Commercial real estate lending in Apalachicola (Franklin County), FL
Franklin County is home to 12,418 residents with a median household income of $62,734 and 5.8% population growth over five years. Commercial deals here are underwritten to Florida's typical standards — around 1.25x DSCR and 75% maximum LTV on stabilized assets — with pricing shaped by the county fundamentals below.
Market character
Apalachicola's working seafood industry and its namesake bay give Franklin County a distinct coastal economy built on oystering and fishing rather than the resort tourism found elsewhere on the Gulf. Commercial lending here stays narrow in focus and tied closely to the working waterfront — docks, processing facilities, and modest hospitality product.
Apalachicola by the numbers
| Population | 12,418 |
| 5-year population change | +5.8% |
| Median household income | $62,734 |
| Median age | 49.2 |
| Median home value | $254,300 |
| Median gross rent | $1,044/mo |
| Housing units | 8,476 |
| Renter-occupied share | 22.8% |
Source: U.S. Census Bureau, ACS 5-year estimates (2023).
Underwriting a Apalachicola deal
A Apalachicola property clears the same four constraints as any Florida deal — 1.25x minimum DSCR and 75% maximum LTV on stabilized assets, an 8% debt-yield floor, and loan-to-cost caps on construction — with benchmark cap rates for FL spanning roughly 5.5% (multifamily) to 7.5% (hotel). The full state-by-asset-class table lives on the benchmarks page; run Apalachicola numbers through the loan sizer to see which constraint binds.
Florida closing costs to budget
Financing in Franklin County carries Florida's documentary stamp tax and intangible tax — about 0.55% of the loan, due in full on every refinance. Insurance is the other Florida-specific line: wind and flood premiums increasingly decide whether a coastal deal's DSCR clears. Estimate a Apalachicola deal with the closing cost calculator or read the doc stamps guide.
Financing a property in Apalachicola?
Relendi analyzes your deal against real underwriting criteria — DSCR, LTV, debt yield, and market benchmarks — in minutes.
Analyze my deal freeFrequently asked questions
What DSCR do lenders require in Franklin County?
In Apalachicola — a market of 12,418 residents where median gross rent runs $1,044 a month — lenders apply Florida's usual floors: typically 1.25x DSCR stabilized, 1.20x on acquisitions, 1.10x on bridge or construction. The county changes which lenders compete for the deal more than it changes the ratio.
What are typical commercial cap rates in Apalachicola?
Statewide Florida benchmarks run roughly 5.5% for multifamily up to 7.5% for hotels; where Apalachicola deals price inside those bands depends on submarket, asset quality, and tenancy — in a county whose median home value is $254,300, residential-adjacent product tends to price toward the wider end. Individual comps set real pricing.