Bolthole Index

Franklin County, Florida

Building permits, zoning and land rules in Franklin County, Florida

74Index Score / 100
#7 of 67 in Florida

Unincorporated Franklin County, Florida requires a building permit for projects over $1,000 or 100 square feet, and for every project in a special flood hazard area1. The county also sets zoning there and requires a development permit before construction starts23. Septic permits come from the state, not the county building office: Florida's Department of Environmental Protection took over permitting in Franklin County on January 2, 2025, and the county health department still handles septic inspections45.

At a glance

Building permit
Required over $1,000 or 100 square feet, and for every project in a special flood hazard area1
Zoning
Yes, for land and water in unincorporated Franklin County2
Septic permit
Required for a new septic system; DEP manages permitting, and the county health department still does inspections45
Owner-builder
Allowed for your own one- or two-family home; an owner-builder affidavit is required6
RV living
Not allowed as permanent living quarters; camping up to 14 days if self-contained, with no utility hookups7
Tiny home
On wheels: prohibited as permanent living quarters. On a foundation in R-1 or R-1A: at least 1,000 square feet78
Setbacks (R-1)
25 feet from road-side lot lines, 10 feet from other lot lines9
Conventional septic soils
Only about 0.4% of county soils are rated not limited for a drain field10

Who to call

Building permits

Franklin County Building Department

Plan review, building permits, construction inspections, building-code complaints, contractor licensing and floodplain administration for unincorporated Franklin County

850-653-9783

permits@franklincountyflorida.com

248 Hwy 98, Eastpoint, FL 32328

Online permits →

Zoning

Franklin County Planning & Zoning Department

Parcel zoning, development permits, zoning applications, setbacks and land-use questions in unincorporated Franklin County

850-653-9783

zoning@franklincountyflorida.gov

248 US Highway 98, Eastpoint, Florida 32328

Online permits →

Septic permits

Florida Department of Environmental Protection, Northwest District

State environmental permitting assistance for Franklin County, including the transitioned onsite sewage program

850-595-8300

160 W.Government Street, Suite 308, Pensacola, FL 32502-5794

Floodplain permits

Franklin County Building Department, Floodplain Administration

Floodplain administration and building-permit coordination for projects in special flood hazard areas

850-653-9783

248 Hwy 98, Eastpoint, FL 32328

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

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Do you need a building permit in Franklin County, Florida?

Yes. Unincorporated Franklin County requires a building permit for projects over $1,000 or 100 square feet, and every project in a special flood hazard area needs one regardless of size1. Demolition permits are also required, and they are free1. The county follows the current edition of the Florida Building Code11. Starting work before the permit is issued doubles the fees12. Once the permit is issued, the posted permit and reviewed plans must be on the job site, electrical, plumbing and mechanical contractors need supplemental permits, and inspection requests need 24 hours' notice13. Nobody may occupy a building before the county issues a certificate of occupancy, and a house must be finished and pass a final flood inspection first1415. Florida's agricultural exemption can cover a nonresidential farm building on bona fide agricultural land, but it does not cover a house or override floodplain rules16.

Who issues building permits and zoning approval in Franklin County, Florida?

The Franklin County Building Department issues building permits and inspects construction in unincorporated Franklin County, including St. George Island, Eastpoint and Alligator Point; it is at 248 Hwy 98, Eastpoint, FL 32328, 850-653-9783, permits@franklincountyflorida.com17. Franklin County Planning & Zoning handles parcel zoning, setbacks, land-use questions and development permits at 248 US Highway 98 in Eastpoint, 850-653-9783, zoning@franklincountyflorida.gov18. Floodplain administration sits inside the Building Department19. Online building permit applications are processed in 3-7 business days and paper applications in 7-10 business days; incomplete applications are returned20.

Those rules apply to unincorporated land. Inside Carrabelle, the city issues its own building permits and sets its own zoning2122. Apalachicola sets its own zoning, with a planning and zoning board23. Septic permits do not move to either city: inside Carrabelle, private wastewater systems must still meet state DEP regulations24. A driveway onto a state highway, and any stormwater connection to one, needs a Florida Department of Transportation permit25.

Does Franklin County, Florida have zoning?

Yes. The Franklin County Board of County Commissioners controls zoning of all land and water in unincorporated Franklin County2. The zoning code publishes district-specific uses, lot sizes, setbacks, heights and lot-coverage limits, so the first question for any parcel is which district it sits in2627. The A-2 district requires 40 acres with at least one acre designated for residential use, while R-1 requires one acre, 100 feet wide and 100 feet deep, or an existing lot of record as of July 1, 198128. In R-1, the setback is 25 feet from a property line bordering a private, local arterial or collector road and 10 feet from other property lines9. R-1 and R-1A detached homes need at least 1,000 square feet of enclosed heated living area8. The Building Department says buildings may not exceed 47 feet from finished grade, while many zoning districts set a 35-foot maximum29. Site plans must show that every setback is met, so confirm the district with Planning & Zoning before you design3018.

How do septic permits work in Franklin County, Florida?

Florida requires a permit to construct, install, modify, abandon or repair an onsite septic system, and the process includes a site evaluation31. In Franklin County, the Florida Department of Environmental Protection has managed septic permitting since January 2, 2025, but the Franklin County Health Department's own page says county health offices continue septic permitting and inspection45. Call the DEP Northwest District office and the health department to confirm where your application goes32. The county's residential building application asks for a current septic permit or an existing-system letter from the Franklin County Health Department whenever a septic system will be used33. Only about 0.4% of Franklin County soils are rated not limited for a conventional drain field, so make the site evaluation a purchase contingency and expect to plan for an engineered system10. The county zoning code mentions composting or chemical toilets as alternative wastewater methods, but only in its R-5 multifamily district standards, and they need Planning and Zoning Commission and Board approval34. Where central sewer is available, the county says onsite system owners must connect within 180 days35.

Can you live in an RV or tiny home on your land in Franklin County, Florida?

No. Franklin County's zoning rules prohibit a camper trailer, travel trailer, recreational vehicle or fifth wheel as permanent living quarters, and a tiny home on wheels is treated the same way7. Such a unit may be stored on your property, and camping is allowed for up to 14 days if the camper is self-contained, but hooking it to power, water, sewer or septic is not permitted7. The code allows RV parking and camping as limited-stay facilities in the C-3 district and camping in the P-2 district, which are recreational uses, not living on your own parcel3637. A county ordinance also bars camping on beaches, dunes, causeways and barrier islands37. A tiny home on a foundation is judged as a house: R-1 and R-1A detached dwellings need at least 1,000 square feet of enclosed heated living area8. Mobile homes may be placed on R-2 or R-4 lots, are not permitted on St. George Island or in a V zone, and face added wind and flood requirements38. Ask Planning & Zoning to confirm the district and your plan before buying or moving a unit18.

What are the steps to build a home in Franklin County, Florida?

  1. Ask Planning & Zoning for the parcel's district, allowed use, lot standard and setbacks1826.
  2. Settle water and wastewater: the development application needs a current onsite sewage permit or inspection certificate, or a central wastewater availability letter3.
  3. Prepare the legal description, location map, sketch plan and a sealed survey identifying wetlands or dunes, and get the development permit before any construction begins3.
  4. Show driveway culverts on the sketch; a driveway that needs a culvert needs a final inspection before the certificate of occupancy, and a state-highway connection needs a Florida Department of Transportation permit2539.
  5. Submit the building permit application to the Building Department: two sets of plans, boundary survey, site plan, energy code form, water and sewer letter, and the septic permit if applicable, plus an owner-builder affidavit only if you act as your own contractor4017.
  6. Keep the permit and reviewed plans on site, request inspections 24 hours ahead, and do not depart from approved plans without written approval13.
  7. Finish the house and complete the final flood review and closeout documents for the certificate of occupancy15.

What should you check before buying land in Franklin County, Florida?

Start with the zoning district, flood exposure, legal access, water service and septic feasibility2641253. In a special flood hazard area, a development application needs a topographic map with one-foot contours, and elevation certificates are required for all new buildings42. County guidance says new structures must be built at least one foot above base flood elevation41. Septic deserves early attention because only about 0.4% of county soils are rated not limited for a conventional drain field10. If you plan to divide land, Franklin County regulates subdivisions, and R-1A applies only in approved, recorded subdivisions with central water and sewer43. If you build as an owner-builder, the home must be for your own use or occupancy, not built for sale or lease, and a sale or lease within one year creates a presumption of violation6. The effective property-tax rate is about 0.6%, with a median annual bill of about $1,5724445. Florida requires a permit from the water management district or its delegated authority before a private well is built, repaired or abandoned; the Health Department is the office the county sends applicants to4647.

Watch-outs

  • Every project in a special flood hazard area requires a Franklin County permit, even when its cost and size fall below the ordinary thresholds1.
  • A county owner-builder affidavit addresses who acts as contractor; it does not remove the building-permit requirement481.
  • Franklin County prohibits a camper, travel trailer, RV, fifth wheel or wheeled tiny home as permanent living quarters, and allows camping for up to 14 days only if self-contained, with no utility hookups7.
  • Septic authority is split between DEP and the county health department, so confirm with both offices before you apply49.
  • We could not confirm county rules on accessory dwellings or short-term rentals; ask Franklin County Planning & Zoning18.

Sources

  1. Project Guidance | Franklin County Building Dept, quoted and re-checked
  2. The Franklin County Zoning Code, quoted and re-checked
  3. The Franklin County Zoning Code, quoted and re-checked
  4. Onsite Sewage & Septic, quoted and re-checked
  5. Onsite Sewage Disposal, quoted and re-checked
  6. OWNER BUILDER AFFIDAVIT, quoted and re-checked
  7. zoning.franklincountyflorida.gov, quoted and re-checked
  8. The Franklin County Zoning Code, quoted and re-checked
  9. The Franklin County Zoning Code, quoted and re-checked
  10. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  11. Project Guidance | Franklin County Building Dept, quoted and re-checked
  12. PERMITTING FEE TABLE SCHEDULE, quoted and re-checked
  13. Building Inspection Schedule, quoted and re-checked
  14. TEMPORARY POWER AFFIDAVIT, quoted and re-checked
  15. Building Inspection Schedule, quoted and re-checked
  16. F.S. 604.50 — Nonresidential farm buildings; farm fences; farm signs (Florida statewide rule), quoted and re-checked
  17. Franklin County Building Department (building.franklincountyflorida.gov)
  18. Franklin County Planning & Zoning Department (zoning.franklincountyflorida.gov)
  19. Franklin County Building Department, Floodplain Administration (building.franklincountyflorida.gov)
  20. Apply for a Permit, quoted and re-checked
  21. Carrabelle: Carrabelle LDC Sec. 1.03.02.02 Building permits required (Franklin County), quoted and re-checked
  22. Carrabelle: Carrabelle LDC Sec. 2.01.03 Establishment of zoning districts and official zoning map (Franklin County), quoted and re-checked
  23. Apalachicola: Apalachicola Code Sec. 111-268 R-1 single-family residential (Franklin County), quoted and re-checked
  24. Carrabelle: Carrabelle Code Sec. 70-194 Design standards; minimum lot area (Franklin County), quoted and re-checked
  25. The Franklin County Zoning Code, quoted and re-checked
  26. The Franklin County Zoning Code, quoted and re-checked
  27. THE FRANKLIN COUNTY ZONING CODE, quoted and re-checked
  28. The Franklin County Zoning Code, quoted and re-checked
  29. Project Guidance | Franklin County Building Department, quoted and re-checked
  30. building.franklincountyflorida.gov, quoted and re-checked
  31. OSTDS Construction Application (Florida statewide rule), quoted and re-checked
  32. Florida Department of Environmental Protection, Northwest District (floridadep.gov)
  33. New Residential Building Permit Application, quoted and re-checked
  34. The Franklin County Zoning Code, quoted and re-checked
  35. franklincountyflorida.com, quoted and re-checked
  36. The Franklin County Zoning Code, quoted and re-checked
  37. The Franklin County Zoning Code, quoted and re-checked
  38. Project Guidance | Franklin County Building Department, quoted and re-checked
  39. Driveway Connection Permit, quoted and re-checked
  40. New Residential Building Permit Application, quoted and re-checked
  41. Project Guidance | Franklin County Building Department, quoted and re-checked
  42. Project Guidance, quoted and re-checked
  43. The Franklin County Zoning Code, quoted and re-checked
  44. Effective property tax rate: Bolthole Index county data
  45. Median property tax bill: Bolthole Index county data
  46. Water Well Contractor Licensing and Permitting (Florida statewide rule), quoted and re-checked
  47. Project Guidance | Franklin County Building Dept, quoted and re-checked
  48. New Residential Building Permit Application, quoted and re-checked
  49. Onsite Sewage & Septic, quoted and re-checked

Written October 16, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, Franklin County requires a building permit for a home.

RuleFranklin CountyGulf CountyLiberty CountyWakulla CountyCalhoun CountyGadsden CountyBay County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsFL Dept. of Health in Franklin CountyFDEPFL Dept. of Env. ProtectionFL Dept. of Env. ProtectionFDEPFDEPFDEP

County locator

Franklin County in Florida

74
County map
Franklin County highlighted among the Florida counties · colored by Index score

How Franklin County scores

Seclusion81100% ev.
Self-Sufficiency62100% ev.
Admin Boringness3990% ev.
Durability53100% ev.
Property Autonomy91100% ev.
Carry Cost7394% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$429kTypical home
0.6%Property tax
$6,207Land / acre
56.5"Annual rain
5.9% of yrsSevere drought
1.9 / yr (+1.8)Mid-century 100°F days
17.1 daysMid-century dry spell
3.86" (+6.3%)Mid-century 1-day rain
1.14×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
6,818People within 30 min
795,380People within 2 hr
8,019Radius comparison (15 mi)
23.1People / sq mi
9.9%Federal land
99.5%Land at 15% slope or less
0.4%Soils rated "not limited" for septic (strict USDA rating)
1,186 acWorkable land screen
58.9%Wooded land
41.6 tonsBiomass / forest ac
68.6°FAvg temp

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Cities and towns in Franklin County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Answers from the rulebook for Franklin County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Franklin County rules

  • Building permitLimited

    County building projects, including projects in unincorporated Franklin County.

    • Permits are required for all projects over $1,000.00 or 100 square feet.
    • All projects in a special flood hazard area require a permit.
    • Demolition permits are required for FEMA compliance and are free.
    • Site preparation, dock, and seawall permits are issued by the zoning department.

    project cost threshold: > 1000 USD · project area threshold: > 100 sq ft · demolition permit fee: 0 USD (Demolition permits are required for FEMA compliance.)

    “Permits are required for all projects over $1,000.00 or 100 Sq ft.”
    2 more reviewed findings on this topic
    • Required — Building and other projects administered by the Franklin County Building Department
      “Permits are required for all projects over $1,000.00 or 100 Sq ft.”
    • Required — Projects in the county building-permit jurisdiction.
      “Permits are required for all projects over $1,000.00 or 100 Sq ft.”
  • Owner-builder exemptionConditional

    Owners acting as their own contractor on residential building applications

    • An owner-builder affidavit is required only for owners acting as the contractor.
    “Owner Builder Affidavit (Only required for owners acting as the contractor)”
    One more reviewed finding on this topic
    • Available (with conditions) — Property owners acting as their own contractor under the owner-builder exemption.
      “I understand that state law requires construction to be done by a licensed contractor and have applied for an owner-builder permit under an exemption from the law.”
  • Building code adoptedAdopted (with conditions)

    Building-code administration for Franklin County building projects.

    • The county page states that Franklin County follows the most current edition of the Florida Building Code.
    “Franklin County follows the most current edition of the Florida Building Code.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — Building projects administered by Franklin County
      “Franklin County follows the most current edition of the Florida Building Code.”
    • Adopted (with conditions) — Construction regulated by the Franklin County Building Department.
      “Franklin County follows the most current edition of the Florida Building Code.”
  • InspectionsRequired

    Permitted building work requiring county building inspections.

    • A posted permit and reviewed plans must be available at the job site.
    • Reviewed plans may not be deviated from without written approval.
    • Electrical, plumbing, and mechanical contractors must have supplemental permits.
    • Inspection requests require a 24-hour lead time.

    inspection request lead time: >= 24 hours · temporary permanent power affidavit fee: 10 USD (Requires a notarized affidavit.)

    “No inspections will be performed without posted permit and reviewed plans on the job site.”
    One more reviewed finding on this topic
  • Certificate of occupancyRequired

    House construction requiring a Franklin County certificate of occupancy.

    • A final flood inspection is required before the certificate of occupancy.
    • The house must be completely finished, except for minor finishes at the building inspector’s discretion.
    • Flow-through vents, if required, post-termite-treatment certification, and a finished original sealed elevation certificate must be provided before issuance.
    “Certificate of Occupancy: House must be completely finished. (With exception of minor finishes- left to the discretion of the building inspector).”
    One more reviewed finding on this topic
    • Required — Occupation of buildings served by a Franklin County building permit.
      “I affirm that this building, nor any portion thereof, shall not be occupied without the issuance of a Certificate of Occupancy.”
  • County-wide zoningPresent (with conditions)

    Land development and structures in unincorporated Franklin County subject to the county zoning code.

    • The zoning code applies by district and may be supplemented or superseded by later ordinances or special development rules.
    “The Franklin County Board of County Commissioners shall control and enforce the zoning of all land and water within the unincorporated limits of Franklin County.”
    One more reviewed finding on this topic
    • Present (with conditions) — Zoning of land and water within unincorporated Franklin County
      “The Franklin County Board of County Commissioners shall control and enforce the zoning of all land and water within the unincorporated limits of Franklin County.”
  • Local zoningPresent

    Zoning of all land and water within the unincorporated limits of Franklin County.

    “The Franklin County Board of County Commissioners shall control and enforce the zoning of all land and water within the unincorporated limits of Franklin County.”
  • Zoning districtsPublished (with conditions)

    County zoning classifications and district standards published in the Franklin County Zoning Code.

    • The code publishes district-specific permitted uses, prohibited uses, special exceptions, minimum lot sizes, setbacks, heights, and impervious lot coverage.
    • Standards vary among districts such as P-2, A-2, R-1, R-1A, R-2, R-5, R-6, C-1, C-3, and C-4.
    “CLASSIFICATION OF ZONES – In order to carry out the purpose and intent of this ordinance, the area to be zoned is hereby divided”
    One more reviewed finding on this topic
    • Published (with conditions) — Zoning districts and district-specific development standards in unincorporated Franklin County.
      “The regulations set forth by this ordinance within each district shall be minimum regulations and shall apply uniformly to each class or kind of structure or land, except as hereinafter provided.”
  • Minimum dwelling sizeSpecified

    Residential and multifamily dwellings under the County Zoning Code

    • The cited minimums vary by housing type and zoning district.
    • The zoning code states that multifamily units require 600 square feet for one bedroom, 800 square feet for two bedrooms, and 1,000 square feet for three bedrooms.
    • The zoning-code definition of mobile home includes a minimum 450 square feet of living area.

    mobile-home living area: >= 450 square feet · one-bedroom multifamily heated floor space: >= 600 square feet · two-bedroom multifamily heated floor space: >= 800 square feet · three-bedroom multifamily heated floor space: >= 1000 square feet

    “The following minimum square footage of heated floor space for multi-family units will apply; one bedroom, 600 square feet, two bedroom, 800 square feet, three bedroom, 1,000 square feet.”
    One more reviewed finding on this topic
    • Specified — Residential dwelling size in the R-1, R-1A, and R-5 zoning districts.
      “For all single family detached dwellings there shall be at least 1000 square feet of enclosed heated living area.”
  • Minimum lot sizeSpecified

    Lots in county zoning districts

    • Minimum lot sizes vary by district.
    • Examples include 40 acres in A-2 with a minimum one-acre residential lot, one acre in R-1, and one dwelling per 14,000 square feet in R-1A.

    A-2 minimum lot size: 40 acres (Residential lot area within the district must be at least one acre.) · R-1 minimum lot size: 1 acre (Existing lot of record rules may apply.) · R-1A density: 14000 square feet per dwelling

    “MINIMUM LOT SIZE: One acre, with a minimum 100 feet in width and 100 feet in depth, or an existing lot of record, as of July 1, 1981”
    2 more reviewed findings on this topic
    • Specified — Minimum lot sizes in county zoning districts, including A-2 and R-1.
      “MINIMUM LOT SIZE: One acre, with a minimum 100 feet in width and 100 feet in depth”
    • Specified — Lots regulated under the applicable Franklin County zoning district.
      “Performance standards for the use of property including location of structures, with respect to lot and setback lines, minimum lot size, size of yards, courts and other open spaces and percent of lot coverage including impervious surface areas.”
  • SetbacksSpecified

    Setbacks and yard requirements under the applicable Franklin County zoning district.

    • The county requires site plans to show that all setbacks are met.
    • Numeric setbacks vary by district and were not consolidated into one countywide value.
    “Site plans must be drawn to scale on the survey. It must show all existing and proposed development on the property and show that all setbacks are met.”
    2 more reviewed findings on this topic
    • Specified — Residential and accessory structures in county zoning districts
      “(A) A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road. (B) Setback a minimum of 10 feet from any other property line.”
    • Specified — Residential and accessory structures in Franklin County zoning districts.
      “A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road.”
  • Lot coverageSpecified

    Lot coverage and impervious-surface standards under applicable county zoning districts.

    • The zoning code identifies lot coverage, including impervious surface areas, as a district performance standard.
    “Performance standards for the use of property including location of structures, with respect to lot and setback lines, minimum lot size, size of yards, courts and other open spaces and percent of lot coverage including impervious surface areas.”
  • Building heightSpecified

    Buildings subject to Franklin County zoning and building review

    • The Building Department states buildings may not exceed 47 feet from finished grade.
    • Many zoning districts separately specify a 35-foot maximum; airport-related Florida Department of Transportation restrictions may also apply.
    • Flood-zone height requirements depend on flood zone, base flood elevation, and grade; the state requires new structures to be built to BFE plus one foot or more.

    county building height: <= 47 feet from finished grade (Flood-zone and district-specific requirements also apply.) · common zoning-district maximum: <= 35 feet (District-specific and airport restrictions may apply.)

    “Buildings may not exceed 47 feet from the finished grade.”
    2 more reviewed findings on this topic
  • Living in an RVLimited

    Recreational-vehicle parking and occupancy in the county C-3 Commercial Recreational District.

    • The code permits recreation vehicle parking and camping only as limited-stay facilities in the C-3 district.
    • The use is district-specific and does not establish unrestricted long-term RV occupancy on private land countywide.
    • Applicable Critical Shoreline and Flood Hazard ordinances also apply.
    “Recreation vehicle parking and camping (limited stay facilities).”
  • Camping on your landLimited

    Camping on land regulated by Franklin County zoning and county ordinances.

    • Camping is a permitted use in the P-2 Recreational District.
    • Recreational vehicle parking and camping are limited-stay facilities in the C-3 Commercial Recreational District.
    • A county ordinance prohibits camping on beaches, dunes, causeways, and barrier islands.
    • The cited adopted-ordinance listing does not establish the full text, scope, or current exceptions of the prohibition.
    “PERMITTED USES AND STRUCTURES [...] 5. Camping.”
  • Tiny homesProhibited

    A tiny home classified as a camper trailer, travel trailer, recreational vehicle, or fifth wheel, when used as permanent living quarters in Franklin County.

    • The unit may be stored on the property.
    • Camping is allowed for up to 14 days only if the camper is self-contained.
    • Connecting to power, water, sewer, or septic is not permitted during the stated camping allowance.

    maximum camping duration: <= 14 days (Camper must be self-contained.)

    “CAMPER TRAILERS - TRAVEL TRAILERS - RECREATIONAL VEHICLES (RV) - FIFTH WHEELS Prohibited as permanent living quarters in Franklin County. May be stored on your property. Camping is allowed for up to 14 days - campers must be self-contained Connecting to Power, Water, Sewer, or Septic is not permitted”
  • Manufactured homesLimited

    Placement and occupancy of mobile/manufactured homes in Franklin County.

    • Mobile homes can be moved to lots zoned R-2 or R-4.
    • Mobile homes from outside the county must be wind zone III.
    • A mobile home within 1,500 feet of the Gulf of Mexico must be wind zone III exposure D.
    • Mobile homes in a special flood hazard area require an engineered blocking plan.
    • Mobile homes are not permitted in a V zone or on St. George Island.

    Gulf of Mexico setback for enhanced wind requirement: <= 1500 feet (Wind zone III exposure D required.)

    “Mobile homes can be moved to lots zoned R-2 or R-4”
  • Who permits septicMixed (with conditions)

    Onsite sewage treatment and disposal systems in Franklin County.

    • The Florida Department of Health page states that DEP manages permitting in Franklin County beginning January 2, 2025.
    • The Franklin County Health Department page states that county health department offices continue permitting and inspection for septic tanks under the Clean Waterways Act.
    • The official sources therefore indicate state DEP authority with continuing county-health-department involvement.

    DEP management start date: 2025-01-02

    “NOTE: Effective July 1, 2021, the Florida Department of Environmental Protection (DEP) is responsible for implementing the Florida Statutes and regulations applicable to OSTDS. Under Florida’s Clean Waterways Act of 2020, the county health department offices will continue to do the permitting and inspection for septic tanks; please continue to work with them for all of your permitting-related needs.”
  • Septic permitRequired

    New residential building applications using onsite sewage disposal, where applicable.

    • The county residential permit application requires a septic tank letter or permit if applicable.
    • Current state and county-health sources identify DEP and county health offices as involved in septic permitting.
    “_____ Septic Tank Letter or Permit (if applicable)”
    One more reviewed finding on this topic
    • Required — Residential building applications using a new or existing septic system
      “Septic Tank – A new or existing septic system located on this site will be used. A current septic permit or existing septic system letter from the Franklin County Health Department is attached to application.”
  • Septic inspectionRequired

    Inspection of onsite sewage treatment and disposal systems in Franklin County.

    • The Franklin County Health Department page states that county health department offices continue septic permitting and inspection.
    • The state page states that OSTDS is managed through permitting and inspection.
    • Private-provider inspections may be available under the state program.
    “Under Florida’s Clean Waterways Act of 2020, the county health department offices will continue to do the permitting and inspection for septic tanks; please continue to work with them for all of your permitting-related needs.”
  • Off-grid sanitationLimited

    Alternative wastewater sanitation methods for development in Franklin County.

    • Alternative methods may include chemical or composting toilets and septic tanks.
    • The alternatives are subject to review by the Planning and Zoning Commission and approval of the Board.
    • The cited provision appears in the R-5 multifamily district standards.
    “Alternative methods for wastewater treatment will be considered and can include (but not limited to) chemical or composting toilets and septic tanks.”
  • Mandatory utility hookupConditional

    Vacant-land development requiring confirmation of water and sewer availability.

    • Water and sewer availability must be checked with the water and sewer department for the applicable area.
    • If water and sewer are not available, the applicant must contact the Franklin County Health Department for well and septic permitting.
    “To confirm water and sewer availability, you will need to check with the water and sewer department for your area. If water and sewer are not available, contact the Franklin County Health Department for well and septic permitting.”
    One more reviewed finding on this topic
    • Conditional — Onsite sewage disposal users in areas where a central sewage system becomes available.
      “All owners and users of onsite sewage disposal systems shall connect to a central sewage system within 180 days when it is available.”
  • Subdividing landRegulated (with conditions)

    Subdivision and residential subdivision development regulated by the Franklin County Zoning Code.

    • R-1A is designated as a Single Family Residential Subdivision District.
    • R-1A applies only in approved and recorded subdivisions served by approved central water and sewer systems.
    • Subdivision and development applications must comply with county review and permit procedures.
    “Where subdivision approval of a project is required pursuant to the Franklin County Subdivision Ordinance”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision development in unincorporated Franklin County
      “In addition to this zoning ordinance, several other ordinances regulate land development in Franklin County and include the following: Critical Shoreline District, Coastal Building Code, Flood Damage Prevention Ordinance, Subdivision Ordinance, and Septic Tank Installation Ordinance.”
  • Driveway accessLimited

    Driveways and access associated with development in Franklin County.

    • Driveways are subject to county staff review.
    • Sketch plans must show driveway culverts.
    • When applicable, permits are required from the Florida Department of Transportation for access to state highways and stormwater connections to state highways.
    “DOT for access to state highways and for stormwater connections to state highways”
    One more reviewed finding on this topic
    • Required — Driveway connections for projects requiring a Franklin County building permit.
      “DRIVEWAY CONNECTION PERMITS ARE REQUIRED FOR EVERY PROJECT REQUIRING A BUILDING PERMIT.”
  • Building in a floodplainRequired

    Development in special flood hazard areas and flood-zone construction in Franklin County.

    • All projects in a special flood hazard area require a permit.
    • The flood zone, base flood elevation, and grade determine minimum height requirements.
    • New structures must be built to base flood elevation plus one foot or more under the cited county guidance.
    • A topographic map with one-foot contour intervals is required for development in areas of special flood hazard.

    minimum elevation above base flood elevation: >= 1 foot (The county guidance states or more.) · topographic contour interval: 1 foot (Required for areas of special flood hazard)

    “ALL PROJECTS IN A SPECIAL FLOOD HAZARD AREA REQUIRE A PERMIT.”
    One more reviewed finding on this topic
    • Required — New development and construction in Franklin County special flood hazard areas.
      “Elevation certificates (EC) are required for all new building in a special flood hazard area.”
  • Permit feesPublished (with conditions)

    Franklin County development-permit fees.

    • The fee schedule was adopted July 2, 2013.
    • Work started before obtaining a required permit incurs double fees.
    • Double payment does not relieve compliance with Franklin County or the Florida Building Code.

    work started before required permit: 2 times listed fee (Payment does not relieve compliance.)

    “WHERE WORK, FOR WHICH A PERMIT IS REQUIRED BY FRANKLIN COUNTY IS STARTED PRIOR TO OBTAINING A PERMIT, THE FEES HEREIN SPECIFIED SHALL BE DOUBLED.”
  • Permit processPublished (with conditions)

    County development-permit and zoning-review process.

    • Applications use Planning Department forms and are submitted to the County Planner.
    • Applications require an application, legal description, location map, and sketch plan showing dimensions, structures, setbacks, parking, height or size where appropriate, and driveway culverts.
    • New single-family dwellings require a sealed survey and identification of wetlands or dunes.
    • A current onsite sewage permit/inspection certificate or central wastewater availability letter is required.
    • Special-flood-hazard areas require a topographic map with one-foot contour intervals.
    • No construction may begin without a development permit.

    planning-review submission deadline: >= 14 days before next Planning and Zoning Commission meeting (For development subject to planning review under Section 301.03)

    “Application for development approval shall consist of the following: 1. Application 2. Legal description 3. Location Map”
    2 more reviewed findings on this topic
    • Published (with conditions) — New residential building permit applications
      “THIS FORM MUST BE SIGNED AND SUBMITTED TO THE PERMIT CLERK. INCLOMPLETE APPLICATIONS WILL NOT BE ACCEPTED.”
    • Published (with conditions) — Building-permit applications submitted to the Franklin County Building Department.
      “Online application submissions will be processed within 3-7 business days. Any required corrections will result in a processing delay.”

Florida rules that apply here

  • Accessory dwellingsLimited

    Accessory dwelling units in Florida areas zoned for single-family residential use, where the applicable county or municipality adopts an ordinance allowing them.

    • Florida law authorizes but does not itself require every county or municipality to allow accessory dwelling units under this section.
    • The unit must be an ancillary or secondary living unit with a separate kitchen, bathroom, and sleeping area, within the same structure or on the same lot as the primary dwelling.
    • A building permit application must include an affidavit that the unit will be rented at an affordable rate to an extremely-low-income, very-low-income, low-income, or moderate-income person or persons.

    affordable rent and utilities: <= not more than 30 percent of applicable median adjusted gross annual income

    “A local government may adopt an ordinance to allow accessory dwelling units in any area zoned for single-family residential use.”
  • Well permitLimited

    Construction, repair, or abandonment of drinking-water wells in Florida.

    • The five water management districts typically oversee drinking-water well construction, repair, and abandonment.
    • Some water management districts delegate well permitting to county health departments or other local agencies.
    • The Florida Department of Environmental Protection establishes statewide water-well construction requirements through section 373.309 and Chapter 62-532, F.A.C.
    • County health departments delegated to perform well permitting include Baker, Brevard, Broward, Clay, Miami-Dade, Flagler, Glades, Hendry, Highlands, Indian River, Lake, Marion, Martin, Nassau, Okeechobee, Orange, Osceola, Palm Beach, Putnam, St. Lucie, Sarasota, and Volusia.
    • Well-contractor licensure is distinct from any construction permit requirement; licensed water-well contractors are required for persons engaging in the business of constructing, repairing, or abandoning wells.
    “The construction, repair, or abandonment of drinking water wells is typically overseen by the five water management districts. Some of these districts have delegated authority to county health departments or other local agencies.”
    2 more reviewed findings on this topic
    • Required — Construction, repair, or abandonment of water wells in Florida.
      “Additionally, a permit must be obtained from the appropriate WMD or its delegated permitting authority prior to the construction, repair or abandonment of any water well.”
    • Required — Construction, repair, or abandonment of any water well statewide.
      “Additionally, a permit must be obtained from the appropriate WMD or its delegated permitting authority prior to the construction, repair or abandonment of any water well.”
  • Agricultural exemptionConditional

    Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes in Florida.

    • The land must be used for bona fide agricultural purposes.
    • The exemption does not apply to lands used for urban agriculture.
    • The exemption is from the Florida Building Code and county or municipal code or fee.
    • Floodplain-management code provisions remain applicable, including local, state, or federal provisions.
    • A farm sign on a public road remains subject to the standards listed in Florida Statutes § 479.11(4), (5)(a), and (6)-(8).
    • A nonresidential farm building is not intended to be used as a residential dwelling.
    • The statutory definition includes temporary or permanent buildings or support structures used primarily for agricultural purposes and located on land integral to a farm operation or classified as agricultural land under § 193.461; examples include a barn, greenhouse, shade house, farm office, storage building, or poultry house.
    “any nonresidential farm building [...] is exempt from the Florida Building Code and any county or municipal code or fee”
    2 more reviewed findings on this topic
    • Available (with conditions) — Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes statewide in Florida.
      “any nonresidential farm building, farm fence, or farm sign [...] is exempt from the Florida Building Code and any county or municipal code or fee”
    • Available (with conditions) — Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes in Florida.
      “any nonresidential farm building, farm fence, or farm sign [...] is exempt [...] except for code provisions implementing local, state, or federal floodplain management regulations.”
  • Short-term rentalsLimited

    Vacation rentals in Florida.

    • A local law, ordinance, or regulation may not prohibit vacation rentals or regulate their duration or frequency.
    • The preemption does not apply to local laws, ordinances, or regulations adopted on or before June 1, 2011.
    • The preemption does not apply to a local law, ordinance, or regulation exclusively relating to property valuation as a criterion for vacation rental when approval by the state land planning agency is required under an area of critical state concern designation.
    • Local governments retain authority to inspect public lodging establishments for Florida Building Code and Florida Fire Prevention Code compliance.

    grandfather date: June 1, 2011 (local law, ordinance, or regulation adopted on or before this date)

    “A local law, ordinance, or regulation may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals. This paragraph does not apply to any local law, ordinance, or regulation adopted on or before June 1, 2011.”
  • Campground & park staysAllowed (with conditions)

    Occupancy of recreational vehicles as transient accommodations in Florida recreational vehicle parks and recreational camps regulated by Chapter 513.

    • The park or camp must obtain a permit from the Florida Department of Health before establishment or operation.
    • The permit must be renewed annually.
    • This claim does not establish statewide private-land zoning permission outside regulated parks or camps.

    park/camp permit renewal: annually

    “a recreational vehicle park that rents to transient guests”
  • county zoning authorityGeneral

    Florida counties' authority to establish, coordinate, and enforce zoning, including zoning of unincorporated county areas, subject to general and special law.

    • The county power is subject to general or special law.
    • The zoning and business regulations may not include the prohibitions in Florida Statutes § 377.8161.
    • This statewide authority grant does not identify a population threshold, named-county limitation, lake, military-base, reservoir, or similar geographic limitation.
    “Establish, coordinate, and enforce zoning and such business regulations as are necessary for the protection of the public”
    One more reviewed finding on this topic
    • General — Florida counties adopting and enforcing zoning regulations for county territory, including unincorporated areas.
      “Establish, coordinate, and enforce zoning and such business regulations as are necessary for the protection of the public, to the extent such zoning and business regulations do not include the prohibitions in s. 377.8161.”
  • county building authorityGeneral

    Florida counties requiring building permits and enforcing the Florida Building Code for residential and other construction within county territory outside incorporated municipalities.

    • The board of county commissioners may enforce the Florida Building Code and Florida Fire Prevention Code and may adopt local technical amendments at its discretion.
    • The authority described in § 125.56(1) applies within county territory outside the corporate limits of any municipality.
    • After adoption of the applicable code or amendment, construction, erection, alteration, repair, securing, or demolition requires a permit from the appropriate county authority, subject to reasonable fees.
    • An adopted amendment remains in force throughout the county's unincorporated area until otherwise notified by the Florida Building Commission or State Fire Marshal.
    • A county may provide a schedule of reasonable inspection fees and employ building-code inspectors and other necessary personnel.
    “The board of county commissioners of each of the several counties of the state may enforce the Florida Building Code and the Florida Fire Prevention Code as provided in ss. 553.80, 633.206, and 633.208 and, at its discretion, adopt local technical amendments to the Florida Building Code as provided in s. 553.73(4) and local technical amendments to the Florida Fire Prevention Code as provided in s. 633.202 to provide for the safe construction, erection, alteration, repair, securing, and demolition of any building within its territory outside the corporate limits of any municipality.”

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Franklin County, Florida

Is Franklin County a good place to live off-grid or homestead?

Franklin County scores 74/100 on the Bolthole Index, a strong county profile. Its strengths: a stronger property-autonomy legal backdrop and sparse surroundings — about 6,818 people within a 30-minute drive. Watch-outs: more administrative friction around building and land use.

Do you need a building permit in Franklin County, Florida?

Franklin County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Florida Department of Health in Franklin County (onsite sewage program, now under Florida Dept of Environmental Protection). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Franklin County, Florida?

Land in Franklin County runs about $6,207 per acre, based on the latest county data.

What is the water situation in Franklin County?

Franklin County gets about 56.5" of rain a year, with severe drought in roughly 5.9% of years.

How remote is Franklin County?

A representative private-land location has about 6,818 people within a 30-minute drive and 795,380 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Franklin compares in Florida

Compare side-by-side →See all 67 Florida counties ranked →