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Updated 2025 Tax Year

Franklin County
Property Tax Guide

Everything you need to know about property taxes in Franklin County, TX. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
$0.39879 per $100 county base rate, varies by district with school and city additions (typically 2.0-2.5% total)
1st Due
Jan 31
Exemptions
6+ Available
Section 1

How Property Tax Works

Franklin County, Texas operates under the state's property tax system, which serves as the primary funding mechanism for local government services, school districts, and special districts. Property taxes in Franklin County fund essential services including public education, county operations, emergency services, road maintenance, and various municipal services. The county follows Texas Property Tax Code regulations, with assessments based on market value as of January 1st each year.

Property tax rates in Franklin County vary significantly by location within the county due to overlapping taxing jurisdictions. While the base county rate for 2025 is $0.39879 per $100 of assessed value, residents also pay additional rates to school districts, cities, and special districts depending on their specific location. The total effective tax rate typically ranges from approximately 1.5% to 2.2% of assessed value, making the actual tax burden highly dependent on which taxing entities serve your property. Major school districts in the county include Mount Vernon ISD and Sulphur Bluff ISD, each with their own tax rates that combine with county and municipal rates.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100)DescriptionLevy Year
Franklin County$0.39879Base county operations, servicesFY 2025
School DistrictsVariesMount Vernon ISD, Sulphur Bluff ISD rates varyFY 2025
CitiesVariesMunicipal services (where applicable)FY 2025
Special DistrictsVariesEmergency services, water, other special purposesFY 2025

Note: The county rate of $0.39879 per $100 valuation required voter approval for 2025, as it exceeds the no-new-revenue rate of $0.35228. School district rates, municipal rates, and special district assessments vary by location within Franklin County. Contact the Franklin County Appraisal District for your specific total rate based on your property's taxing jurisdictions.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Franklin County, property taxes are due in two installments:

First Installment
Jan 31
Delinquent after Dec 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Franklin County are additional property tax assessments that occur when there are changes to a property's ownership, improvements, or classification during the tax year. The most common triggers include new construction completion, significant property improvements, changes in exemption status, or correction of assessment errors. When supplemental taxes are levied, they are calculated based on the difference between the old and new assessed values, prorated for the remaining months in the tax year.

For example, if you complete a $50,000 home addition in June and your total tax rate is 2.0%, the supplemental tax would be calculated as: ($50,000 × 0.02) × (7 months remaining ÷ 12 months) = $583 in additional taxes for that year. Supplemental tax bills are typically issued within 30-60 days of the assessment change and follow the same payment schedule as regular property taxes, with the same penalty structure for late payments.

Example Calculation

$300,000 Home (with Homestead Exemption):

  • Market Value: $300,000
  • School District Homestead Exemption: -$100,000 (requires application)
  • Net Taxable Value: $200,000
  • Estimated Tax Rate: 1.8% (varies by district)
  • Annual Tax: $3,600
  • Monthly Escrow: $300

$600,000 Home (with Homestead Exemption):

  • Market Value: $600,000
  • School District Homestead Exemption: -$100,000 (requires application)
  • Net Taxable Value: $500,000
  • Estimated Tax Rate: 1.8% (varies by district)
  • Annual Tax: $9,000
  • Monthly Escrow: $750

$1,000,000 Home (with Homestead Exemption):

  • Market Value: $1,000,000
  • School District Homestead Exemption: -$100,000 (requires application)
  • Net Taxable Value: $900,000
  • Estimated Tax Rate: 1.8% (varies by district)
  • Annual Tax: $16,200
  • Monthly Escrow: $1,350

Note: All exemptions require application to the Franklin County Appraisal District. Homestead exemptions also provide a 10% annual assessment increase cap. Actual rates vary by specific taxing districts.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Franklin County require property tax escrow accounts, where monthly mortgage payments include an estimated portion for property taxes. Lenders collect approximately 1/12th of the annual tax bill each month, plus a small cushion, and pay the taxes directly to Franklin County when due in March. The escrow account is analyzed annually, and lenders will adjust monthly payments up or down based on actual tax bills and account balances.

Property owners should verify that their lender pays taxes on time, as late payment penalties apply regardless of escrow arrangements. If your property taxes increase significantly due to reassessment or rate changes, your monthly escrow payment will be adjusted at the next annual analysis. Homeowners without mortgages or those who have paid off their loans are responsible for making direct payments to Franklin County by the March 31st deadline each year.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
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Section 6

Frequently Asked Questions

Q: When are Franklin County property taxes due for FY 2025? A: Property taxes are due by March 31st annually. Early payment discounts are available for payments made in January and February, and quarterly payment plans may be available.

Q: What homestead tax credit is available and how do I apply? A: The primary residence homestead exemption provides up to $100,000 exemption from school district taxes and caps annual assessment increases at 10%. You must apply with the Franklin County Appraisal District - it is not automatic.

Q: Are there other tax credits I can apply for? A: Additional exemptions may be available for seniors (65+), disabled veterans, and disabled persons. All require separate applications with specific documentation and deadlines, typically by April 30th.

Q: How does the 10% homestead assessment cap work? A: The homestead exemption limits annual increases in your home's assessed value to 10%, even if market value rises more. This caps growth in your tax burden but doesn't reduce current market value.

Q: When are properties reassessed? A: Properties are assessed annually as of January 1st. The Franklin County Appraisal District reviews market values yearly, subject to the 10% cap for homestead properties.

Q: How do I appeal my property assessment? A: File a protest with the Franklin County Appraisal Review Board, typically by May 15th or within 30 days of receiving your notice of appraised value, whichever is later.

Q: What are the penalties for late payment? A: Late payments incur penalties and interest charges that accrue monthly. Contact Franklin County Tax Office for current penalty rates and payment arrangements.

Q: Can I pay my property taxes online? A: Contact the Franklin County Tax Office for available online payment options and accepted payment methods for current year taxes.

Q: Why do property tax rates vary within Franklin County? A: Different combinations of school districts, cities, and special districts create varying total tax rates. Your specific rate depends on which taxing entities serve your property location.

Q: How do special district taxes work? A: Special districts for services like emergency response, water, or hospital districts levy additional taxes. These appear as separate line items on your tax bill and vary by geographic area within the county.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
Notice of Public Hearing on Tax Rate - Franklin County, Texasco.franklin.tx.us
02
Tax Doc
order for adoption of 2024 tax rate for 2025 budgetco.franklin.tx.us
03
County
2025 Budget - Franklin County, Texasco.franklin.tx.us
04
Tax Doc
96-1717 Handbook of Texas Property Tax Rulescomptroller.texas.gov
05
Tax Doc
Important Dates & Deadlines – Taxesflaglertax.gov
06
Quarterly Payment Scheduleco.franklin.tx.us
07
2023 ISD Summary Worksheet - Texas Comptrollercomptroller.texas.gov
08
2024 ISD Summary Worksheet - Texas Comptrollercomptroller.texas.gov
09
2022 ISD Summary Worksheet - Texas Comptrollercomptroller.texas.gov
10
2025 Miscellaneous Funds Adopted Budget Indexfranklincountywa.gov
All sources verified as of 2025 Tax Year

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