5% Two or more races 7.3% Per OMB Directive 15: Hispanic/Latino ethnicity is reported separately from the race categories.
Race categories sum to 100%. Hispanic or Latino ethnicity is reported separately and cuts across race per Census/OMB methodology.

City-level race and ethnicity, Census ACS 5-year 2023 (tables B02001, B03001), OMB Directive 15 categories.

How Franklin Lakes compares to nearby New Jersey cities

Population + median household income, sourced from Census Bureau ACS 5-year B01001 (population) and B19013 (median household income).

City Population Median Household Income
Franklin Lakes (this city) 11,011 $230,987
Pompton Lakes 11,010 $119,038
Beachwood 11,002 $102,043
Greentree 11,024 $144,426
Census ACS 5-year FIPS NJ FBI UCR NCES CCD Census BPS 2024 OMB Bulletin 23-01

What do people ask about Franklin Lakes, NJ?

What is the population of Franklin Lakes, NJ? +

Franklin Lakes, NJ has a population of 11,011 according to U.S. Census Bureau ACS 2023 estimates.

What is the median household income in Franklin Lakes, NJ? +

Franklin Lakes households earn a median of $230,987 annually, based on Census ACS 2023 data.

What is the cost of living in Franklin Lakes? +

BEA does not publish a city-level cost-of-living figure for Franklin Lakes; the closest available measure is the New Jersey state average, a cost of living index of 108.8 (U.S. average = 100), rated "Well Above Average" based on BEA Regional Price Parities 2024 data. Costs within New Jersey vary by metro area.

Is Franklin Lakes, NJ safe? +

Franklin Lakes has a total crime rate of 400.0 per 100,000 residents, which is below the national average. This reflects incidents reported to the FBI UCR program, not a definitive safety score -- agency reporting is voluntary and completeness varies by jurisdiction.

What is the median home value in Franklin Lakes, NJ? +

Homes in Franklin Lakes carry a median value of $1,217,500, according to Census ACS 2023 estimates.

Source: U.S. Census Bureau ACS 5-Year 2023, FBI UCR, NCES CCD, Census BPS 2024, 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.

Read our methodology - how this data is sourced, computed, and verified.

Primary sources: Census ACS, FBI UCR, NOAA Climate Normals, NCES.

Citation & verification links Data sourced from the U.S. Census Bureau. See our methodology for details. Retrieved and formatted by PlainCities

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Every figure on PlainCities is rendered directly from Census ACS source data, no number is typed in by an editor. This page draws directly on Census ACS source data, no figure is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error.