We Buy Houses in Franklin County
12,000 residents. $490,000 median home price. 1 in 1,350 foreclosure rate. If you need to sell fast, we pay cash and close in as little as 7 days.
Fast closing: 7-60 days • No fees: We pay all closing costs • As-is: Leave everything behind
Franklin County Market Snapshot
Data compiled by FL Home Buyers from public county records and MLS reporting
Why Selling in Franklin County Is Harder Than You Think
Franklin County's St. George Island properties carry some of the highest insurance premiums in the Panhandle. With a year-round population of just 12,000, finding a traditional buyer can take a year or more.
St. George Island properties face extreme insurance costs
Coastal erosion threatening waterfront homes
Very small year-round population
Seasonal economy creates income gaps
Hurricane damage from Gulf storms
I'm Max Cohen. I Buy Houses in Franklin County.
I'm not a faceless corporation. I'm a Licensed General Contractor (License #CGC1534000) who has been buying and renovating houses across Franklin County for years. When I walk through your house, I'm calculating repair costs in my head, not running to a bank for permission.
I know Apalachicola. I know the neighborhoods, the code enforcement issues, the insurance headaches. That's why I can give you a fair, fast cash offer that other buyers can't match.
If you have a problem property in Franklin County, I'm the guy who buys it. Simple as that.
BBB A+ Rated • Licensed General Contractor • Hundreds of deals closed across Franklin County
Selling to Us vs. Listing with an Agent in Franklin County
| Factor | Sell to Max (Us) | List with Agent |
|---|---|---|
| Agent Commission | $0 | 5-6% (~$29k) |
| Closing Costs | We pay them | You pay (~2%) |
| Repairs Required | None. As-is. | Usually $5k-$30k+ |
| Timeline | 7-60 days | 82+ days avg |
| Showings / Open Houses | Zero | Dozens of strangers |
How We Buy Your Franklin County House
Contact Us
Fill out the form below or call (561) 258-9405. Tell us about your Franklin County property: address, condition, situation. Takes 2 minutes.
We Do a Walkthrough
We meet you at the property (in person or virtual). As a licensed contractor, I assess the real condition and calculate repair costs on the spot.
You Get a Fair Cash Offer
We present a written cash offer with no obligation. We explain exactly how we arrived at the number. No games.
Close on Your Timeline
Accept? We close in 7-60 days at a local title company. We pay all closing costs. You get cash.
Cities We Buy Houses In Across Franklin County
Click any city to see our local page with neighborhood details
Zip Codes We Cover in Franklin County
Real Franklin Problems We Solve Every Day
We're not just buying houses, we're solving real problems for Franklin homeowners. These are the situations we see most often:
Hurricane Michael Legacy
Category 5 Hurricane Michael (2018) devastated the Panhandle. Many properties still have unresolved damage, deferred repairs, and open insurance claims that make traditional sales nearly impossible.
Military Base Dependency
Panhandle economies rely heavily on military installations, Eglin AFB, Tyndall AFB, NAS Pensacola. PCS transfers create sellers who need to close within tight military timelines, often 45-60 days.
Rural Infrastructure Gaps
Many Panhandle properties rely on well water and septic systems. Failing septic costs $8,000-$20,000 to replace, and wells that test positive for contaminants require expensive treatment systems.
Insurance Availability Crisis
After Hurricane Michael, multiple carriers withdrew from the Panhandle entirely. Remaining options charge $3,000-$6,000/year for homes in wind zones, pricing out many conventional buyers.
Timber and Agricultural Land
Panhandle counties have significant timber and ag land. Properties with mixed residential/agricultural use face zoning complications and a limited buyer pool.
Aging Housing Stock
Much of the Panhandle's housing was built in the 1960s-1980s. These homes need comprehensive updates, roofs, electrical, plumbing, HVAC, totaling $25,000-$45,000 to bring to market-ready condition.
Franklin's Housing Market: What It Means for Sellers in 2026
Franklin County's real estate market in 2026 tracks with trends affecting Florida's Panhandle region. With a median home price of $490,000 and properties sitting on the market for 88 days on average, sellers face increased competition from newer listings and buyer selectivity. Year-over-year prices have shifted -2.0%, signaling a market that favors informed, decisive buyers over hopeful sellers. Properties needing updates sit significantly longer, often 30-40 days beyond the county average. For homeowners facing a time-sensitive sale, the traditional path of list-stage-wait has become a gamble that costs money every day the home sits unsold.
Foreclosure & Legal Overview in Franklin County
Florida is a judicial foreclosure state, meaning every foreclosure in Franklin County must go through the courts. The typical timeline from missed payment to final judgment in this circuit is 8-12 months. During this entire period, you retain full ownership rights, including the right to sell your property. Many Franklin homeowners don't realize they can sell right up until the certificate of sale is filed. A cash sale can close in as little as 7-14 days, often fast enough to satisfy the lender, stop the foreclosure, and protect your credit from a completed foreclosure that stays on your record for 7 years.
⏱️ Time Is Your Most Valuable Asset
Every day you wait in the foreclosure process costs you equity and options. A cash sale can close before your next court date, call us at (561) 258-9405 to discuss your situation confidentially.
The Real Cost of Repairs vs. Selling As-Is in Franklin
Franklin construction costs reflect the local market. Roof replacement averages $7,000-$13,000. AC system replacement runs $4,000-$7,500. Septic system replacement (common in this area) costs $8,000-$18,000. When you add 6% realtor commissions on a $490,000 home, plus 88 days of carrying costs (mortgage, insurance, taxes), the total cost of the traditional selling route often reaches $30,000-$45,000. Our cash offer eliminates commissions, carrying costs, and the stress of managing contractors and inspections, and we close in 7-30 days.
What Franklin Homeowners Say About Working With Us
"The house had hurricane damage from 2018 that we never fully repaired. Insurance claim was closed and no realtor would list it as-is. Max bought it and handled everything."
Robert & Diana H.
Apalachicola, FL
"Military transfer gave us 60 days. Our agent said the market was slow. FL Home Buyers closed in 16 days and we made our report date with time to spare."
SFC David & Sarah K.
Carrabelle, FL
"Inherited property on well water with a failing septic. Two buyers walked after inspection. Max knew exactly what repairs cost and made a fair cash offer."
Patricia L.
Eastpoint, FL
Facing a Tough Situation in Franklin? We Can Help.
No matter what brought you here, we've handled it before. Click any situation below to learn how we help Franklin homeowners just like you:
Helpful Resources for Franklin Sellers
Every Franklin Neighborhood, Covered
We buy houses across Franklin County, from historic Apalachicola and Carrabelle to Eastpoint and St. George Island.
Nearby counties we also serve: Gulf County, Liberty County, Wakulla County
Frequently Asked Questions About Selling in Franklin County
As of late 2025, the median home sale price in Franklin County is $490,000, representing a -3.0% change compared to the prior year. This data comes from county property appraiser records and MLS reporting. Whether your home is above or below that number, we make fair offers based on actual condition and comparable sales, automated estimates.
If the title is clear, as little as 7 days. Most sellers in Franklin County choose 14-30 days to get organized. Compare that to the average 82 days on market for MLS-listed homes in this county, and that's before you even start the 30-45 day closing process with a buyer's lender.
The foreclosure rate in Franklin County is approximately 1 in 1,350 housing units. Florida's statewide rate is the highest in the nation at 1 in 230 units. If you're behind on payments or have received a lis pendens, selling for cash can help you avoid the long-term damage of a foreclosure on your credit. Learn more about selling during foreclosure →
I am the buyer. My name is Max Cohen. I'm a Licensed General Contractor (CGC1534000) and the founder of FL Home Buyers LLC. I buy houses with my own funds, renovate them myself, and either sell or rent them. We close at a standard Florida title company. I don't assign contracts to other investors. Learn how to spot "we buy houses" scams →
That's exactly what I look for. I'm a contractor. I want the houses that need new roofs, new kitchens, and new pipes. You don't need to clean, repair, or even empty the house. Take what you want and leave the rest. Can I sell a house that needs repairs? →
Official Municipal Resources
Before selling your property, it is always wise to verify ownership details and active tax statuses. You can check your official property records directly via the local municipal office:
Get Your Free Cash Offer
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