Franklin County Homes for Sale

the Big Bend · county seat Apalachicola · 12,418 residents

Franklin County is Apalachicola and St. George Island — the scenic heart of the Panhandle's 'Forgotten Coast,' a historic oystering-and-seafood county of barrier-island beaches, a charming maritime town, and a tourism-and-fishing economy famed for Apalachicola Bay.

340 homes for saleMedian $420KBalanced Marketthe Big Bend

Live Market Pulse

20/100
Momentum

Balanced Market

Buyer 5/10 · Seller 3/10 · Investor 5/10. One of Florida's more affordable markets, with value-priced homes and land for buyers who want a rural pace.

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Built fromZillow & Realtor.com datarealMLS listingsCensus & IRSUpdated monthly

LiveMarket PulseApril 2026

$420K

Median Value

-5.5%

1-Yr Price

85days

Avg DOM

13.5%

Price Cuts

Soft

Seller Leverage

$384/sf

Median $/Sqft

340

For Sale

Jon's Current Read

"Franklin County is Apalachicola and St. George Island — the scenic heart of the Panhandle's 'Forgotten Coast,' a historic oystering-and-seafood county of barrier-island beaches, a charming maritime town, and a tourism-and-fishing economy famed for Apalachicola Bay. For buyers that means selectivity and patience; for sellers, sharp pricing and a willingness to offer a concession. The county median is a starting point — the number that matters is the one for a specific home in a specific Franklin County neighborhood, which is what we price against live comps."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Franklin County snapshot (April 2026): typical home value $420K ($384/sqft), about 340 active listings, a median 85 days on market, and 13.5% of listings cutting price — a balanced market. Values are -5.5% over the past year and +3.7% over five years.

Franklin County's economy is built on the water: the historic Apalachicola Bay seafood industry (oystering, shrimping, fishing), Forgotten-Coast tourism centered on St. George Island and historic Apalachicola, county-and-school-district government, and forestry in the Apalachicola National Forest. It is a small, scenic, tourism-and-seafood county.

Live Inventory

Homes for Sale in Franklin County

About 340 active listings across Franklin County right now, median list price $625K at $384/sqft. Browse everything for sale, filter by price, area, and school zone, and ask us about any address.

Entry

under $294K

Condos, townhomes, and starter homes — the lowest-cost way into Franklin County and its school zones.

Core

$294K–$546K

The heart of the market: established single-family homes and newer planned-community product.

Top

$546K+

Luxury, waterfront, acreage, and custom homes — the county's strongest-resale tier.

Search all homes for sale in Franklin County →See off-market & private listings

Rolled-up counts and medians from Realtor.com, April 2026. Price bands are typical ranges for orientation, not an appraisal.

Franklin County Market Scorecard

Balanced Market

Franklin County is a balanced market: about 340 active listings, a median list price of $625,000, 13.5% of them cutting price, and homes going under contract in about 85 days.

$420K

Typical value

New / mo

$384

$/sqft

Days on mkt

13.5%

Cut price

n/a

Median rent

Typical home value · last 13 months $420K

Go deeper: county scorecard · all 67 counties · true cost calculator · affordability calculator.

Typical value & rent: Zillow Research. Listings & days on market: Realtor.com, April 2026. Market metrics describe homes for sale and recent sales, not residents.

Should You Buy, Sell, or Invest Here?

5/10

Buyer

One of Florida's more affordable markets, with value-priced homes and land for buyers who want a rural pace.

3/10

Seller

Demand is steady but thin and value-driven, so price to recent local comps.

5/10

Investor

Low entry prices and steady local rental demand, though appreciation here is slow and steady rather than fast.

Momentum Offers

Get a Cash Offer in Franklin County

Need to sell fast, as-is, or skip the showings? Momentum Offers gets you a real cash offer on your Franklin County home in 24 hours — and, because we're a licensed RealTrends-500 brokerage, we'll also show you what the same home would net on the open market, so you can choose with both numbers in front of you.

Cash offer

~$378K

Close in as little as 7–14 days
No repairs, cleaning, or showings
No financing fall-through
Pick your move-out date

List with Momentum

~$420Ktypical value

Often nets more, even after commission
Sells 1.25% above MLS average, 8 days faster
Full marketing & negotiation
We front the prep with our concierge

Get my Franklin County cash offer →How Momentum Offers works

Figures are illustrative ranges, not an offer. Your actual cash offer and net-to-seller depend on the home's condition, location, and current Franklin County demand. Compare both at our Franklin County cash-offer page.

Schools in Franklin County

The Franklin County School District is a small district serving Apalachicola, Eastpoint, and Carrabelle.

Franklin County School (K-12, Eastpoint)
Apalachicola Bay Charter School

This is a small district; confirm the zoned assignment for a specific address. See school-zone guides →

Taxes, Insurance & Cost to Own

A median-priced Franklin County home costs about $3,182/month all-in (mortgage, tax, and insurance, 10% down) against median household income of $62,734. Florida's homestead exemption removes up to $50,000 of assessed value, and Save Our Homes caps annual assessed-value increases at 3% while you keep the homestead.

Typical property-tax millage	18.210 mills (~1.82% before exemptions)
Avg. homeowners insurance	$2,575/yr (Citizens county avg)
Homestead exemption	Up to $50,000 + 3% Save Our Homes cap
Est. all-in monthly (PITI)	$3,182/mo on a $420K home
Income to buy median home	$127,265/yr (est.)

At about $2,575 a year, Franklin sits on the higher end for Florida, so build insurance into your offer math from day one. Wind-mitigation features earn insurance credits; flood insurance is priced separately by address. Run your own numbers with the true cost calculator.

New Construction in Franklin County

Builders pulled 112 residential permits last year (-0.9% YoY) — 112 single-family and 0 multifamily, about 9.0 per 1,000 residents. Active master-planned communities include St. George Island beach communities; Apalachicola historic district. Builders compete on rate buydowns and closing-cost credits; buyer representation matters even on a new build. See active builders →

Population & Migration

Franklin County has about 12,418 residents. On a net domestic basis it gained roughly 82 people and a net +$15.02M in adjusted gross income in the latest IRS filing year (county-to-county moves within the U.S.; this does not count international migration or births). Migration is the demand engine behind prices: when more income flows in than out, it supports both rents and values.

12-Month Forecast

Expect Franklin County to keep drawing beach-and-second-home demand over the next 12 months, with St. George Island the premium draw and historic Apalachicola's charm a steady pull; coastal insurance and storm risk are the defining considerations.

Cities & Towns in Franklin County

The cities and communities that make up Franklin County — each its own market with its own prices, schools, and feel.

Apalachicola	Historic maritime county seat; a celebrated waterfront town of inns, galleries, and seafood.
St. George Island	Low-key barrier-island beach destination and vacation-rental market.
Carrabelle	Working fishing-and-boating town to the west.
Eastpoint	Oystering-and-seafood community across the bay.

Economy & Major Employers

Franklin County School District
Franklin County government
Apalachicola Bay seafood industry (oystering, shrimping, fishing)
tourism and hospitality (St. George Island, Apalachicola)
Weems Memorial Hospital
forestry

Apalachicola Bay's historic seafood industry and Forgotten-Coast tourism (St. George Island, historic Apalachicola) define the economy.

A deep, diversified employer base is what underpins housing demand through national cycles. Talk to a local Franklin County agent →

Most Popular Communities

The master-planned, golf, waterfront, luxury, and 55+ communities buyers ask about most in Franklin County.

Master-planned	St. George Island beach communities, Apalachicola historic district
Golf	St. James Bay (Carrabelle)
Waterfront	St. George Island Gulf-front, Apalachicola Bay, the Apalachicola River, Carrabelle / Dog Island
Luxury	St. George Island Gulf-front homes, historic Apalachicola riverfront, Plantation (St. George Island)

Lifestyle in Franklin County

Franklin County is the Forgotten Coast's scenic soul: the historic maritime town of Apalachicola with its inns, galleries, and oyster bars; the wide, uncrowded beaches and lighthouse of St. George Island; the seafood docks of Eastpoint and Carrabelle; and the rivers, bay, and barrier islands that make it a paddler's, angler's, and beach-lover's haven. It is one of Florida's most charming, low-key coastal areas.

Risks to Weigh

Franklin County's risks are coastal and storm-related: the low-lying barrier islands and bayfront carry high hurricane-and-surge exposure and steep coastal insurance, and the Apalachicola Bay seafood industry has faced ecological-and-regulatory challenges (an oyster-harvest closure). St. George Island is a vacation-rental-and-second-home market exposed to storms; inland Carrabelle and Eastpoint are more affordable.

Franklin County Communities

Browse every Franklin County community on our interactive map, sortable by price, schools, and commute.

Explore Franklin County on the map →

Franklin County Real Estate FAQ

What is the median home price in Franklin County?

The typical Franklin County home is worth about $420K as of April 2026 (Zillow ZHVI), -5.5% over the past year. The median list price is similar; individual neighborhoods range widely around that figure.

Is Franklin County a buyer's or seller's market?

As of April 2026, Franklin County is a balanced market. Homes are taking a median of 85 days to sell, and inventory has rebuilt from its lows, giving buyers more room to negotiate than in recent years.

Is Franklin County expensive?

Franklin County's price-to-income ratio is about 6.7×, which is above the typical Florida county. The bigger cost surprises for newcomers are property insurance and, in newer communities, CDD fees — not the sticker price.

What is the average rent in Franklin County?

Zillow does not publish a reliable median-rent index for a market the size of Franklin County, so we don't quote a single rent figure here. A local agent can pull recent comparable rentals for a specific home or area.

Are property taxes high in Franklin County?

The typical millage is about 18.210 mills, or roughly 1.82% of taxable value before exemptions. Florida's $50,000 homestead exemption and the Save Our Homes 3% assessment cap meaningfully lower the bill for owner-occupants.

How much is homeowners insurance in Franklin County?

The Citizens county-average premium is about $2,575 a year, but your actual cost depends heavily on the home's age, roof, construction, and flood zone. Wind-mitigation credits can lower it; flood insurance is priced separately by address.

Is Franklin County a good place to invest in real estate?

Low entry prices and steady local rental demand, though appreciation here is slow and steady rather than fast.

Is Franklin County growing?

Franklin County has about 12,418 residents and is still drawing net in-migration of people and income. Migration and jobs are the forces most likely to support prices through the rate cycle.

How long do homes take to sell in Franklin County?

A median of about 85 days on market as of April 2026, longer than the 2021-2022 frenzy and a sign of today's more balanced conditions.

What are the best areas to live in Franklin County?

The county seat, Apalachicola, anchors the market, and the right area depends on whether you prioritize schools, commute, the water, or new construction. Our neighborhood guides map each on price, schools, and lifestyle.

What is the price per square foot in Franklin County?

Listings in Franklin County are priced around the area's median per-square-foot rate as of April 2026; smaller, older, and inland homes run below it, while new construction and waterfront run above. Per-square-foot is most useful within a single neighborhood, not across the whole county.

How much income do I need to buy a home in Franklin County?

As a rough rule, a buyer needs household income roughly in line with the county's price-to-income ratio of 6.7× the home price, keeping total housing costs near 30% of income. Median household income here is $62,734. A lender pre-approval gives you the exact figure for your situation.

Is now a good time to buy in Franklin County?

It depends on your horizon. For buyers planning to stay several years, today's balanced market conditions — more inventory and routine price cuts — offer better terms than the 2021-2022 peak. For short-term flips, flat appreciation makes the math tight. The right answer is specific to the home and your timeline.

Do I need flood insurance in Franklin County?

It depends on the address. Homes in FEMA high-risk flood zones (A or V) typically require flood insurance with a federally backed mortgage, and even outside those zones it can be worth carrying in low-lying or coastal parts of Franklin County. Flood premiums are priced separately by address under FEMA Risk Rating 2.0, so always check the flood zone before you buy.

Is Franklin County a good place to retire?

Florida's lack of a state income tax and the homestead/Save Our Homes protections make Franklin County attractive for retirees on a fixed income, especially in its 55+ and lower-maintenance communities. Weigh that against insurance costs and proximity to healthcare when you choose a specific area.

How fast are home prices rising in Franklin County?

Over the past year, the typical Franklin County home value moved -5.5%. Over five years it is +3.7% and over ten years +6.2% — so the long-run trend is up even though near-term growth has cooled.

What is the cost of living in Franklin County?

Housing, insurance, and property tax are the main local cost drivers; Florida charges no state income tax. A median-priced home runs about $3,182 a month all-in (mortgage, tax, and insurance), against median household income of $62,734 a year. Utilities, transportation, and healthcare track close to state averages.

What are the risks of buying in Franklin County?

The main ones are hurricane and flood exposure (which drive insurance costs), rising premiums statewide, and — in fast-growing submarkets — overbuilding that can soften resale and rents. On older condos, ask about reserves and special assessments. None are dealbreakers, but all belong in your budget before you offer.

Is Franklin County good for real estate investors?

Franklin County's estimated cap rate is roughly in line with the state norm, so it leans toward appreciation over cash flow. Net migration and the local job base are the demand signals that matter most for landlords here.

What counties are near Franklin County?

See the 'Explore more' section on this page for direct links to the neighboring county market reports, plus the full set of scorecards for all 67 Florida counties.

Has inventory in Franklin County gone up?

Yes — active listings are -0.5% versus a year ago. That rebuild from pandemic-era lows is the single biggest reason buyers have more leverage now than they did in 2021-2022.

Is St. George Island a good place to buy a beach home?

St. George Island is one of Florida's most appealing low-density barrier islands — wide, uncrowded Gulf beaches, a relaxed pace, and a strong vacation-rental market, anchored by the charm of historic Apalachicola across the bay. As a low-lying barrier island, it carries significant hurricane, surge, and erosion risk and high coastal insurance, so budget carefully and check flood zones. Inland Eastpoint and Carrabelle offer more affordable, somewhat lower-risk options.

More the Big Bend Counties

Leon · Wakulla · Jefferson · Madison · Taylor · Dixie · Lafayette · Gadsden

Go deeper on Franklin County: Franklin property taxes · market scorecard (0–100) · cash offer & sell fast · search homes for sale

Statewide tools: all 67 county scorecards · rankings & compare · interactive market map · ZIP scorecards · property-tax calculator · homestead exemption · flood insurance

Talk to a Local Expert

Your move in Franklin County starts with a real person.

Buying, selling, or investing — tell us what you're working on and a Franklin County specialist follows up within one business day with real comps, the off-market list, and representation that's yours.