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Franklin County, Mississippi

A shallow water table limits basements on 45% of Franklin County's mapped land, a higher share than 62% of US counties. Shrink-swell clay limits houses without basements on 10%.

100% of the county is in drought on the October 13, 2026 Drought Monitor map. FEMA's flood data list 1 flood losses here since 2016. 48% of homes were built before 1980, against 50% nationally; the median home dates from 1981.

Data as of October 13, 2026 · sources

10%

expansive clay: shrink-swell limits slab homes

45%

high water table: limits basements

100%

in drought, October 13, 2026

48%

of homes built before 1980

Soil under Franklin County

Expansive clay (limits slab homes)10.2%
High water table (limits basements)45.4%
Septic fields very limited96.4%
Clay swell (LEP, by area)3.0%
High-swell land (LEP 6%+)10.4%
Mapped soil362,500 acres
Soil seriesShare hereSeries nationally: high water table
Smithdale33%0%
Providence16%n/a
Lorman9%n/a
Gillsburg8%n/a
Loring8%99%
Saffell5%n/a
Jefferson County: 34%Amite County: 67%Lincoln County: 69%Adams County: 27%Wilkinson County: 45%Claiborne County: 35%Pike County: 71%Copiah County: 63%Franklin County JeffersonAmiteLincolnAdamsWilkinsonClaibornePikeCopiahFranklin
Franklin County (heavy outline) and nearby counties, shaded by high water table share.under 10%10-25%25-40%40-60%60%+

How we count · survey areas MS037 (2025-09-04)

What the numbers mean here

On 45% of Franklin County's mapped land, soil stays saturated within about 6 feet of the surface for part of the year, which is basement depth.

Rain over the 12 months to August 2026: 49.23 in, 12.01 in below the 1991-2020 average year of 61.24 in.

USDA rates 96% of the land very limited for septic absorption fields.

Drought

100% of the county is in drought (D1 or worse) on the October 13, 2026 map. Part of the county was in drought in 30 of the last 52 weeks; the most was 100% of its area, in 21 weeks, most recently on the October 13, 2026 map.

October 21, 2025Share of area in drought, weeklyOctober 13, 2026
Category, October 13, 2026Share of county
D0 abnormally dry or worse100%
D1 moderate drought or worse100%
D2 severe or worse56.8%
D3 extreme or worse0%
D4 exceptional0%

Flood losses since 2016

1 flood losses since 2016, $53,153 paid. The worst year was 2024, with 1.

YearFlood losses
20160
20170
20180
20190
20200
20210
20220
20230
20241
20250
2026 to date0

Rain

Average year, 1991-202061.24 in
12 months to August 202649.23 in (-12.01)
202556.00 in (-5.24)
Wettest year since 18951923: 83.01 in
Driest year since 18951924: 35.86 in
Days with 1 inch or more, normal at BROOKHAVEN CITY (26 mi away)20.9

Homes

Housing units4,329
Median year built1981
Built before 198048%
Built 2000 or later23%
Owner-occupied82%
Median value, owner-occupied$101,900
Single-family detached74%

What repairs cost

Published ranges from cost guides, not quotes. More sources, and where they disagree.

WorkRangeSource
Basement waterproofing, US $3,000 to $10,000 Fixr, February 6, 2026
Sump pump installation, US $800 to $2,000 Fixr, January 31, 2025
Crawl space encapsulation, US $2,000 to $8,000 Fixr, August 29, 2025

Nearby counties

PlaceDistanceExpansive clayHigh water table
Jefferson County, MS 20 mi 11% 34%
Amite County, MS 20 mi 2% 67%
Lincoln County, MS 26 mi 1% 69%
Adams County, MS 27 mi 9% 27%
Wilkinson County, MS 33 mi 20% 45%
Claiborne County, MS 34 mi 1% 35%
Pike County, MS 36 mi 0% 71%
Copiah County, MS 38 mi 14% 63%

Sources: USDA SSURGO (September 4, 2025) · US Drought Monitor (October 13, 2026) · FEMA NFIP v3 (September 9, 2026) · NOAA (August 2026) · Census ACS 2020-2024. Methods · Data status