$235,022Average Value$123Average Price per Sq Ft2Homes For Sale
Frankton has small-town living surrounded by larger cities
Frankton, one of the smallest towns in Madison County, is within an hour of cities like Muncie, Kokomo, Anderson and Indianapolis. “We are a nice, quiet community, but also have these larger cities all around us like a clock,” says Town Council President Vicky Hart. “It’s great for people who work in all those places but don’t want to pay the higher cost of a home.” Frankton’s small size also encourages a tight-knit community and a family-friendly feel. “The school system and the safety for raising kids are two of Frankton’s best attributes,” says Town Council member Larry Shively. “You know everybody here, and people feel safe walking all over this town, even after dark.”
Frankton is a small community located in central Indiana.
Frankton residents head to Anderson for a night at the theater.
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Unique homes with opportunities for new construction
Most homes were built from the 1940s to 1960s, although some date back to the late 1800s. Ranch-style designs and National Folk architecture are on gridded streets with shaded yards. “We have all kinds of houses in Frankton,” Hart says. “I like that things aren’t cookie-cutter; it makes us a very pretty town.” Properties along Pipe Creek have a slight risk of flooding and may require additional insurance. Home prices typically range from $150,000 to $350,000 based on size and renovations. Private estates with several acres outside the town limits can get up to $600,000. On the east side of town, there are two mobile home parks, and the west side has open plots of land from $20,000 to $60,000. “Frankton is pretty landlocked by farms, but we are seeing some new homes being built,” Shively says. The town recently overhauled its entire wastewater system and is working on updating all water pipes, paving the way for more growth to come.
Newer constructed homes are filling in open spaces throughout Frankton.
An older farmhouse in Frankton has a distinctive wrap around porch.
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Sports are a big part of Frankton’s schools
Students can head to Frankton Elementary School, which is rated C-plus by Niche. Older kids move on to the B-rated Frankton Junior/Senior High School for seventh through 12th grade. Both schools are located in the town, less than a mile from most homes. “The school district is a big draw — I know parents who drive an hour each way to bring their kids here,” Hart says. "Sports are a big part of the culture. I still go to games even though I don’t have kids or grandkids playing anymore.”
The Frankton Elementary School mascot is the Eagles.
Frankton Jr Sr High School has an average enrollment of around 800 students.
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Dining options are limited but well-loved by locals
Bernie’s Bar is a long-standing classic, serving comforting pub food and staying open past midnight. According to Shively, people come from all over to eat at Bernie's. “Their fried chicken salad could feed a whole family, and it costs seven bucks,” he says. The Depot has cold ice cream and hot pizza, and Maranatha Coffee Company donates a portion of its proceeds to charity. “The coffee shop is packed all the time,” Hart says. "It's such a nice, peaceful place to be, and you run into people you know." However, those three restaurants are the town’s only dining options. For grocery shopping, there is a Dollar General and Harvest Supermarket, which is small but still has an on-site butcher.
Frankton residents grab a morning cup of coffee from Maranatha Coffee Company.
Dollar General adds to the shopping convenience in Frankton.
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Carnival rides and soup-making competitions
In the summer, Frankton has a Fourth of July fireworks show and outdoor movie nights. The Heritage Days Festival kicks off in September for a weekend of food trucks, live music and carnival rides. Santa comes to town for the Frankton Christmas Festival, and on Super Bowl Sunday, a church hosts the Souper Bowl, a soup-making competition where all proceeds go to a local food pantry. “As soon as the holidays are over, we have the Souper Bowl event and then ball games start up in the spring,” Hart says. “We might be a quiet town, but we aren’t sleepy — there’s plenty of stuff to do here.”
Community gathers at parks, churches and the local library
Jefferson Oaks Park has shaded picnic pavilions, a playground and several nearby ball fields often used by youth sports leagues. On the north side of town, Maple Meadows Park has a disc golf course. Activities for all ages are held at the Frankton Community Library, which has kids’ programs, adult book clubs, and senior social days. Churches in the area are also common gathering places. Frankton Christian Church runs the Family Life Center, a community building with a regular food pantry and seasonal pickleball games. “The games get pretty competitive,” Hart says.
Jefferson Oaks Park is a major gathering place for Frankton events.
The Frankton Christian Church is a vital part of the community with several outreach programs.
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Surrounded by Indianapolis area cities
Just 7 miles away, Elwood is the closest city with a downtown district and a hospital. For a larger city feel with big-brand shopping, Anderson is 15 miles away, and Muncie is just over 20 miles away. Noblesville, Kokomo and Marion are also less than an hour's drive. Indianapolis is a 45-mile trip, about an hour without traffic but a half hour longer during rush hour. To reach Indianapolis International Airport, it’s a 60-mile drive.
Written By
Catherine Lashley
Photography Contributed By
Kenyon Gerbrandt
Video By
Derek Fowler
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GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Frankton, IN sell after 68 days on the market compared to the national average of 70 days. The median sale price for homes in Frankton, IN over the last 12 months is $210,000, down 10% from the median home sale price over the previous 12 months.
Charming 3-Bedroom Ranch Home in Frankton. Nestled on a serene .30-acre lot in the heart of Frankton, this inviting ranch home offers the perfect blend of comfort and modern amenities. Boasting 3 bedrooms and 2 baths, this home is designed for both relaxation and entertaining. As you step inside, you're greeted by a cozy living room featuring a gas fireplace, perfect for those chilly evenings.
9+/- Acres - Your Dream Renovation Awaits! Property Highlights: Classic two-story farmhouse 3 spacious bedrooms with large closets 1 bath Inviting enclosed porch Generous dining room, perfect for gatherings Over 10 acres of land for endless possibilities Road frontage on 2 sides Hwy 128 and N 400 W Barn and Livestock Features: Large 50x70 barn, structurally sound with new
TWO Legal Non-Conforming Lots - Build Single Family or Combine! Opportunity awaits with these two 56'x32' legal non-conforming lots, eligible for development under current Unified Development Ordinance (UDO) guidelines. Build two separate single-family homes (one per lot) OR build across both lots with one single-family home or a duplex! Setback Requirements (approximate): Rear: 25'; Side: 6'
Charming 3-Bedroom Ranch Home in Frankton. Nestled on a serene .30-acre lot in the heart of Frankton, this inviting ranch home offers the perfect blend of comfort and modern amenities. Boasting 3 bedrooms and 2 baths, this home is designed for both relaxation and entertaining. As you step inside, you're greeted by a cozy living room featuring a gas fireplace, perfect for those chilly evenings.
9+/- Acres - Your Dream Renovation Awaits! Property Highlights: Classic two-story farmhouse 3 spacious bedrooms with large closets 1 bath Inviting enclosed porch Generous dining room, perfect for gatherings Over 10 acres of land for endless possibilities Road frontage on 2 sides Hwy 128 and N 400 W Barn and Livestock Features: Large 50x70 barn, structurally sound with new
TWO Legal Non-Conforming Lots - Build Single Family or Combine! Opportunity awaits with these two 56'x32' legal non-conforming lots, eligible for development under current Unified Development Ordinance (UDO) guidelines. Build two separate single-family homes (one per lot) OR build across both lots with one single-family home or a duplex! Setback Requirements (approximate): Rear: 25'; Side: 6'
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