Sell Your House or Commercial Property for Cash in Franklin County, FL
Historic Apalachicola homes, St. George Island rentals, Carrabelle cottages and Eastpoint fish houses — we buy as-is for cash, with no repairs, no showings and no commissions.
- No commissions or fees
- Storm and surge damage OK
- Close in as little as 7–14 days
- Houses & commercial
Get Your Franklin County Cash Offer
No obligation. No fees. No repairs. Tell us about the property and we'll follow up with a cash offer.
Franklin County sits at the heart of what Floridians call the Forgotten Coast — the stretch of the Panhandle and Big Bend where the Apalachicola River empties into Apalachicola Bay, barrier islands shelter the mainland, and much of the interior is national and state forest. It is one of Florida’s least populated counties, and its housing market looks unlike anywhere else in the state: nineteenth-century homes in Apalachicola’s historic district, elevated vacation homes on St. George Island, modest cottages and manufactured homes in Eastpoint and Carrabelle, retirement duplexes in Lanark Village, and beach houses along the eroding shoreline at Alligator Point.
The county is bordered by Gulf County to the west, Liberty County to the north and Wakulla County to the east, with US 98 tracing the coast from one end to the other. Its economy has long revolved around the water — oysters, shrimp, fishing and tourism — and that economy has been tested. Hurricane Michael’s surge flooded Apalachicola’s waterfront in 2018, the wild oyster harvest in Apalachicola Bay was suspended by state wildlife regulators beginning in 2020, and storms including Idalia in 2023 and Helene in 2024 pushed water into the low-lying communities on the eastern end of the county.
Libera Capital Group is a Florida cash buyer of houses and commercial property. Our home market is Southwest Florida, where storm recovery, flood zones and coastal rebuilding rules are part of daily life, and we bring that experience to coastal counties throughout our Florida service area. We are candid that Franklin County is a small, seasonal market with limited buyers for certain properties. A well-maintained Gulf-front rental can sell well on the open market; a damaged ground-level house, an old manufactured home or a historic building needing major work often cannot. That is where we can help.
Why Franklin County Owners Sell to Libera Capital Group
Coastal problems are our problems
Rotted pilings, surge-damaged ground floors, failed septic and old wiring in a historic home — we price them in. You do not have to repair, elevate or restore before selling.
No commission on a thin market
In a market where some properties sit for a long time, avoiding commissions, months of insurance premiums and carrying costs on a second home can add up quickly.
Work around rental bookings
Own a St. George Island rental with reservations on the calendar? We can set a closing date after your last booking or discuss how existing reservations are handled.
Remote-friendly closings
Many Franklin County owners live in Tallahassee, Atlanta or farther away. We can do video walkthroughs and close with a Florida title company and mobile notary wherever you are.
Every City and Community We Buy in Across Franklin County
Franklin County has two incorporated cities, Apalachicola and Carrabelle, plus several well-known unincorporated communities and islands. We buy houses and improved commercial property in all of them.
Apalachicola
Apalachicola is the county seat and one of the most distinctive small cities in Florida. It grew in the 1800s as a cotton port at the mouth of the Apalachicola River, and its historic district still holds a large collection of nineteenth- and early twentieth-century homes, churches and brick commercial buildings. It is also known as the hometown of Dr. John Gorrie, whose ice-making work in the 1840s is often cited as a forerunner of modern refrigeration and air conditioning. Today the downtown along Water Street and Commerce Street mixes restaurants, galleries, inns and working waterfront.
Selling in Apalachicola raises some unique issues. Historic homes often have original wood framing, balloon construction, older electrical and plumbing systems, termite history and foundations on piers. Exterior changes in the historic district may require review, which affects what a buyer can do and how long it takes. Low-lying waterfront areas flooded during Hurricane Michael. If you own a historic home that needs more than you want to put into it, a vacant downtown building, or an inn or small commercial property, we can make a cash offer as-is. Our pages on single-family homes and mixed-use properties explain what we look for.
Carrabelle
Carrabelle is a small fishing town on the Carrabelle River near the eastern end of the county, famous for what it bills as the world’s smallest police station — a phone booth. During World War II the nearby Camp Gordon Johnston trained amphibious troops along these beaches. Housing in Carrabelle includes older wood-frame homes, block homes, manufactured homes, riverfront properties with docks and beach homes along Carrabelle Beach on US 98. Commercial property includes marinas, seafood businesses, small motels and highway retail. We buy all of these; see hotels and motels for how we evaluate small lodging properties.
Eastpoint
Eastpoint sits across Apalachicola Bay from Apalachicola, connected by the long US 98 bridge, and is the gateway to St. George Island. Historically the center of the oyster industry, Eastpoint has seen economic strain since the oyster harvest declined and was suspended. A wildfire in 2018 also destroyed a number of homes here. Housing is largely modest site-built homes and manufactured homes, many on well and septic or older connections. If you own a house or mobile home in Eastpoint that needs work or that you inherited, we can help.
Alligator Point, Lanark Village and Dog Island
Alligator Point, at the eastern tip of the county, is a residential peninsula of beach homes that has dealt with repeated road washouts and erosion, including during Hurricane Hermine in 2016 and later storms. Lanark Village, built from former Camp Gordon Johnston buildings, is a quiet community of attached homes and cottages popular with retirees. Dog Island is reachable only by boat or plane and has a small number of private homes. We buy houses in all three, including storm-damaged beach homes.
- Apalachicola
- Carrabelle
- Eastpoint
- St. George Island
- Alligator Point
- Lanark Village
- Dog Island
- Bald Point
Selling a St. George Island Home or Vacation Rental
St. George Island is a long, narrow barrier island, reached by a bridge from Eastpoint, with a state park on its east end and the gated Plantation community on its west end. Most homes are elevated on pilings, and a large share are second homes or short-term vacation rentals managed by local rental companies. It is the most active part of Franklin County’s housing market.
When does a cash sale make sense on the island?
A well-kept, updated rental with a strong booking history may draw solid interest from retail buyers, and we will tell you if listing likely makes more sense. A cash sale is often the better fit when:
- The home needs major work — pilings, stairs, decks, siding, roof or HVAC damaged by salt air and storms.
- The ground-level enclosure below the elevated living area took surge and needs to be torn out or brought into compliance.
- Insurance premiums or a non-renewal have made the property hard to carry, and financed buyers face the same issue.
- You inherited a share of a family beach house and the co-owners want to cash out rather than manage rentals.
- The home is seaward of the state’s Coastal Construction Control Line and any significant repair needs additional state permitting.
What about future bookings and furniture?
Vacation rentals often sell furnished. We can buy with furnishings included or have you remove what you want to keep. If guests are booked, we will discuss whether to close after the last reservation or honor certain bookings. Be sure to check your rental management agreement for notice requirements.
Island septic and utilities
Many island homes rely on onsite wastewater systems, which must be properly sized and maintained in a sandy, high-water-table environment. Older or undersized systems can become a sticking point in a financed sale. We buy homes with aging or failing systems and account for replacement costs.
Storms, Surge and the Substantial-Damage Rule in Franklin County
Franklin County’s long, low coastline and broad bay make it vulnerable to storm surge, even from hurricanes that make landfall elsewhere. Hurricane Dennis in 2005 produced significant surge here despite landfalling farther west. Hurricane Hermine in 2016 hit Alligator Point hard. Hurricane Michael, which made landfall near Mexico Beach on October 10, 2018 as a Category 5 storm, sent surge into Apalachicola’s waterfront and damaged homes across the western half of the county. In 2023, Idalia’s surge reached the eastern end of the county, and in September 2024 Helene, a massive storm that made landfall in the Big Bend, flooded low areas from Alligator Point to Carrabelle.
How does FEMA’s 50% rule affect my sale?
Under the National Flood Insurance Program, if repairs to a building in a Special Flood Hazard Area cost 50% or more of the structure’s market value, the building generally must be brought up to current floodplain standards — typically elevating it to the required level or rebuilding. For older ground-level homes in Eastpoint, Carrabelle or Apalachicola’s low-lying neighborhoods, elevation can be prohibitively expensive. We buy properties with substantial-damage determinations already issued, and we take on the decision of whether to elevate, rebuild or redevelop. Check your zone on the FEMA Flood Map Service Center.
V zones and coastal construction
Beachfront areas on St. George Island, Alligator Point and Dog Island often fall in coastal high hazard (V or VE) zones, where construction rules are stricter — open foundations, breakaway walls and limits on enclosures. Unpermitted enclosures added below elevated homes are common and can create problems with insurance and permits. We buy homes with these issues; see code violations and unpermitted work.
Selling with an open insurance claim
If your claim is still open or you are disputing a payment, you can often still sell. The timing and who keeps claim proceeds depend on your policy, your mortgage and the purchase contract. We work alongside public adjusters and suggest you consult your carrier and a Florida attorney. Our hurricane and flood damage page covers the details.
Older Homes, Septic and Manufactured Housing on the Mainland
Away from the island and the historic district, much of Franklin County’s housing is modest and older. In Eastpoint, Carrabelle and the communities along US 98 and State Road 65, manufactured homes are common, many on private lots, and many homes rely on septic systems or private wells. The interior of the county is dominated by the Apalachicola National Forest and Tate’s Hell State Forest, so most homes cluster along the coast and a few highways.
Manufactured homes
We buy singlewides and doublewides on owned land, including older pre-1976 units and homes with porches or additions built without permits. Older manufactured homes near the coast face real insurance and financing hurdles; a cash sale removes those. See mobile and manufactured homes.
Inherited and family homes
Families in Franklin County often go back generations in the seafood trade, and homes pass down informally. If the deed is still in a late parent’s or grandparent’s name, title usually has to be cleared through Florida probate, summary administration (for estates of $150,000 or less — increased from $75,000 on July 1, 2026 — or where the decedent died more than two years ago) or another proceeding before a clean sale. We are patient, work with your probate attorney and can sign now and close later. Read inherited and probate property, and consult a Florida attorney for advice on your estate.
Delinquent taxes
Second homes and inherited homes sometimes fall behind on property taxes. In Florida, unpaid taxes lead to tax certificates and, eventually, a possible tax deed sale. A cash sale can pay delinquent taxes from your proceeds at closing. See back taxes and liens.
How Franklin County’s Economy Shapes Your Sale
Understanding who buys property here helps you choose the right path. Franklin County’s buyers fall into a few groups: second-home and vacation-rental buyers drawn to St. George Island and the beaches, retirees looking at Lanark Village, Carrabelle and the quieter mainland, and a smaller pool of year-round local families. Tallahassee is roughly an hour or so to the north, so some buyers commute or keep a weekend place here.
The seafood economy that defined Eastpoint and Apalachicola for generations has been in transition. After the bay’s oyster population collapsed, state regulators suspended the wild oyster harvest beginning in 2020 to give the reefs time to recover, and restoration work has been ongoing. For families who depended on oystering, that shift has meant fewer local jobs, more homes passing to heirs who have moved away, and more properties that need repair than local buyers can absorb. Tourism, hospitality, government and healthcare now make up much of the year-round employment.
Seasonality matters
Activity on the island and in Apalachicola tends to rise in spring and summer and slow in winter. If you list in the off-season, expect fewer showings and a longer wait, which means more months of insurance, utilities and maintenance on a coastal property. A cash sale does not depend on the season.
Commercial property on the Forgotten Coast
Commercial buildings in Franklin County are typically small and specialized: a downtown Apalachicola storefront with apartments above, a seafood house on the water in Eastpoint, a marina or bait shop in Carrabelle, an older motel on US 98, a restaurant building near the island bridge. Lenders are often cautious with these, especially when they need storm repairs. We buy improved commercial property as-is and can discuss structures like a delayed closing or a short lease-back if you are still operating a business. If your property is struggling, see distressed commercial property.
Cash Sale vs. Listing a Franklin County Property
Seasonal demand, insurance costs and the limited number of local buyers all affect how a listing performs here. Compare the realistic trade-offs:
| Factor | Cash sale to Libera Capital Group | Traditional listing |
|---|---|---|
| Commission | None | Often 5–6% of the price |
| Storm and salt-air repairs | None — sold as-is | Pilings, decks, roofs and HVAC often fixed or credited |
| Insurance and financing | Not required to close | Buyer must obtain coastal insurance and loan approval |
| Historic or code issues | Factored into the offer | Can deter buyers or delay closing |
| Holding costs | Short — quick close | Taxes, premiums, utilities and upkeep through a slow season |
| Timeline | Often 7–14 days with clear title, or your date | Often months, especially off-season |
| Certainty | No financing contingency | Appraisal, inspection and insurance contingencies |
For more detail, read cash offer vs. listing with an agent.
How the Process Works in Franklin County
- Tell us about your property. Use the form above or call (239) 686-0823. Mention storm damage, rental bookings, tenants, liens or probate.
- We evaluate it. We review flood zone, permits and records, then walk the property in person or by video.
- You get a written cash offer. Usually within 24–48 hours of having the information we need, with no obligation.
- Close when you are ready. A Florida title company handles closing; we pay normal closing costs. See how it works.
What We Buy in Franklin County
Houses and beach homes
Historic Apalachicola homes, elevated island rentals, Carrabelle cottages and Lanark Village units. Need speed? See sell my house fast.
Condos and townhomes
Island and mainland condos and townhomes, including units in associations facing assessments.
Commercial and waterfront
Inns, motels, marinas, seafood buildings, restaurants and downtown storefronts. Learn more on we buy commercial property.
Tough situations
Vacant homes, fire or major damage, pre-foreclosure and tired landlords.
Areas Served Near Franklin County
- Gulf County (Port St. Joe, Cape San Blas)
- Wakulla County (Crawfordville, St. Marks, Panacea)
- Liberty County (Bristol)
- Leon County (Tallahassee)
- Southwest Florida — our home market
- All Florida locations
- We buy houses, vacation rentals, condos, manufactured homes and improved commercial property across Apalachicola, Carrabelle, Eastpoint, St. George Island and beyond.
- Surge damage from Michael, Idalia or Helene, substantial-damage determinations and V-zone issues do not prevent a sale.
- Historic homes, septic problems and coastal insurance challenges are priced in, not pushed back on you.
- Strong, updated rentals may do better listed — we will tell you honestly.
- Vacant lots go to our land division, SWFLLand.com.
Unfinished Coastal Home in Apalachicola, Carrabelle or St. George Island? Sell As-Is
Most unfinished houses in Franklin County are elevated coastal builds: a home on pilings on St. George Island or Alligator Point, a cottage replacement in Eastpoint or Lanark, or a renovation in Apalachicola’s historic district that ran over budget. Hurricane Michael’s 2018 surge and Helene’s in 2024 left owners rebuilding, and some of those jobs stopped partway when costs climbed or a contractor disappeared. The Franklin County Building Department in Apalachicola handles the unincorporated county, while Apalachicola and Carrabelle have city processes. Beachfront lots may also need state Coastal Construction Control Line approval, and much of the island depends on septic systems with strict setbacks.
We buy these properties in whatever condition they are in, from bare pilings and a deck to a dried-in shell with no interior. Expired or inactive permits, code complaints, builders who folded, GCs with suspended licenses or no money left, a lis pendens from a lender or sub, and overgrowth liens are all handled in our offer and at closing. Our half-built home guide has the full process. Call (239) 686-0823 to talk about your coastal property.
Who Buys Houses in Franklin County?
Libera Capital Group is one of the buyers Franklin County sellers commonly consider. Along the Forgotten Coast, owners tend to compare a local cash buyer like us, national “we buy houses” franchises and iBuyers that rarely bid on island or bayfront property, investors who buy vacation rentals for their booking income, and retail second-home buyers who work through a listing agent.
A Southwest Florida buyer with a Fort Myers office knows barrier-island property, which helps with Franklin County situations such as a St. George Island rental with a storm-weakened deck, an Alligator Point house where the road and lot washed out, a Carrabelle cottage that predates flood-elevation rules, or an Eastpoint home that lost value after the oyster harvest closures. As licensed brokers buying as principals, we can price those conditions honestly and schedule closing around guest bookings or insurance payouts.
Frequently Asked Questions about Selling in Franklin County
Who buys houses in Franklin County, FL?
Libera Capital Group buys houses in Franklin County for cash in Apalachicola, Eastpoint, Carrabelle, Lanark Village, St. George Island and Alligator Point. We consider houses on pilings left half-built, mobile homes with back taxes, and properties with historic-district review requirements. Call (239) 686-0823 or use the form below. Island and bay-view homes often attract second-home buyers, so listing with an agent or comparing offers is a fair alternative — our cash offer vs. listing guide explains it.
Will you buy a St. George Island rental that needs work?
Yes. We buy elevated island homes with damaged pilings, stairs, decks, siding or ground-level enclosures, as well as homes with aging septic systems. We can buy furnished and schedule closing around existing guest reservations where possible.
Do you buy historic homes in Apalachicola?
Yes. Older homes with original systems, termite history, pier foundations or deferred maintenance are welcome. We account for historic district review requirements and renovation costs in our offer so you do not have to restore the home before selling.
My Alligator Point home was damaged by Helene. Can I sell it as-is?
Yes, as long as there is still a structure. We buy surge-damaged homes, including those with a FEMA substantial-damage determination. If the home was destroyed and removed, the remaining lot is vacant land, which our land division, SWFLLand.com, can evaluate.
How quickly can you close in Franklin County?
With clear title, we can often close in 7–14 days through a Florida title company. Probate, liens or rental commitments can extend the timeline, and you are always welcome to pick a later date.
Do you buy mobile homes in Eastpoint or Carrabelle?
Yes. We buy manufactured homes on land you own, including older units that are hard to insure or finance. Have the home’s title or real-property declaration handy, or let us know if it is missing and we will help sort it out.
Do you buy commercial property like motels or marinas?
Yes. We buy improved commercial property such as small motels and inns, marinas, seafood processing buildings, restaurants and downtown storefronts. We can discuss flexible terms, including delayed closings, for operating businesses.
Is Franklin County too small a market for a cash buyer?
Not for us. Our home market is Southwest Florida, but we buy throughout Florida. Small markets are often where a cash buyer helps most, because retail buyer pools and lender options are limited for older or damaged properties.
Will I pay any fees to sell to you?
No commissions and no fees from us. We pay normal closing costs on our purchases. Your mortgage payoff, any liens, delinquent taxes and prorated items are paid from your proceeds at closing, just as in any sale.
How much will a cash buyer pay for a beach house on St. George Island?
We value it from recent island sales of comparable updated homes, adjusted for Gulf-front, bay-side or interior location, then deduct needed repairs. Holding costs, closing costs and a margin for risk are also subtracted, and you see each line in writing. Elevation, V-zone rules, the septic system, piling and deck condition, wind-insurance cost and rental history all shape a St. George Island offer.
Will you buy an older home in Lanark Village that needs a full update?
Yes, we buy dated Lanark Village homes with original kitchens, worn roofs or aging plumbing, as they sit. You do not need to renovate or clean out before selling. Many owners there are retirees or heirs living elsewhere, so we can sign remotely and set a closing date that suits you. Any HOA or association paperwork is handled through the title company.
Can I sell an old wood-frame house in Apalachicola with termite damage or rot?
Yes, we buy Apalachicola homes with termite damage, rotted sills, sagging porches or salt-air corrosion. You do not need a treatment, structural repair or wood-destroying-organism clearance before closing. We estimate structural repairs, and if the house is in the historic district we factor in those exterior rules. Tell us about any treatment history so the price is accurate.
Can I sell my Eastpoint house if I owe back property taxes?
Yes, overdue Franklin County taxes, including tax certificates, are paid from the sale proceeds at closing. The title company gets the exact redemption figure from the tax collector. Selling before anyone applies for a tax deed helps protect your equity. Ask a Florida attorney how much time remains in your case, and call us early.
Is it better to list a Carrabelle house or sell it for cash?
In a small market like Carrabelle, a cash sale is often the better fit for homes needing repairs or carrying storm damage. Financed buyers may struggle to insure older or flood-zone houses, and listings can take months. An updated, insurable home may still net more on the MLS, so compare a realistic listing net with our written offer.
Can I sell a half-built house on pilings on St. George Island?
Yes, we buy St. George Island homes left at the piling, framing or dried-in stage. Island construction carries extra costs, including coastal engineering, wind-rated materials and septic setbacks, and we estimate all of them before making an offer. If the permit or any state coastal approval has lapsed, we factor in renewing it. You sell as-is, and the remaining island logistics become our problem rather than yours.
What if my Apalachicola historic-district renovation stalled midway?
We still buy it, and we account for historic-district review in our estimate of the remaining work. Projects in older parts of Apalachicola can need design approval for exterior changes, which adds time to any restart. We look at what was approved, what was built and what remains open, then make a written cash offer. The city can confirm which approvals apply to your specific address.
Nearby Counties We Also Serve
Beyond Franklin County, we buy houses and commercial property for cash in every neighboring county. Explore the local guide for each one below, see our Southwest Florida home-market page, or browse all 67 Florida counties.
Sell Your Franklin County Property on Your Terms
From Apalachicola’s historic streets to St. George Island and Carrabelle, get a fair, no-obligation cash offer — no repairs, no showings, no commissions.