Buy Land in Franklin County, Texas
Owner-financed land in Franklin County, Texas. Key facts, active TerraFunded properties, and FAQs for buying rural acreage.
Key facts
- Population (2025)
- 10,994
- County seat
- Mount Vernon
- Driving distance to Dallas
- 105 mi
- Typical total tax rate, rural land (approx.)
- 1.34%
- Climate
- Hot summers and mild winters, with about 48 inches of rain a year; July highs average about 94°F and January lows about 34°F (NOAA 1991-2020 normals, Mount Vernon).
- Nearby cities
- Mount Vernon, Winnsboro, Scroggins, Purley
- County tax rate (2025)
- $0.3639 per $100 of value (county only)
- Land area
- 284.4 mi²
- Established
- 1875
- Distances from the county seat
- Dallas: 105 mi (1 h 52 min) · Fort Worth: 135 mi (2 h 29 min) · Houston: 275 mi (5 h 27 min) · Austin: 295 mi (5 h 17 min) · San Antonio: 375 mi (6 h 44 min)
- School districts
- Mount Vernon ISD, Winnsboro ISD, Rivercrest ISD, Sulphur Bluff ISD, Saltillo ISD
- Main highways
- I-30, SH 37, FM 21
- Lakes, rivers and recreation
- Sulphur River (northern boundary), Big Cypress Creek, Lake Cypress Springs (3,400 acres, largest lake in the county)
- Hunting and wildlife
- For the 2026-27 season, Texas Parks and Wildlife (TPWD) puts Franklin County in the North Zone for white-tailed deer, with a bag limit of 4 deer (no more than 2 bucks and 2 antlerless), antler restrictions on bucks and a general season from November 7, 2026 to January 3, 2027. TPWD lists no open wild turkey season in the county for 2026-27.
About Franklin County
Franklin County is a small county in Northeast Texas, one county removed from Oklahoma. It covers 284 square miles of land in the Post Oak Belt, heavily wooded with post oak, blackjack oak and pine, on terrain that varies from nearly level to rolling, with loam soils over clay subsoils. The Sulphur River forms the northern boundary and Big Cypress Creek runs through the south. The legislature marked off the county in March 1875 and named it for Judge Benjamin C. Franklin, an early Red River County settler. Mount Vernon, the county seat, is on I-30; Winnsboro straddles the line with Wood County, and Scroggins and Purley are smaller communities. The Census Bureau estimated 10,994 residents in 2025. Lake Cypress Springs, at 3,400 acres the largest lake in the county, is the center of boating and fishing, and deer, squirrel and quail are hunted here. Dairy and beef cattle and hay are the chief farm products. State Highway 37 and Farm Road 21 are scenic drives through the southern part of the county. Rainfall averages about 48 inches a year. Mount Vernon is about 105 miles from downtown Dallas, a drive of a little under two hours almost entirely on I-30. Most of the county by property value lies in Mount Vernon ISD, with Winnsboro ISD in the southwest.
Active TerraFunded Properties in Franklin County
FAQs about Buying Land in Franklin County
What are property taxes like on rural land in Franklin County?
For tax year 2025 the Franklin County government levies $0.3639 per $100 of taxable value, according to the Texas Comptroller. Rural land also pays a school district and any special district that covers it, so the combined rate across the county's main school districts runs from about $1.28 to $1.39 per $100. The combined figures include the Franklin County Water District ($0.0126), which covers the whole county. Land that qualifies for agricultural or wildlife management use can be appraised on its agricultural use value rather than its market value, which lowers the taxable value.
How far is Franklin County from Dallas and Fort Worth?
Mount Vernon, the county seat, is about 105 miles from downtown Dallas by road, about 1 hour 50 minutes, mostly on I-30. Downtown Fort Worth is about 135 miles away (about 2 hours 30 minutes). By road, Houston is about 275 miles, Austin is about 295 miles and San Antonio is about 375 miles.
Which school districts serve rural Franklin County?
The Texas Comptroller's 2025 property tax data lists 5 school districts with territory in Franklin County. By property value the largest are Mount Vernon ISD and Winnsboro ISD. Smaller areas belong to Rivercrest ISD, Sulphur Bluff ISD and Saltillo ISD. The district for a specific tract depends on its exact location.
Can I hunt on rural land in Franklin County?
Hunting is allowed on every TerraFunded farm. For the 2026-27 season, Texas Parks and Wildlife (TPWD) puts Franklin County in the North Zone for white-tailed deer, with a bag limit of 4 deer (no more than 2 bucks and 2 antlerless), antler restrictions on bucks and a general season from November 7, 2026 to January 3, 2027. TPWD lists no open wild turkey season in the county for 2026-27.
Can foreigners buy land in Franklin County, Texas?
In most cases, yes. Texas law generally gives non-citizens the same property rights as citizens, but since September 1, 2025 Senate Bill 17 (Texas Property Code, Subchapter H, sections 5.251 to 5.259) prohibits purchases by certain individuals, companies and governments tied to China, Iran, North Korea and Russia. U.S. citizens and lawful permanent residents are not covered by that restriction. Buyers who can purchase receive a Warranty Deed in their own name at closing, the same as any other buyer.
Are there building or use restrictions on rural land in Franklin County?
Most TerraFunded tracts in Franklin County are in unincorporated areas with no zoning, no HOA, and no deed restrictions on use. Buyers can typically place a manufactured home, build a barndominium, run livestock, or hold the land long-term. We disclose all known deed restrictions on each individual listing page.
What about water and well access in Franklin County?
Franklin County is generally served by private water wells in rural areas, with some tracts also having access to local rural-water supply corporations. Groundwater availability and typical well depth vary by location — each TerraFunded listing notes whether a well is in place, the local aquifer, and any known neighbor-well data.
Is electricity available on rural lots in Franklin County?
Most rural Franklin County tracts are served by a local electric cooperative. On lots without an existing meter, the buyer arranges a new service drop directly with the co-op after closing. Each listing specifies whether the property has electricity at the lot line, on the property, or requires a new extension.
How do I physically access a property in Franklin County?
Every TerraFunded listing in Franklin County is sold with legal road access — either direct frontage on a county-maintained road or a recorded easement to a public road. The specific access type, road frontage, and any easement details are disclosed on each listing page and shown on the parcel survey.
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