Find Franklin County Property Tax Records

Franklin County Property Appraiser

The Franklin County Property Appraiser's office mailing address is P.O. Drawer 188, Apalachicola, FL 32329. Call them at (850) 653-9323 or fax at (850) 653-2529. The website is at franklinpa.com. This is a small county office serving one of Florida's least populated counties, but it covers a large geographic area that includes valuable coastal and waterfront properties.

Franklin County's property values are heavily influenced by its coastal character. Beachfront lots on St. George Island, waterfront homes along Apalachicola Bay, and vacation properties along the Gulf all carry premium values that the appraiser tracks through market sales. The January 1 assessment date is what matters for your tax bill. If you buy or sell after that date, the seller's exemptions may still apply for that tax year, but your new status takes effect next January 1.

The appraiser maintains a searchable database of all Franklin County parcels. You can look up assessed values, owner information, exemption status, land data, and recent sales through the county's online portal. Real property and tangible personal property are both tracked. Business owners in Franklin County who own equipment or furniture used for commercial purposes need to file tangible personal property returns each April 1.

The screenshot below shows the Franklin County Property Appraiser's official website, the primary source for property tax records in the county.

Access Franklin County property tax records through the Franklin County Property Appraiser's website at franklinpa.com.

The Franklin County Property Appraiser's site provides parcel search access, exemption information, and contact details for the Apalachicola office.

Franklin County Tax Collector

The Franklin County Tax Collector is at P.O. Drawer 188, Apalachicola, FL 32329, same address as the Property Appraiser. Phone is (850) 653-9323, fax (850) 653-2529. In small counties, offices often share a building and sometimes a mailing address. The Tax Collector is still a separate constitutional officer who handles all billing, payment processing, and delinquent collections.

Tax bills go out each November after the Property Appraiser certifies the tax roll. Franklin County taxpayers can pay by mail, in person, or online. The Florida discount schedule under Chapter 197, Florida Statutes gives you 4% off for November payment, 3% in December, 2% in January, 1% in February. Pay by March 31 to avoid delinquency. On April 1, unpaid taxes become delinquent and interest and penalties begin to accrue.

Vacation property owners in Franklin County, particularly those on St. George Island or other coastal areas, often rent their properties out part of the year. If you rent your home for more than six months to people other than immediate family, you may affect your homestead exemption eligibility. Check with the appraiser's office if you're unsure. Short-term vacation rentals are common here and can raise questions about primary residence status.

The Florida Tax Collectors Association provides statewide resources and information on how Florida's tax collection system works. Franklin County's Tax Collector is part of this network.

Search Franklin County Property Tax Records Online

Franklin County property tax records are searchable through the Property Appraiser's website at franklinpa.com. You can search by owner name, address, or parcel ID. The database shows assessed values, taxable values, exemptions on file, land dimensions, building details, and sales history. The search is free and public, no login or account is needed.

Florida's public records law, Chapter 119, Florida Statutes, makes property tax records open to everyone. You don't need to own the property or give a reason for your request. Assessed values, ownership data, exemption status, and tax payment history are all public. Only certain personal identifiers in exemption files are protected.

The Florida DOR data portal at floridarevenue.com/property/Pages/DataPortal.aspx has Franklin County parcel data available in bulk download. Real estate professionals, appraisers, and researchers who need countywide datasets can pull this data for free. It covers the full parcel inventory and is updated after each assessment cycle.

For records that aren't online, older assessment files, prior-year payment records, or specific exemption documents, contact the Property Appraiser's office directly. Franklin County's office is small, and staff can usually help you quickly. Just be prepared with the parcel number or property address when you call.

Property Tax Exemptions in Franklin County

The homestead exemption is the most important exemption for Franklin County property owners who use their home as their primary residence. You get up to $50,000 off your assessed value, the first $25,000 applies to all tax levies, the second $25,000 applies to non-school taxes for assessed value between $50,000 and $75,000. Apply by March 1 each year. First-time filers need to apply in person or online at the Property Appraiser's website. Returning homeowners don't need to reapply unless their eligibility changes.

The Save Our Homes cap limits assessed value increases on homestead properties to 3% per year or the CPI, whichever is lower. In coastal counties like Franklin, where market values can spike year to year, this cap can create a large gap between market value and assessed value over time. That gap is called the SOH benefit, and it's transferable to a new Florida home through a portability application. The legal framework is in Chapter 196, Florida Statutes.

Veterans with service-connected disabilities may qualify for partial or full exemptions. Totally and permanently disabled veterans who are honorably discharged can get a full homestead exemption. Widows and widowers get a $500 exemption. There are also exemptions for blind persons and those who are totally and permanently disabled. All require documentation and an application through the Property Appraiser's office.

Business owners in Franklin County must file TPP returns by April 1. Equipment worth under $25,000 qualifies for a TPP exemption, but the return still has to be filed to claim it. Missing the deadline means the appraiser will estimate your TPP value, often resulting in a higher assessment than if you'd filed accurately.

Franklin County Property Assessment Appeals

Your TRIM notice arrives in August. It shows your proposed assessment and an estimate of your taxes. You have 25 days from the date printed on that notice to file a formal appeal with the Franklin County Value Adjustment Board. That's your window. Don't wait.

The VAB process in Franklin County follows Chapter 194, Florida Statutes. You file a petition, pay the filing fee, and wait for a hearing. Special magistrates, licensed appraisers or attorneys, handle the hearings. They review the Property Appraiser's evidence and yours, then issue a recommendation to the full VAB. The board votes on the outcome. If you disagree with the VAB's decision, you can appeal to circuit court.

Comparable sales are the strongest argument at a VAB hearing. If nearby properties of similar size and condition sold for less than your assessed value, those sales support a lower assessment. Bring printed data from the MLS, county records, or the appraiser's own database showing those sales. Photos, property condition reports, and appraisals from licensed appraisers are also useful.

Before filing, call the appraiser's office. Franklin County is a small office and staff are generally accessible. A lot of appeals stem from simple data errors, wrong measurements, missed features, or incorrect property classifications, and those can be fixed without a formal petition. Save yourself the filing fee and try the informal route first.

Property Tax Payment in Franklin County

Franklin County property tax bills go out in November. Pay by March 31 to avoid delinquency. Use the Florida discount system to pay less. November is 4% off, December 3%, January 2%, February 1%. Every month you wait costs you a discount. After March 31, you're delinquent.

Delinquent Franklin County taxes go to the tax certificate sale. Investors bid on certificates, pay the overdue taxes, and earn interest while the property owner retains ownership. The interest rate can be anywhere from near zero to 18%, depending on what the winning bidder accepted at auction. Property owners can redeem the certificate by paying the full amount plus interest. Wait too long, typically two years for homestead property, and the certificate holder can apply for a tax deed, putting the property at risk of sale.

If you own property in Franklin County but live elsewhere full-time, make sure someone is watching your tax bill. Mailed notices can get lost, and a missed payment can trigger delinquency before you realize there's a problem. Set up an online account or have the Tax Collector send you email reminders if that option is available.

Accessing Franklin County Property Tax Records

Franklin County property tax records are public and free to access online at franklinpa.com. You can look up any parcel by address, owner name, or parcel ID. The search results show assessed value, taxable value, exemptions, land data, and sales history. No account or fee is needed for basic searches.

For records not available online, make a public records request to the Property Appraiser's office. Under Chapter 119, Florida Statutes, the office must respond promptly and cannot deny access to public records without a legal exemption. Small requests are usually filled quickly. Large data requests may take longer and may involve copying fees or staff time charges.

The Florida Department of Revenue at floridarevenue.com/property provides statewide oversight and publishes guides that explain how the property tax system works in Florida. Their county officials directory at floridarevenue.com/property/Pages/LocalOfficials.aspx lists contact info for all 67 Florida counties, including Franklin County's Property Appraiser and Tax Collector.

Cities in Franklin County

Franklin County has no cities above the population threshold. Apalachicola and Carrabelle are the main municipalities, but both are small communities that do not qualify for dedicated city pages.

Nearby Counties

Franklin County borders Gulf, Liberty, and Wakulla counties. Each maintains its own property tax records through a separate Property Appraiser and Tax Collector.