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By the Numbers

Population

Following a slight decline between 2000 and 2014, the County’s population is projected to increase to 55,630 by 2020. A notable population trend between 2000 and 2014 is a near 20% increase in residents in their peak earning years (age 45-­64.) Although longer‐term projections show modest decline, the County’s committed efforts to attract new businesses and residents are designed to turn that trend around.

Summary (2014-2015 Data)

Fulton County
Population & Households
Population (2010) 55,153
Population 2020 (projected) 55,629
Households 22.300
Average Household Sites 2.4
% Population over 65 (2010) 16%
% Population over 65 (2020) 19.4%
Households by Income (2015 est)
Median Household Income $47,000
< $25,000 5,860
$25,000 – $50,000 5,940
$50,000 – $75,000 4,590
$75,000 – $100,000 2,370
$100,000 – $150,000 2,670
$150,000 856
Housing
Housing Units (2010) 28,600
Pct. Owner Occupied (2011-2015) 70%
Pct. Renter Occupied 30%
Median Home Value $108,200
Median Gross Rent $711
% of Housing Stock Built Before 1939 37.7%
Total Number of Seasonal Homes 3,450
Education
High School Graduate or Higher 86%
Pct. Bachelor Degree or Higher 16.2%
Economy
Mean Travel Time to Work (minutes) 24.1
Retail Sales per Capita (2012) $12,300
Unemployment Rate 5.7%
Average Wage for a Fulton County Employee (2014) $17.00/hour
Average Wage in Manufacturing $19.30/hour
Average Wage in Wholesale $22.20/hour
Average Wage in Transportation and Warehosing $18.00/hour

Housing

Fulton County’s existing housing stock features a strong supply of beautiful historic homes, as well as affordable properties that may need reinvestment (85% of units were constructed before 1990). Between 2005 and 2015, over $136 million was invested in the County’s housing stock to build 158 multi-­family units including market rate conversions in the cities and 826 single-­family homes.

According to building permit data, the average cost of constructing a multi-­family unit was nearly $60,000 and $154,000 for a single-­family home. The housing mix is changing, with a growing percentage of rental units. Existing senior housing units in the County have sustained vacancy rates below 3% and maintain waiting lists.

Housing Unit Status 2000 2010 2014 % Change
2000-2014
% Change
2010-2014
Owner Occupied 15,776 16,001 16,050 1.7% 0.3%
Renter Occupied 6,108 6,553 6,956 13.9% 6.1%
Seasonal Occupied 3,631 3,907 3,451 -5.0% -11.7%
Vacant 2,272 2,101 2,007 -11.7% -4.5%
Total 27,787 28,562 28,464 2.4% -0.3%

Housing Values

The average median value of an owner-­occupied home in 2014 was $107,500, slightly below the New York State median home value of $112,000.3 2014 Home values rose 59.5% since 2000 and 12.9% since 2010. The Town of Mayfield has the highest home value ($264,000) with the most affordable value in the City of Gloversville ($76,000.) Apartment rents in the County are also reasonable with a 2014 average median rate of $700 per month.

Homes in Fulton County are reasonably priced and offer generally more affordable options than other surrounding counties, especially neighboring Saratoga County.