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Franklin County
Franklin County
Franklin County is in New York's North Country at the Canadian border, anchored by Malone (county seat and largest village) and Saranac Lake. The economy mixes corrections (Bare Hill, Upstate, Franklin), Adirondack tourism (Saranac Lake, Tupper Lake, Wild Center), agriculture and dairy, and Akwesasne Mohawk reservation economy on the St. Lawrence River. The County Clerk operates from 355 West Main Street.
Property in Franklin
What every owner, heir, and investor should know.
Owning a home in Franklin.
Franklin is a low-cost rural North Country market with significant Adirondack and lakeshore presence.
- STAR / Enhanced STAR, senior, veteran, agricultural, and forest-tax exemptions apply.
- Property tax cycle: school bills September; county/town bills January.
- Adirondack Park Agency (APA) jurisdiction governs most southern parcels.
- Tax-foreclosure redemption under RPTL Article 11 (two-year window).
- Foreclosure surplus rights under RPAPL § 1361.
- Watch for tribal-territory boundaries (Akwesasne) and APA permit history.
Investing in Franklin.
Franklin offers very low entry prices, Adirondack STR potential, and steady rental demand around state-prison employment.
- Tax-foreclosure auctions run by the County Treasurer (annual).
- Judicial foreclosure auctions held at the Franklin County Courthouse, Malone.
- Land records search via Franklin County Clerk records.
- Real Property parcel lookup at franklincountyny.gov.
- NYSCEF case search for lis pendens.
- Watch for APA jurisdictional zones, Forever Wild boundaries, and Akwesasne territory rules.
After a Franklin foreclosure or tax deed sale.
Franklin uses New York's judicial foreclosure process and runs in rem tax foreclosure under RPTL Article 11.
- Mortgage foreclosures filed in Supreme Court, 4th Judicial District.
- Judgment of Foreclosure and Sale executed by court-appointed Referee.
- Surplus money proceedings under RPAPL § 1361.
- County Treasurer holds annual tax-foreclosure auction.
- Post-Tyler v. Hennepin reforms require return of tax-foreclosure surplus to former owner.
- Notices published in the Malone Telegram and Adirondack Daily Enterprise.
Courts and records in Franklin.
- Franklin County Courthouse — 355 West Main Street, Malone, NY 12953 — 4th Judicial District
- Supreme Court & County Court — Franklin County Courthouse
- Family Court — 355 West Main Street, Malone
- Surrogate's Court — 355 West Main Street, Malone
- 4th Judicial District (Clinton, Essex, Franklin, Fulton, Hamilton, Montgomery, Saratoga, St. Lawrence, Schenectady, Warren, Washington)
- Appellate Division, 3rd Department — Justice Building, Empire State Plaza, Albany
- County Clerk — 355 West Main Street, Suite 248 — (518) 481-1681 — franklincountyny.gov
- Real Property Tax Services — 355 West Main Street — (518) 481-1600
- County Treasurer — 355 West Main Street — (518) 481-1500
- Sheriff — 45 Bare Hill Road, Malone — (518) 483-6767