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Located in Northeast Texas, Franklin County is anchored by Mount Vernon, its county seat. Established in 1875, it has a rural and agricultural history, with cotton and livestock shaping early growth. Today, it remains rural-small town, though proximity to Mount Pleasant (15 miles east) and Sulphur Springs (25 miles west) gives residents more options. Housing stock includes historic homes in Mount Vernon, ranch houses, and manufactured housing. Lake Cypress Springs provides a recreational housing market with cabins and waterfront homes. Prices vary: inland homes typically $160,000–$280,000, while lakefront properties command $400,000+. Land averages $7,000–$12,000 per acre.