Moving to Franklin
Merced County loses about 3.0 residents per 1,000 a year to moves between counties.
Where people come from and where they go, top counties
Within California, other states or abroad
Income per tax return
People on tax returns who moved between counties, from IRS migration data, 2022 to 2023. Figures are for all of Merced County; flows under 20 returns are not published.
- Who moves here
- 4.6% of residents arrived from another county in the past year, 0.0% from another state. County figure.
- Who arrives and who leaves
- Households moving into Merced County report $51,100 a year in income on average; those leaving, $54,100, so leavers earn more than newcomers.
- Income you would need
- $56,000 a year to rent the median home at the 30% line. From your city
- Rent or buy
- Median rent is $1,399 a month; owners with a mortgage pay $1,716 a month including taxes and insurance, on a median home of $308,200.
- Getting to work
- 23 minutes each way on average; 6.6% work from home.
- If it is close but not quite
- El Cerrito, CA matches it on character for less of your income. Compare the two
All 5 moving measures
| Measure | Franklin | Among 6,645 places | Vs median |
|---|---|---|---|
| Moved here in the past year1County figure | 4.6% | 19% below | |
| Moved from another state1 | 0.0% | below (median 2.0%) | |
| Net movers per 1,000 people7County figure | -3.0 | 400% below | |
| Income of households moving in7County figure | $51,109 | 28% below | |
| Income of households moving out7County figure | $54,074 | 23% below |
What it costs to live here
The median rent takes 28.8% of the median household's income, a bigger share than in 93% of the 2,480 places under 10,000 people we track.
Could you afford it?
Uses the median rent in Franklin, $1,399 a month, and local prices for everything else (102.3 against a US average of 100). It runs in your browser and stores nothing.
Like Franklin, but easier on the budget
Places that match Franklin on character (size, age, education, homeownership, household size, housing age, remote work and climate) but where rent takes a clearly smaller share of income. Cost was left out of the match on purpose.
| Place | Match | Rent to income | More left a year | |
|---|---|---|---|---|
| El Cerrito, CA | 93 | 19.7% vs 28.8% | $45,400 | Compare |
| Live Oak, CA | 93 | 16.5% vs 28.8% | $18,800 | Compare |
| North Hobbs, NM | 93 | 19.2% vs 28.8% | n/a | Compare |
| Riverbank, CA | 88 | 21.9% vs 28.8% | $26,000 | Compare |
Moving from somewhere else? Work out the salary you would need in Franklin.
All 16 cost and housing measures
| Measure | Franklin | Among 6,645 places | Vs median |
|---|---|---|---|
| Median gross rent1 | $1,399 | 2% above | |
| Rent to income1 | 28.8% | 41% above | |
| Property tax rate1 | 0.7% | 24% below | |
| Home price to income1 | 5.3x | 39% above | |
| Prices vs US average2Metro figure | 98.3 | 3% below | |
| Fair market rent, 2 bedrooms3County figure | $1,517 | 6% below | |
| HUD area median income4County figure | $75,800 | 29% below | |
| Property tax paid (median)1 | $2,129 | 35% below | |
| Median home value1 | $308,200 | 4% below | |
| Home prices, 1-year change5County figure | 0.8% | 75% below | |
| Home prices, 5-year change5County figure | 45.7% | 11% below | |
| Homeownership1 | 79.0% | 19% above | |
| Renters paying 30%+1 | 49.7% | 2% below | |
| Owner costs with a mortgage1 | $1,716 | 8% below | |
| Vacant homes1County figure | 5.3% | 25% below | |
| Median year built1 | 1987 | 0% above |
Work and pay
Commutes by transit is 0.0%, below the median place (median 0.8%).
More on work and pay, against the typical place
All 10 work and pay measures
| Measure | Franklin | Among 6,645 places | Vs median |
|---|---|---|---|
| Median household income1 | $58,295 | 27% below | |
| Income per person1 | $22,416 | 44% below | |
| Unemployment1 | 6.9% | 42% above | |
| Average annual pay6County figure | $56,826 | 14% below | |
| Pay growth, 1 year6County figure | 3.4% | 8% below | |
| Jobs6County figure | 85,663 | 43% below | |
| Poverty rate1 | 22.9% | 113% above | |
| Mean commute1 | 23 min | 6% below | |
| Works from home1County figure | 6.6% | 47% below | |
| Commutes by transit1 | 0.0% | below (median 0.8%) |
Who lives here
Households average 3.36 people, larger than than in 95% of the 2,480 places under 10,000 people we track.
More about who lives here, against the typical place
All 8 people measures
Life in Franklin
OpenStreetMap shows 0 grocery stores per 10,000 residents, fewer than in 84% of the 2,480 places under 10,000 people we track. It is the lowest of 655 California places we track.
16 sites are on the National Register of Historic Places.
Out the door, against the typical place
Mapped by volunteers in OpenStreetMap inside the city limits (Census boundaries), so coverage is fuller in some places than others. Map data © OpenStreetMap contributors, ODbL.
National Park Service sites nearby
- Yosemite National Park 62 miles
- Pinnacles National Park 68 miles
- Yosemite Wilderness 68 miles
Businesses per 10,000 residents (county figures)
Counts businesses with paid staff, so small owner-run shops are not included.
All 18 schools and local life measures
| Measure | Franklin | Among 6,645 places | Vs median |
|---|---|---|---|
| Public schools12County figure | 116 | above (median 9) | |
| Public school students12County figure | 59,456 | above (median 4,897) | |
| Students per teacher12County figure | 22.0 | 43% above | |
| Restaurants and bars per 10k8County figure | 12.8 | 38% below | |
| Shops per 10k8County figure | 19.0 | 37% below | |
| Arts, recreation and fitness per 10k8County figure | 1.5 | 63% below | |
| Doctors' offices and clinics per 10k8County figure | 12.3 | 39% below | |
| Child care centers per 10k8County figure | 1.4 | 39% below | |
| Parks per 10k9 | 2.7 | 73% below | |
| Playgrounds per 10k9 | 0.0 | below (median 9.4) | |
| Grocery stores per 10k9 | 0.0 | below (median 2.1) | |
| Restaurants, cafes and bars per 10k9 | 1.4 | 88% below | |
| Libraries per 10k9 | 0.0 | below (median 0.9) | |
| Named paths and bike trails9 | 0.0 | below (median 2.0) | |
| Transit stops per sq mi9 | 3.0 | above (median 0.2) | |
| Nearest National Park Service site10 | 61.6 | 100% above | |
| National Park Service sites within 60 miles10 | 0 | below (median 2) | |
| National Register listings11County figure | 16 | 23% above |
Safety, weather and risk
Annual precipitation is 11.5 in, 74% below the median place.
No crime figure yet. Either the city police department did not report to the FBI for the latest year, or our monthly fetch has not reached Franklin. Larger places are fetched first.
All 10 weather and risk measures
| Measure | Franklin | Among 6,645 places | Vs median |
|---|---|---|---|
| July average high13County figure | 94°F | 8% above | |
| January average low13County figure | 39°F | 55% above | |
| Average temperature13County figure | 63°F | 14% above | |
| Annual precipitation13County figure | 11.5 in | 74% below | |
| Natural hazard risk14County figure | 96.8 | 5% above | |
| Tornado risk14County figure | 26.2 | 68% below | |
| Wildfire risk14County figure | 92.2 | 51% above | |
| Heat wave risk14County figure | 97.7 | 8% above | |
| Median air quality index15County figure | 50 | 16% above | |
| Good air days15County figure | 51.0% | 26% below |
How it is changing
Compared with the 25 places most like it in size, age, education, housing and region (such as Homeland, CA, El Cerrito, CA and Live Oak, CA), household income growth here is lower: 2.5% a year against a typical 6% a year.
Five-year survey estimates, one point per release. Between the 2019 and 2024 releases, which share no survey years, the median rent went from 25.7% to 28.8% of the median income.
Median gross rent
Median household income
Median home value
Citytistics measures
Measures only Citytistics publishes, built from the figures on this page. Scores of 100 beat every place we track. Formulas
Franklin in 2030: where the trends point
If recent trends hold, the median rent will take about 29% of the median income in 2030, up from 29% now.
Citytistics projections to 2030: each figure's own trend, blended with the typical trend across the places we rate, eased toward long-run US growth and carried forward from the latest release. The range is where 80% of places landed when we tested the same method on past releases. On projected 2030 affordability, Franklin does better than 13% of places. Its projected home value growth beats 69%.
| Measure | Latest | 2030 projection | Likely range | Avg. per year |
|---|---|---|---|---|
| Median rent | $1,399/mo (2024) | $1,800/mo | $1,470 to $2,190/mo | +4.3% |
| Median household income | $58,295 (2024) | $73,000 | $62,000 to $86,500 | +3.8% |
| Median home value | $308,200 (2024) | $448,000 | $325,000 to $617,000 | +6.4% |
The median home would be worth 6.1 years of the median income in 2030, against 5.3 now.
A projection of recent trends, not a prediction of the economy or advice to buy or sell. How we project.
Places like Franklin
The closest matches on income, rent, home value, education and age, and the places nearby.
| Place | Rent | Income | |
|---|---|---|---|
| Sunrise Manor, NV | $1,397 | $58,421 | Compare |
| Georgetown, DE | $1,410 | $49,719 | Compare |
| Haltom City, TX | $1,415 | $59,057 | Compare |
| Desert Hot Springs, CA | $1,412 | $52,761 | Compare |
Nearby
- McSwain, CA3 mi
- Merced, CA4 mi
- Atwater, CA4 mi
- Winton, CA6 mi
- Livingston, CA11 mi
- Delhi, CA15 mi
Compare Franklin with
Places built like Franklin
Its statistical peers: the closest matches on size, age, education, homeownership, household size, housing age, origin and remote work, in the same part of the country. Cost and outcomes are left out of the match, so the table shows how Franklin performs against places like it.
| Place | Rent to income | Income growth | Pop. change | |
|---|---|---|---|---|
| Franklin, CA | 28.8% | 2.5%/yr | n/a | |
| Homeland, CA | 32.5% | 4.2%/yr | n/a | Compare |
| El Cerrito, CA | 19.7% | 4.6%/yr | n/a | Compare |
| Live Oak, CA | 16.5% | 6.1%/yr | 3.9% | Compare |
| Piñon Hills, CA | 29.4% | 5.5%/yr | n/a | Compare |
| Keyes, CA | 28.8% | 4.6%/yr | n/a | Compare |
| Lakeland South, WA | 20.6% | 6.9%/yr | n/a | Compare |
Common questions
Is Franklin a good place to live?
It depends on what you need, so here is what the numbers say. Its Citytistics Index is 1 out of 100, better than 1% of the places we rate and 597th of 654 in California. On cost, space and class size it scores 34 out of 100 for families. See how it ranks with your own weights.
Is Franklin expensive to live in?
The median rent takes 28.8% of the median household income, against 20.4% in the typical place we track. Housing is a heavier load here than usual. The median home is valued at $308,200.
What salary do you need to live in Franklin?
To rent the median home without spending more than 30% of income on rent, a household needs about $55,960 a year. Work it out from your current city.
What places are similar to Franklin?
On income, rent, home value, education and age, the closest matches are Sunrise Manor, NV, Georgetown, DE, Haltom City, TX and Desert Hot Springs, CA.
Sources and methods
The small numbers beside each measure point here. Every dataset is public; links go to the publisher.
- American Community Survey 5-year estimates · US Census Bureau · 2020 to 2024 estimatesTables B01002, B01003, B05002, B07003, B08013, B08301, B15003, B17001, B19013, B19301, B23025, B25002, B25003, B25010, B25035, B25064, B25070, B25077, B25088, B25103, B28002, S2701
- Regional Price Parities · US Bureau of Economic Analysis · Latest release, retrieved 2026-11-14
- Fair Market Rents · US Department of Housing and Urban Development · Fiscal year 2027
- Income Limits · US Department of Housing and Urban Development · Fiscal year 2026
- House Price Index · Federal Housing Finance Agency · Latest release, retrieved 2026-11-14
- Quarterly Census of Employment and Wages · US Bureau of Labor Statistics · 2025 annual averages
- SOI Tax Stats, county-to-county migration · Internal Revenue Service · Tax years 2022 to 2023Counts tax returns and the people on them; flows under 20 returns are suppressed.
- County Business Patterns · US Census Bureau · 2023 data
- OpenStreetMap · © OpenStreetMap contributors, available under the Open Database License (ODbL) · Map data as of 2026-11
- National Park Service sites · Wikidata (CC0), units operated by the National Park Service · Retrieved 2026-11
- National Register of Historic Places · National Park Service · Listings through 2026-05-22
- Common Core of Data · National Center for Education Statistics · 2024 release
- 1991-2020 climate normals · NOAA National Centers for Environmental Information · Series updated 2026-11-05Averages for 1991 to 2020 computed from NOAA's county climate series (nClimDiv).nClimDiv county series
- National Risk Index · Federal Emergency Management Agency · Latest release, retrieved 2026-11-14NRI data and maps
- Air Quality System, annual AQI by county · US Environmental Protection Agency · 2025 dataAirData download files
Derived by Citytistics from the tables above: rent to income (B25064, B19013); property tax rate (B25103, B25077); home price to income (B25077, B19013).
What stands out compares Franklin with places of a similar size, using only figures measured for Franklin itself; county and metro figures never count. Survey figures are estimates with margins of error. Formulas and definitions: methodology. API: /api/v1/places/franklin-merced-county-california
Citytistics. “Franklin, California.” Data as of 2026-11-14. https://www.citytistics.com/city/franklin-merced-county-california/
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.