Franklin County Appraisal District Frankin CAD and Tax info 2026

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Franklin County, Texas · Property search, exemptions, protests, taxes, minerals, deeds, lake rules and septic permits

Track a Franklin County Parcel From the Mount Vernon Search to the Correct Official Record

Start with Franklin County Appraisal District when you need a Property ID, appraisal owner, legal description, acreage, market value, exemption, productivity value, mineral-account route, GIS parcel or protest information.

Continue to the Franklin County Tax Assessor-Collector for bills and payments, the County Clerk for deeds and liens, the Septic Inspector for on-site sewage permits, or the Franklin County Water District for Lake Cypress Springs leases and development rules.

Search official Franklin CAD records Search and pay property taxes Find the correct office
Property ID Owner ID Geographic ID Owner last name Abstract or subdivision Legal description
LAKE CYPRESS PARCEL SONAR VERIFYING ACCOUNT
SEARCH → VERIFY → ROUTE → SAVE
2026 protest timing: most normal protest deadlines have passed as of July 31, 2026. The deadline printed on the individual Notice of Appraised Value controls. Contact Franklin CAD immediately when asking about failure to receive notice, a clerical error, duplicate appraisal, ownership error or another limited late-correction route.
Three records answer three different questions: Franklin CAD shows appraisal values and exemptions; the Tax Office shows the live bill and payment status; the County Clerk shows recorded deeds, liens, leases and releases.
Best search detail

Use the Property ID or geographic ID whenever one is available.

CAD office

310 W. Main Street, Mount Vernon, Texas 75457.

Tax Office

204 Texas Highway 37, Mount Vernon, Texas 75457.

Special accounts

Mineral, utility and industrial accounts use specialist appraisal.

Official review

Local portals and procedures reviewed July 31, 2026.

Start with your goal

What do you need from the Franklin County property record?

FIND A PROPERTY Search the appraisal account

Use Basic, Owner, Property, All Criteria or Advanced Search, then verify the legal description.

Follow the search workflow
PAY PROPERTY TAX Move to the Tax Office

Confirm the property, tax year, live balance and payment receipt.

Review payment steps
USE ONLINE SERVICES Register and request a PIN

Create a Franklin CAD account before requesting the unique property PIN.

Review account steps
CHECK VALUE OR EXEMPTION Review the complete account

Market, appraised, productivity and taxable values answer different questions.

Understand the value record
CHECK A DEED OR LIEN Use County Clerk records

Search documents back to 1843 instead of treating the CAD owner field as legal-title proof.

Search recorded property documents
BUY LAKE OR RURAL LAND Check more than the parcel map

Review lake rules, septic, plats, flood hazards, access, utilities and title records.

Use the due-diligence checklist

Go directly to the Franklin County property task

Identify the correct account first. Continue to exemptions, protests, tax collection, deed history, lake rules or septic permits only after matching the Property ID and legal description.

Existing article image preserved

Use the Franklin CAD screenshot to choose the correct search tab

The official-site screenshot from the existing article is preserved below. It shows the five search paths available from the Franklin CAD property-search page.

Franklin County Appraisal District property-search screen showing Basic Search, By Owner, By Property, All Criteria and Advanced Search
1. Basic Search Enter an owner name, owner ID, Property ID or address in one search box.
2. By Owner Use owner ID, owner name, care-of name or mailing-address details.
3. By Property Use Property ID, geographic ID, address, legal description, abstract, subdivision or lease.
4. All Criteria or Advanced Combine ownership, property, acreage, category, protest-status and value filters.
The screenshot is a navigation guide, not a current appraisal record. Reopen the live official search before paying, applying, protesting or relying on ownership, value, exemption or acreage information.
Search-method guide

Choose the Franklin CAD search field that matches the information you have

Use the strongest available identifier without excluding the correct account
Search field Best use Practical tip
Property ID Open an exact account from a notice, bill or saved property record. Confirm owner and tax year after opening it.
Owner name Find property held by a person, estate, trust, company or family member. Enter the last name first and try fewer words when necessary.
Owner ID Find accounts linked to one appraisal-system owner. Review every result because one owner may hold multiple parcels.
Geographic ID Match a parcel to a geographic or legal-reference identifier. Do not treat it as a legal boundary.
Street name Find a property when a complete address returns nothing. Remove the house number, direction, city and suffix.
Legal description Search rural, inherited or recently divided land. Enter a distinctive portion rather than the entire description.
Abstract Locate survey-based acreage without a dependable situs address. Compare abstract, tract, acreage and GIS location.
Subdivision Find a lot in a platted development or lake subdivision. Match lot, block, phase and recorded plat.
Lease name or number Locate mineral, industrial or lease-related appraisal accounts. Surface land and mineral interests may use separate records.
Acreage or value filter Research groups of properties in Advanced Search. Use the filter for research—not as proof that every result is comparable.
Property-record decoder

Understand what each Franklin CAD account field does and does not prove

The appraisal account is a starting point—not a replacement for every official record
Field What it identifies What it does not prove Best next action
Property ID The appraisal account used by Franklin CAD. That every other office uses the same identifier. Save it before calling, filing or paying.
Geographic ID A mapping or geographic reference. A surveyed boundary, access right or exact acreage. Compare deed, plat, GIS and survey records.
Owner shown The owner carried for appraisal administration. Complete legal title, heirship or lien status. Search County Clerk records.
Situs address The physical location carried by the appraisal district. Legal access, mailing address or complete legal description. Compare the map and recorded documents.
Legal description An abbreviated tract, lot, block, abstract or subdivision reference. That the abbreviated text is adequate for a deed. Open the recorded instrument or plat.
Acreage The acreage carried for appraisal purposes. Surveyed or legally guaranteed acreage. Verify through a deed and professional survey.
Market value Franklin CAD’s opinion of market value as of January 1. A sale price, insurance value or final tax bill. Compare property facts, sales and condition evidence.
Productivity value Special-use value for qualifying agricultural, wildlife or timber land. Continued qualification after a sale or change of use. Confirm the qualifying acreage and current application status.
Taxable value Value after applicable exemptions for a taxing unit. The live balance, payment status or receipt. Open the Franklin County Tax Office account.
Taxing units The county, city, school and special districts connected to the account. That each unit uses the same exemption or collector. Review every taxing-unit line independently.
The Franklin CAD reappraisal plan explains that field cards may contain abbreviated legal descriptions. The County Clerk maintains the official recorded instruments used to update appraisal and mapping records.
GIS parcel guidance

Use Franklin CAD’s interactive map without treating parcel lines as a survey

Open the official BIS interactive map Open Franklin CAD Interactive Map
Locate the property with a known identifier Use the Property ID, geographic ID, owner, street, abstract or subdivision.
Compare neighboring parcels Review roads, adjoining owners, tract shape, subdivision layout and approximate acreage.
Return to the complete property account Confirm that the map parcel and appraisal record share the same identifiers.
Use legal records for legal decisions Obtain the deed, plat, title evidence and professional survey when boundaries, access or acreage matter.
Lake-property rule: a parcel touching or appearing close to Lake Cypress Springs on the CAD map does not prove shoreline ownership, lease rights, dock permission, building approval or access to Franklin County Water District property.
Online account and notices

Register, request a Franklin CAD PIN and manage electronic communication

Create a Franklin CAD account Register with an email address you monitor. Register for Franklin CAD Account
Sign in before requesting a PIN Open Franklin CAD Sign In
Open Request a PIN Franklin CAD assigns a unique online account PIN to the property. Request an Online Account PIN
Enter matching ownership information Use the owner and property details carried on the appraisal notice or property account.
Save the PIN securely Keep it with the Property ID and tax-year records. Do not publish it or share it in public comments.
Request electronic notices separately Complete the Request for Electronic Delivery form and send it to support@franklin-cad.org.
Electronic delivery can replace a mailed copy of the same notice. Monitor the registered email account, save confirmation messages and update the district when the email address changes.
Value and tax explanation

Separate Franklin CAD appraisal value from the final property-tax bill

STEP 1 Market value

Franklin CAD’s opinion of what the property would sell for under normal market conditions as of January 1.

STEP 2 Appraised or productivity value

The value after an applicable appraisal limitation or qualifying special-use appraisal.

STEP 3 Taxable value and bill

Exemptions reduce taxable value; adopted rates and the collection ledger determine the bill.

Franklin CAD appraises property for Franklin County, Mount Vernon ISD, the City of Mount Vernon, the City of Winnsboro, Rivercrest ISD, Saltillo ISD, Sulphur Bluff ISD, Winnsboro ISD and Franklin County Water District.
The Franklin CAD homepage currently displays 2025 tax rates. Treat those figures as historical until 2026 rates are proposed and adopted. The local tax-transparency database is updated during August and September.
Do not estimate a buyer’s future bill from the seller’s current taxes. Homestead exemptions, appraisal limitations, tax ceilings and productivity appraisal can change after a transfer.
Free local tool

Franklin County property-office router

Choose the task that matches your question. The tool directs you to the most useful official starting point and does not transmit your information.

Choose a task to see the correct official route.
Search troubleshooting

Fix common Franklin CAD and Tax Office search problems

Change one search detail at a time
Problem Likely reason Practical fix
Owner name returns nothing The account may use initials, a spouse, estate, trust or business name. Search the last name alone and try alternate ownership names.
Full address fails The appraisal record may contain a shortened or incomplete physical address. Search only the street name, then use the owner or Property ID.
Rural tract has no normal address The property may be indexed by abstract, subdivision, legal description or geographic ID. Use By Property, All Criteria or the GIS map.
Lake property is difficult to identify The parcel, subdivision lot and Water District lease may use different references. Compare Property ID, subdivision, deed, plat and FCWD records.
Recently purchased property shows the seller The recorded deed may still be processing into the appraisal system. Confirm the instrument with the County Clerk and provide it to CAD.
Mineral account is missing Mineral interests can be separate from the surface-real-estate account. Search lease name or number and contact CAD about Pritchard & Abbott records.
Expected exemption is missing The application may be pending, incomplete, filed for another year or denied. Check the tax year and contact CAD with filing proof.
Tax portal shows a different amount The collection ledger may include penalties, interest, credits or later payments. Use the Tax Office amount as the live collection balance.
PIN request does not work The account or ownership information may not match the district record. Verify the owner and Property ID, then contact support@franklin-cad.org.
Prepared Franklin CAD call script
I am researching Franklin CAD Property ID [number] / geographic ID [number] for [address or legal description]. I am reviewing tax year [year]. The record currently shows [owner, value, exemption, acreage or property detail], and I need help with [exact issue]. Which department, form or official document controls this question?
Exemption review

Verify Franklin County exemptions on the complete property account

Residence homestead

Confirm the home is the applicant’s principal residence and the benefit appears for the correct year.

Age 65 or older

Review the additional exemption, school-tax ceiling and possible payment or deferral options.

Disabled person

Check qualification documents, additional exemption and applicable tax ceiling.

Disabled veteran

Use the correct veteran application and attach the required VA documentation.

Heir-property homestead

Inherited ownership may require affidavits or other evidence when conventional title is incomplete.

Other exemptions

Charitable, religious, cemetery, disaster and other property may qualify under specific requirements.

Prepare these documents

Property ID and owner ID
Owner name exactly as recorded
Property and mailing addresses
Colour copy of driver licence or accepted identification
Occupancy or qualification date
Age, disability or VA evidence
Deed, heirship or probate documents
Submission receipt or mailing proof
Franklin CAD’s forms page states that homestead applications must include a coloured copy of the applicant’s driver licence or other information required by the Texas Property Tax Code.
The current school-district residence-homestead exemption is $140,000. Local-option exemptions and taxable values can differ by taxing unit.
Open Franklin CAD forms Register online Email Franklin CAD
Farm, wildlife and timber land

Review Franklin County special appraisal under qualifying-use rules

Agricultural, wildlife and timber appraisal is based on qualifying use and productivity—not simply owning acreage. A qualified account can display both market value and a lower productivity value.

Use history matters

Prepare evidence showing the type, duration and intensity of qualifying land use.

Local intensity matters

The operation should meet a level of agricultural activity typical for the area.

Productivity value differs

Review both market and productivity values in the land section.

Wildlife requires management

Prepare the management plan, annual report and evidence of approved practices.

Timber has separate forms

Use the timberland or restricted-use timberland application that matches the property.

New owners should recheck

Do not assume that the seller’s special appraisal automatically continues after closing.

Leases can support use evidence

Keep signed leases, livestock records, receipts, photographs and management records.

Change of use may create additional tax

Ask CAD about rollback consequences before changing qualified land.

Acreage must match the application

Compare the qualifying acreage with the deed, GIS map and land-account details.

Open agricultural, wildlife and timber forms
Business, mineral and industrial accounts

Use the correct Franklin CAD route for special-property records

Business personal property

Review furniture, equipment, machinery, inventory, vehicles and other income-producing assets.

Rendition filing

Franklin CAD publishes business-personal-property and general-real-property rendition forms.

Dealer inventory

Heavy-equipment dealers use specialised inventory declarations and monthly tax statements.

Mineral accounts

Mineral interests may use lease names or numbers and can be separate from surface land.

Specialist appraisal

Mineral, utility and industrial accounts are appraised for Franklin CAD by Pritchard & Abbott.

Legal ownership remains separate

Use County Clerk oil-and-gas lease and property records when legal mineral ownership matters.

Normal rendition timing: most business personal property renditions are due April 15. A timely written extension request generally moves the deadline to May 15.
Open rendition forms Review mineral notices
Appraisal protest and correction

Identify the Franklin County appraisal issue before choosing a filing route

As of July 31, 2026, the normal filing period has generally passed. Contact Franklin CAD immediately rather than assuming the online protest portal will preserve a late filing.
Save the current property record Preserve the Property ID, owner, legal description, values, exemptions and property characteristics.
Identify the exact issue Separate market value, unequal appraisal, exemption, special appraisal, clerical error, duplicate appraisal, ownership or failure-to-receive-notice concerns.
Open the official online protest route Open Franklin CAD Online Protest
Check whether a PIN is required Register and request the property’s online account PIN when instructed.
Use the official paper form when necessary Franklin CAD publishes a Notice of Protest form and Property Owner’s Affidavit of Evidence. Open Protest Forms
Contact the district about late or correction remedies Explain the tax year, notice history and specific error. A correction route is not the same as a normal value protest.
Keep proof of every filing Save the confirmation number, email, attachment, certified-mail receipt or stamped copy.
The Appraisal Review Board can hear appraisal and exemption disputes, but it does not set tax rates, decide how tax money is spent or control a taxpayer’s ability to pay.
Evidence preparation

Build a Franklin County protest file around one clear issue

Comparable sales

Use properties with similar use, size, age, quality, condition and location.

Unequal appraisal

Compare appropriately adjusted appraisal values—not unrelated listings.

Condition evidence

Use dated photographs, repair estimates and inspection reports.

Land limitations

Document access, flood hazard, easements, topography, utility and septic constraints.

Property-data errors

Prove incorrect square footage, building class, condition, outbuildings or acreage.

Agricultural qualification

Use land-use history, leases, livestock, crop, wildlife or timber records.

Business assets

Use purchase, disposal, inventory, depreciation and location records.

District evidence

Mark incorrect characteristics, dissimilar sales and unsupported adjustments.

Requested result

State the value or correction requested and connect each exhibit to it.

Notice or decision being challenged
Saved Franklin CAD property record
One-page issue summary
Requested value or correction
Comparable or equal-appraisal table
Dated photographs and estimates
Deed, survey, lease or permit evidence
Proof of filing and evidence delivery
Tax search, payment and receipt

Pay Franklin County property taxes through the official Tax Office system

The Franklin County Tax Office portal allows property searches, online payments and printing of property-tax receipts. The Tax Office also states that electronic checks are accepted online.
Open the official Tax Office website Open Franklin County Tax Office
Search the property Start with owner, address or Property ID. Use Advanced Search for CAD ID, legal description, abstract, subdivision, acreage, property type or owner ID.
Confirm the correct account and tax year Match the owner, situs address, legal description and appraisal identifier.
Review every balance Check current tax, delinquent tax, penalties, interest, prior payments and credits.
Choose the official payment option Review the total and any provider fee before authorising payment.
Save the receipt Keep the Property ID, tax year, amount, date, payment method and confirmation number.
Verify posting Contact the Tax Office if the payment does not appear on the correct account and year after normal processing.
Night drop

Use the drop box in front of the Tax Office and include a current mailing address for the receipt.

Mail service

Mail property-tax payments to P.O. Box 70, Mount Vernon, Texas 75457.

Quarterly payments

Review the official quarterly-payment schedule when the account qualifies.

Address discrepancy warning: the official county Tax Office page and tax portal list 204 Texas Highway 37. Some Franklin CAD transparency text still displays 208 South Highway 37. Call (903) 537-2358 before travelling.
Recorded property documents

Search Franklin County deeds, liens, oil-and-gas leases and releases

The County Clerk’s new public-access system provides free searching and viewing. Deed records are indexed and imaged from 1843 forward. Contract, lien and oil-and-gas lease records are indexed and imaged from 1910 forward.
Open the official Records Public Access portal Search Franklin County Clerk Records
Accept the official disclaimer The online index is a research guide and does not certify the authenticity of every displayed item.
Search all possible name spellings Try current owners, former owners, spouses, estates, trusts, companies and alternate spellings.
Narrow the date and document type Search deeds, deeds of trust, liens, releases, contracts, oil-and-gas leases and other relevant records.
Open the document image Compare the parties, date, instrument number, legal description, abstract, lot, block and acreage.
Register for Fraud Notify Property owners can receive an email when a document containing a registered name is filed.
Use professional title work when risk matters An index search does not guarantee clear title or identify every legal interest.
Valid identification is required when presenting a document for recording in person. The County Clerk states that documents cannot be accepted over the counter without the required identification.
Published Clerk fees

Prepare the correct Franklin County recording or copy fee

Confirm the current total with the County Clerk before filing or ordering
Service Published amount Practical note
Real-property recording $25 first page Additional indexing or document penalties may apply.
Additional recording page $4 per page A page includes any page or part containing visible marks.
Additional indexed name $0.25 after five names Ask the Clerk to calculate the total before filing.
Certified copy $1 per page plus $5 certification Specify the instrument number and required copy type.
Noncertified copy $1 per page Online printing requires account registration and payment.
Standard replat recording $31 New plats have additional requirements and fees.
New-plat additional fee $100 Franklin County does not accept two-page plats.
Credit/debit convenience fee Greater of $2 or 2.85% American Express and phone card payments are not accepted.
New plats and replats must follow Franklin County’s Commissioner’s Court procedure. All information, signatures, drawing and field notes must fit on one page.
On-site sewage facilities

Check Franklin County septic requirements before buying or building

Open the official Septic Inspector page Open Franklin County Septic Information
Download the permit application and checklist Review required property, design, site-evaluation and installer information before work begins.
Confirm the lot and legal description Match the application with the deed, survey, acreage and Franklin CAD Property ID.
Complete the site evaluation Soil, slope, floodplain, water wells, property lines and disposal-area suitability can affect the system design.
Pay the correct permit fee The county currently publishes $375 for residential systems and $550 for commercial systems.
Wait for required authorisation and inspections Do not install, alter or rely on a system before confirming county approval.
Acreage alone does not guarantee septic approval. System suitability depends on soil, setbacks, flood hazards, property layout, water sources and the proposed design.
Lake Cypress Springs property

Check Franklin County Water District records before changing a lake property

Franklin County Water District owns and manages Lake Cypress Springs and maintains separate rules for leased property, development standards, replats, on-water facilities, environmental protection and construction on district property.
Confirm ownership versus lease rights

A CAD parcel, deed and Water District lease can describe different legal interests.

Review current rules

Check development, replat, environmental, dock and on-water-facility requirements.

Open FCWD Rules
Check district bills separately

Water District lease or service charges are not the same as county property taxes.

Verify shoreline and access

Use surveys, lease documents, recorded easements and district records.

Confirm permit responsibility

Lake projects may involve FCWD and, in some situations, U.S. Army Corps of Engineers review.

Check short-term-rental rules

FCWD rules include restrictions affecting short-term rental of leased property.

Do not treat lake access as included merely because a property listing mentions the lake. Verify the deed, subdivision documents, FCWD lease, access rights, dock status and current district rules.
Open Franklin County Water District Open Lake Cypress Springs FAQ
Buyer, owner and heir checklist

Complete these checks before buying or improving Franklin County property

Confirm parcel identity

Match Property ID, geographic ID, deed, legal description, GIS location and acreage.

Review every tax year

Check current and delinquent balances, payment history and quarterly-payment status.

Search deed and lien history

Review recorded instruments and obtain professional title work when transaction risk matters.

Recalculate exemptions

The seller’s homestead exemption, cap and tax ceiling may not transfer.

Check school-district lines

Franklin County property can involve Mount Vernon, Winnsboro, Rivercrest, Saltillo or Sulphur Bluff ISD.

Check special appraisal

Confirm whether agricultural, wildlife or timber qualification will continue.

Inspect septic records

Verify permits, design, maintenance needs and replacement-area availability.

Review flood hazards

Use FEMA mapping, local hazard plans, site inspection and insurance guidance.

Check plat procedures

Land division or replatting can require County Clerk and Commissioner’s Court action.

Verify mineral ownership separately

Surface ownership does not prove ownership of every mineral interest.

Review lake rules

Lake Cypress Springs property may involve FCWD leases, construction standards and water-related permits.

Check hazard history

Review Franklin County’s hazard-mitigation plan and current emergency-management information.

A low CAD value or current tax bill does not prove that a property is buildable, insurable or free of title risk. Those decisions require legal, permit, septic, flood, access, utility and insurance research.
Data and appraisal methodology

Use Franklin CAD reports for research beyond one property account

2025-2026 reappraisal plan

Review appraisal cycles, field-card practices, deed updates and GIS maintenance.

Annual report

Review district workload, notices, protests, appraisal methods and ARB responsibilities.

Tax rates

The district currently displays 2025 rates; use 2026 transparency updates when available.

Appraisal records

Use broader data for research while verifying important conclusions against the live account.

Protest-hearing search

Review available hearing information while treating the individual notice as controlling.

Board agendas

Use official news and meeting notices for district governance and public-comment information.

Open Records, Data and Reports Search protest hearings
Property-tax action calendar

Important Franklin County appraisal and payment dates

Ownership, use and valuation date Most appraisal questions begin with the property’s ownership, use and condition on January 1.
Business personal property rendition Most renditions are due April 15. A timely written extension request generally moves the deadline to May 15.
Many exemption and special-appraisal applications Many homestead, agricultural, wildlife and timber applications use April 30, subject to specific late-filing provisions.
Normal protest timing Most protests are due May 15 or the 30th day after the appraisal notice is delivered, whichever date is later.
Typical ARB hearing period Follow the individual hearing notice and Franklin CAD’s current hearing procedures.
Tax-transparency updates Local governing bodies propose and adopt the rates used to calculate property taxes.
Tax statements generally begin Confirm the property, year, exemptions, taxing units and amount before paying.
Normal 2026 tax-year payment timing January 31, 2027 falls on a Sunday, so the next-business-day rule generally moves timely payment to Monday, February 1, 2027.
The individual notice, hearing order, application or tax statement controls. General dates do not replace a property-specific delivery date, extension, late-filing provision or postponed delinquency date.
Verified local contacts

Franklin County appraisal, tax, deed, septic and hazard offices

Franklin County Appraisal District
310 W. Main Street
Mount Vernon, Texas 75457
Mailing: P.O. Box 720, Mount Vernon, Texas 75457-0720

Phone: (903) 537-2286
Fax: (903) 537-2812
Email: support@franklin-cad.org

Hours: Monday-Thursday 8:00 AM-4:30 PM; Friday 8:00 AM-12:00 PM.

Chief Appraiser: Russell McCurdy, RPA, RTA, CCA, CTA

Franklin County Tax Assessor-Collector
204 Texas Highway 37
Mount Vernon, Texas 75457
Mailing: P.O. Box 70, Mount Vernon, Texas 75457

Property tax: (903) 537-2358
Vehicle registration: (903) 537-4383
Fax: (903) 537-3483

Tax Assessor-Collector: Melissa McSwain Clawson

Hours: Monday-Thursday 8:00 AM-4:45 PM, closed 11:30 AM-12:30 PM; Friday 8:00 AM-4:00 PM, open through lunch.

Franklin County Clerk
200 N. Kaufman Street
Mount Vernon, Texas 75457

Phone: (903) 537-8357
Fax: (903) 537-2962
Email: countyclerk@co.franklin.tx.us

County Clerk: Brook Bussell

Hours: Monday-Thursday 8:15 AM-12:00 PM and 1:00 PM-4:30 PM; Friday 8:15 AM-3:30 PM.

Franklin County Septic Inspector
204 Texas Highway 37
Mount Vernon, Texas 75457

Phone: (903) 537-8346
Fax: (903) 537-2632

Designated Representative: Max Cannaday

Administrative Assistant: Jennifer Cooper

Email: jennifer.cooper@co.franklin.tx.us

Franklin County Emergency Management
204 Texas Highway 37
Mount Vernon, Texas 75457

Phone: (903) 537-4539

Use for county hazard-mitigation planning and emergency-management information.

Franklin County Water District

Use for Lake Cypress Springs district leases, bills, development standards, dock or on-water-facility rules and environmental requirements.

Open Franklin County Water District
Official action links

Official Franklin County property resources

Franklin CAD homepage

Property search, current notices, contacts and appraisal information.

Open Franklin CAD
Interactive map

Review approximate parcel location and surrounding appraisal records.

Open GIS map
Account registration

Create an online account before requesting a property PIN.

Register online
PIN request

Request the unique PIN connected to the Franklin CAD property account.

Request PIN
Online protest

Use the official appeal route and preserve the filing confirmation.

Open online protest
Forms

Download exemption, agricultural, wildlife, timber, protest and rendition forms.

Open forms
County Tax Office

Search accounts, pay taxes, print receipts and review balances.

Open Tax Office portal
County Clerk

Review office hours, recording information, fees and property records.

Open County Clerk
Official public records

Search deeds, liens, contracts, leases and releases.

Open Clerk record search
Plat procedures

Review Commissioner’s Court readings, signatures, advertising and recording requirements.

Open plat procedures
Septic permits

Find the application, checklist, rules and current permit fees.

Open septic information
Franklin County Water District

Review Lake Cypress Springs rules, leases, bills and development requirements.

Open Water District
Hazard Mitigation Plan

Review county-level hazard risks and mitigation planning.

Open hazard plan
Texas Comptroller directory

Cross-check CAD contacts, active taxing units and collection responsibilities.

Open Franklin County directory
FEMA flood maps

Search official flood-hazard maps before buying or developing property.

Open FEMA Map Service Center
Editorial accountability

How this Franklin County guide was rebuilt and verified

Mahesh Kumar, editor of AppraisalDistrict.org

Independent review of appraisal, collection, deed, septic and lake-property systems

This rebuild preserves the images from the existing article while replacing its short overview with complete property-search, screenshot, PIN, electronic-notice, exemption, agricultural, protest, tax-payment, deed, mineral, septic and Lake Cypress Springs workflows.

Official resources reviewed include Franklin County Appraisal District, Franklin County Tax Assessor-Collector, Franklin County Clerk, Franklin County Septic Inspector, Franklin County Water District, Franklin County Emergency Management and the Texas Comptroller.

AppraisalDistrict.org is an independent informational website and is not operated by Franklin County Appraisal District, Franklin County, Franklin County Water District or any Texas government agency.

Franklin County answers

10 common Franklin County appraisal and property-tax questions

1. What is the official Franklin County Appraisal District website?

The official website is franklin-cad.org. Use it for property search, maps, account registration, PIN requests, forms, protests and district contact information.

2. How do I search Franklin County property records?

Open Franklin CAD’s official website and choose Basic Search, By Owner, By Property, All Criteria or Advanced Search. Use the Property ID when available, or search by owner, address, geographic ID, legal description, abstract, subdivision or lease.

3. Why does my Franklin CAD address search show no result?

The account may use a shortened street name, different direction, rural description or incomplete situs address. Search only the street name, then try owner, Property ID, geographic ID, abstract, subdivision or GIS map.

4. Does Franklin County Appraisal District collect property taxes?

No. Franklin CAD appraises property and handles exemptions and protests. Franklin County Tax Assessor-Collector handles payments, balances, receipts, penalties and quarterly-payment questions.

5. How do I pay Franklin County property taxes online?

Open the official Franklin County Tax Office portal, search and verify the account, review the year and balance, complete the payment and save the receipt.

6. What was the Franklin County protest deadline for 2026?

Most protests were due by May 15 or the 30th day after the appraisal notice was delivered, whichever was later. The individual notice controls. As of July 31, contact Franklin CAD immediately about any limited late-protest or correction option.

7. How do I obtain a Franklin CAD online account PIN?

Create or sign in to a Franklin CAD account, open the Request a PIN page and enter the property and ownership details requested.

8. Can Franklin CAD maps or acreage be used as a legal survey?

No. The appraisal record and GIS map are research tools. Verify legal descriptions, acreage, access and boundaries through deeds, plats, title records and a professional survey.

9. Where can I search Franklin County deeds and liens?

Use the official County Clerk Records Public Access portal. Deeds are indexed and imaged from 1843 forward, while contract, lien and oil-and-gas lease records are available from 1910 forward.

10. Where is Franklin County Appraisal District located?

Franklin CAD is at 310 W. Main Street, Mount Vernon, Texas 75457. Its mailing address is P.O. Box 720, Mount Vernon, Texas 75457-0720, and its phone number is (903) 537-2286.

Accuracy, deadline and official-use notice

AppraisalDistrict.org is an independent informational resource. It is not Franklin County Appraisal District, the Franklin County Appraisal Review Board, Franklin County Tax Assessor-Collector, Franklin County Clerk, Franklin County Water District, Franklin County government or the Texas Comptroller.

Owners, values, exemptions, tax balances, payment providers, office personnel, addresses, hours, forms, fees, lake rules and deadlines can change. Verify the live official record before paying, filing, travelling, buying, selling or beginning construction.

Franklin CAD maps, acreage and abbreviated legal descriptions should not replace a recorded deed, plat, title examination, professional survey, flood-hazard review, septic permit or Franklin County Water District approval.

The county Tax Office and its payment portal list 204 Texas Highway 37, while some appraisal-district transparency text displays 208 South Highway 37. Confirm the current public entrance by calling the Tax Office before visiting.

Official-source review completed July 31, 2026. Sources reviewed include Franklin County Appraisal District, Franklin County Tax Assessor-Collector, Franklin County Clerk, Franklin County Septic Inspector, Franklin County Water District, Franklin County Emergency Management, FEMA and the Texas Comptroller Property Tax Assistance Division.

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