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Franklin, Texas
Inside Franklin's city limits, shrink-swell clay limits houses without basements on 14% of mapped land, the 4th-highest of 4 cities in Robertson County. A shallow water table limits basements on 51%, the highest of 4 cities in Robertson County.
That clay share is below Robertson County's 31%. FEMA's flood data list no flood losses since 2016 in ZIP code 77856 overlapping the city. Of its 689 homes, 48% were built before 1980; the median dates from 1984.
Data as of October 13, 2026 · sources · in Robertson County
expansive clay: shrink-swell limits slab homes
high water table: limits basements
flood losses since 2016 in 1 overlapping ZIP
of homes built before 1980
Foundation repair in Franklin
Foundation repair in Franklin: shrink-swell clay limits slab homes on 14% of Franklin's mapped land.
About 300 of Franklin's 689 homes are detached houses.
| Who designs the repair | The ASCE Texas Section's repair guidelines say a Texas-licensed engineer should evaluate the foundation and design the repair (2022 guidelines) |
| Prices | Cost guide ranges compared |
Soil under Franklin city limits
| Expansive clay (limits slab homes) | 13.9% |
| High water table (limits basements) | 51.4% |
| Septic fields very limited | 72.8% |
| Clay swell (LEP, by area) | 6.4% |
| High-swell land (LEP 6%+) | 45.7% |
| Mapped soil | 743 acres |
What the numbers mean here
On 51% of Franklin's mapped land, soil stays saturated within about 6 feet of the surface for part of the year, which is basement depth.
USDA rates 73% of the land very limited for septic absorption fields.
Drought in Robertson County
100% of Robertson County is in drought (D1 or worse) on the October 13, 2026 map. County detail.
Flood losses by ZIP code
FEMA flood records since 2016 in the ZIP codes that overlap Franklin. ZIP areas reach past city limits.
| ZIP | Share of city land | Flood losses | Paid |
|---|---|---|---|
| 77856 | 100% | 0 | $0 |
Homes in Franklin
| Housing units | 689 |
| Median year built | 1984 |
| Built before 1980 | 48% |
| Built 2000 or later | 36% |
| Owner-occupied | 45% |
| Median value, owner-occupied | $168,800 |
| Single-family detached | 49% |
Nearby cities
Sources: USDA SSURGO (August 5, 2026) · US Drought Monitor (October 13, 2026) · FEMA NFIP v3 (September 9, 2026) · Census ACS 2020-2024. Methods · Data status