Franklin County, FL: flood zone, zoning and property lines by address
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Towns in Franklin County: Carrabelle, Eastpoint, Apalachicola.
Flood zone by address
ParcelSheet reads FEMA's National Flood Hazard Layer at the lot: the zone, whether it is a high risk area where lenders ask for flood insurance, and the base flood elevation where FEMA lists one. FEMA's countywide study for Franklin County has 59 FIRM panels, the newest effective October 2024; coastal V zones, where waves add to the flood, are mapped along its shore.
The official panel and any Letter of Map Amendment are at FEMA's Map Service Center. An elevation certificate for a Franklin house comes from a licensed surveyor and is often on file with the county or city building office (Planning and Building).
Property lines
The parcel outline, parcel number and mapped size come from the Florida statewide cadastral (county property appraiser parcels with the Department of Revenue tax roll), so a Franklin lot shows the same lines the property appraiser draws. Franklin County covers about 348,801 acres of land and 561,026 acres of water.
Mapped lines are approximate. The Franklin County Property Appraiser keeps the parcel record; a licensed surveyor sets the true corners.
An example from the county's own records: parcel 2007S04W42300D120010 in Carrabelle, a lot with one house, about 10,920 square feet as mapped, the house built in 1963. Open it to see every card ParcelSheet draws for a Franklin lot.
Zoning
Franklin County zones its unincorporated land, and Carrabelle, Apalachicola each zone the land inside their limits. ParcelSheet shows the use the property appraiser lists for the lot and links Planning and Building for the district, the uses it allows and the lot size it needs.
ADU and guest houses
Florida Statute 163.31771 lets local governments allow an accessory dwelling unit on a lot with a house. Whether a Franklin lot can add one depends on its district; Planning and Building has the rule. ParcelSheet shows the mapped lot size and the ground's slope, the first two things the question turns on.
Septic and soil
ParcelSheet reads the USDA soil survey at the lot: the soil's name, its septic absorption rating and whether it is prime farmland. Franklin County is soil survey area FL037, Franklin County, Florida, last updated September 2026, on Web Soil Survey.
A new or changed septic system in Franklin County needs a permit from the Florida Department of Health in Franklin County, which tests the soil on the lot itself.
Setbacks
Setbacks in Franklin County come from the zoning district: the front, side and rear distances a house must keep. ParcelSheet does not draw setback lines; Planning and Building gives them for the lot's district, and Carrabelle and Apalachicola for land inside their limits. On the Franklin shore, building seaward of the state's Coastal Construction Control Line needs a state permit.
Hazards that apply
- Sinkholes. The Florida Geological Survey lists 1 subsidence incident report in Franklin County (the reports). They are reports, not confirmed sinkholes; ParcelSheet does not rate a lot for sinkholes.
- Storm surge. Franklin County has coastal V zones on its FEMA map, so storm surge reaches its shore. The county's evacuation zones are on its emergency management site; ParcelSheet shows the FEMA zone and the 3 ft sea level rise map at the lot.
- Wind. The Florida Building Code sets the design wind speed for a house in Franklin County; the building office (Planning and Building) applies it at permit.
- Wetlands and wildfire. ParcelSheet shows the National Wetlands Inventory near a Franklin lot and the Forest Service wildfire hazard rating at it.
Questions
Is my house in a flood zone in Franklin County?
Type the address in the box above and ParcelSheet reads FEMA's flood zone at the lot's center. FEMA's countywide flood map for Franklin County has 59 panels, the newest effective October 2024. A lender or insurer uses the official FIRM panel; FEMA's Map Service Center has it.
How do I find property lines in Franklin County?
Open the Florida map, type the address, and the parcel outline from the county property appraiser shows on the map with its parcel number and mapped size. The Franklin County property appraiser keeps the official record. Mapped lines are approximate; only a licensed surveyor sets the true corners.
What is my property zoned in Franklin County?
Zoning in Franklin County is set by the county for unincorporated land and by each city (such as Carrabelle, Apalachicola) inside its own limits. ParcelSheet shows the use code the property appraiser lists and links the office that sets the zoning; the planning office has the final word.
Can I build an ADU in Franklin County?
Florida Statute 163.31771 lets counties and cities allow an accessory dwelling unit, and each sets its own rules. In Franklin County ask the zoning office for the lot's district first; ParcelSheet shows the lot size as mapped so you can see the room you have.
Do I need a septic permit in Franklin County?
Yes. A new or changed septic system in Franklin County needs a permit from the Florida Department of Health in Franklin County. ParcelSheet shows the USDA soil survey's septic rating at the lot, from survey area FL037 (Franklin County, Florida).
Next to Franklin County: Gulf County, Liberty County, Wakulla County.
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