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Buying land in Franklin County, Tennessee: what to check

Franklin County covers 551 square miles of land and 21 of water in Tennessee, with about 45,137 residents in 2024 (up 5.6% since 2020). The 2020 Census counted 98% of its land as rural and 32% of residents as living in urban areas. Farms operate 32% of the county's land. Below: how much of Franklin County floods, what its soils allow, what farmland is worth and how often it's in drought, from free public data with every source linked.

Check a location in Franklin CountySee a sample report

Franklin County at a glance

In the 100-year floodplain

6%

Below the state's county median (7.2%)

FEMA National Risk Index

Hydric (wetland-type) soils

2.6%

Above the state's county median (1.1%)

USDA NRCS Web Soil Survey (SSURGO)

Soils very limited for septic

69%

USDA NRCS Web Soil Survey (SSURGO)

Farm land value, 2022

$5,951/acre

Above the state's county median ($5,222)

USDA NASS, 2022 Census of Agriculture

Weeks in severe drought

15%

Share of weekly maps, 2021–2026

U.S. Drought Monitor county statistics

Land classed rural

98%

Census 2020 Census urban and rural classification

What to check before buying land in Franklin County

Ordered by what Franklin County's numbers point to. Every parcel differs, so treat this as where to look first.

  1. 1.Budget for a perc test and maybe an engineered septic

    USDA rates 69% of Franklin County's mapped soils "very limited" for conventional septic absorption fields and 0% "not limited".

    Without city sewer you need a septic permit from the county or state health department. Make the offer contingent on a passing soil or perc test; mound and aerobic systems can cost several times a conventional one.

    Guide: Perc tests and septic systems

  2. 2.Check slope where you'd build and where the driveway goes

    36% of Franklin County's mapped soils have an average slope over 15% (USDA SSURGO).

    Steep ground means grading, retaining walls, longer driveways and erosion control. Compare the slope at the house site and along the access route, not just the parcel average.

    Guide: Terrain and slope

  3. 3.Confirm legal road access and power

    The 2020 Census classified 98% of Franklin County's land area as rural.

    Rural tracts are often sold without recorded access or a power line nearby. Get the title company to confirm a recorded easement or public road frontage, and ask the electric co-op what a line extension costs.

    Guide: Road access and landlocked land

  4. 4.Confirm the flood zone at your exact spot

    6% of the county's area is in the 1%-annual-chance (100-year) floodplain FEMA's National Risk Index uses for inland flooding; 11% of its mapped soils flood occasionally or frequently.

    Even where little of the county floods, creeks and low spots do. Check the FEMA zone at the building site and the driveway route.

    Guide: Flood zones before buying land

  5. 5.Check the soils if you plan to farm, graze or garden

    Farm real estate in Franklin County averaged $5,951 an acre including buildings in the 2022 Census of Agriculture, and 35% of its mapped soils are prime or of statewide importance.

    Compare the asking price with recent sales of similar tracts, not the county average, which mixes cropland, pasture, timber and homesites. If an ag tax valuation applies, ask what the rollback taxes would be if you change the use.

    Guide: Land due diligence checklist

  6. 6.Find out where the water comes from

    At least half of Franklin County was in severe drought (D2) or worse in 15% of the 262 weekly U.S. Drought Monitor maps from 2021 to 2026.

    Ask whether the land has a public water connection, an existing well (and its log and yield), or neighbors' well depths from the state well database. For a new well, check permits and typical depth with the state agency first.

    Guide: Wells, public water and water rights

Flood zones, wetlands and water in Franklin County

Area in the 1%-annual-chance (100-year) floodplain
6%, 36th lowest of 95 in Tennessee FEMA National Risk Index
Mapped soils that flood occasionally or frequently
11% USDA NRCS Web Soil Survey (SSURGO)
Hydric soils (a federal wetland indicator)
2.6% USDA NRCS Web Soil Survey (SSURGO)
Poorly or very poorly drained soils
3.2% USDA NRCS Web Soil Survey (SSURGO)
Surface water (lakes, rivers, reservoirs)
21 sq mi Census 2024 Gazetteer Files
Drought on 2026-10-27
100% moderate or worse, 77% severe or worse U.S. Drought Monitor county statistics

The floodplain share is the area FEMA's National Risk Index counts as exposed to inland flooding, mostly mapped 100-year flood zones. It says how common flood-prone land is in Franklin County, not whether a given parcel floods. For that, look up the zone at your exact point on the FEMA Flood Map Service Center or run the free check.

Soils and terrain

Prime farmland
35% USDA NRCS Web Soil Survey (SSURGO)
Farmland of statewide importance
0% USDA NRCS Web Soil Survey (SSURGO)
Average slope over 15%
36% USDA NRCS Web Soil Survey (SSURGO)
Very limited for septic absorption fields
69% USDA NRCS Web Soil Survey (SSURGO)
Not limited for septic absorption fields
0% USDA NRCS Web Soil Survey (SSURGO)

Shares of Franklin County's soil-surveyed land (about 348,936 acres, open water excluded), using each map unit's dominant condition in USDA's SSURGO soil survey. Soils change within a few hundred feet, so the soil at your building site is what matters.

Farms and land use

Farms (2022)
686 USDA NASS, 2022 Census of Agriculture
Share of the county's land in farms
32% USDA NASS, 2022 Census of Agriculture
Average farm size
168 acres (median 43) USDA NASS, 2022 Census of Agriculture
Average value of land and buildings
$5,951 per acre, 30th highest of 95 in Tennessee USDA NASS, 2022 Census of Agriculture
Cropland
71,055 acres USDA NASS, 2022 Census of Agriculture
Pasture and rangeland
26,162 acres USDA NASS, 2022 Census of Agriculture
Woodland on farms
17,897 acres USDA NASS, 2022 Census of Agriculture
Irrigated land
1,350 acres USDA NASS, 2022 Census of Agriculture

Natural hazard ratings

FEMA's National Risk Index rates each hazard for Franklin County relative to every other U.S. county. Overall risk: Relatively Low.

  • DroughtRelatively Moderate
  • Strong windRelatively Moderate
  • TornadoRelatively Moderate
  • Winter weatherRelatively Moderate
  • EarthquakeRelatively Low
  • HailRelatively Low
  • Heat waveRelatively Low
  • River and inland floodingRelatively Low
  • LightningRelatively Low
  • HurricaneVery Low
  • LandslideVery Low
  • WildfireVery Low

FEMA National Risk Index, December 2025

Questions about buying land in Franklin County

How much of Franklin County, TN is in a flood zone?

About 6% of Franklin County's area is in the 1%-annual-chance (100-year) floodplain used by FEMA's National Risk Index (December 2025), 36th lowest of 95 counties in Tennessee. Whether a given parcel is in a flood zone depends on its exact location, so check the FEMA map at your pin.

How much does land cost per acre in Franklin County?

The 2022 Census of Agriculture put the average value of farm land and buildings in Franklin County at $5,951 an acre, 30th highest of 95 counties in Tennessee (the median Tennessee county was $5,222). It's a self-reported average across farms, so small homesites and recreational tracts often sell for more per acre.

Will a septic system work on land in Franklin County?

Often, but test first. USDA soil surveys rate 69% of Franklin County's mapped soils very limited for conventional septic absorption fields, usually because of wetness, slow permeability, shallow rock or flooding. A perc or soil test on the parcel decides what system the health department will permit.

Is there good farmland in Franklin County?

35% of Franklin County's mapped soils are prime farmland, 0% are prime only if drained, irrigated or protected from flooding, and 0% are farmland of statewide importance (USDA SSURGO). The 2022 Census of Agriculture counted 686 farms averaging 168 acres.

How often is Franklin County in drought?

Since 2021, at least half of the county was in severe drought or worse in 15% of weekly U.S. Drought Monitor maps, and in extreme drought in 2.7%. On 2026-10-27, 100% of the county was in moderate drought or worse.

Can I check a specific property in Franklin County?

Yes. Enter the address or drop a pin anywhere in Franklin County on the free check. It shows which checks return data at that exact point, and the full report costs $29: flood zone, slope, soils, wetlands, roads, power lines, wildfire and more, each with its source. It is a screen of public maps, not a survey, title search or perc test.

Check the parcel, not just the county

County numbers tell you what to look for. The free check looks at your exact point in Franklin County: flood zone, slope, soils, wetlands, roads, power and more. The full report is $29.

Check a location in Franklin County

What these numbers can't tell you

  • County shares describe Franklin County as a whole; a parcel can be entirely in or out of a flood zone, wetland or poor soil.
  • It doesn't look at the whole parcel, its boundaries, title, easements, zoning or permits.
  • It isn't a survey, appraisal, elevation certificate, soil or perc test, or Phase I environmental site assessment.
  • It can't see local distribution power lines, driveways, legal access, wells or mineral rights.
  • Maps lag behind the ground, and distances are straight-line, not driving distance.

Sources and vintages

Summarized per county by our build script on 2026-10-31. County figures cover the whole county; checks on the report are at your point.