Cheap Land in Louisiana near Franklinton
Owner Financing Available!
With secluded, yet public access off Thomas Cryer Road, this unrestricted lot features a long, graded internal driveway to service areas deep into the property – the perfect investment to subdivide for smaller residential lots.
- No Restrictions
- Secluded yet Easy Access
- Interior Driveway w/Power
- Very Buildable: Easy Topography, Very Little Floodplain
- Perfect for Residential Subdivision
- Freshly Surveyed
- Priced about 29% Below Market
PROPERTY: Nestled on a sprawling 46.44 acres of Louisiana countryside near Franklinton, this prime property offers a blend of seclusion – located off the beaten path of Thomas Cryer Road – and accessibility, with its long, graded driveway branching from Leora Williams Road, which stretches through the forest before revealing these peaceful wooded plains, making it ideal for residential subdivision, massive personal estate, or recreational use. The land features easily buildable terrain, minimal floodplain, and – best of all – no restrictions, alongside utilities like power. Meanwhile, the partially cleared woods and abundant wildlife ensures a tranquil, natural setting. It’s been very recently surveyed to partition the property into four large residential ranchettes if you choose to use that configuration as the master plan for a low-density, residential subdivsion. Bogue Chitto State Park, just about 20 minutes away, offers an idyllic retreat for nature enthusiasts, boasting a picturesque river perfect for kayaking and fishing, alongside well-maintained hiking trails. Just a little farther away, the vibrant waters of Holmes Water Park present a refreshing escape, with its inviting pools and water slides set against a backdrop of lush greenery. The nearest town of Franklinton features major grocery outlets like Winn-Dixie and Jack Brown’s Food Store, and ensures area residents are never far from daily necessities. If Walmart is calling out to you, head to Amite City just over a half hour away. Priced FAR below market with cheap taxes and no HOA, this tract perfectly encapsulates an exceptional opportunity for investment or creating your dream home amidst the natural wonder of the Louisiana woods.
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you. We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on Map Legend, then Overlays.
- ADDRESS (street # estimated – use GPS for navigation): 24000 Leora Williams Ln, Mount Hermon, LA, 70450
- SIZE: 46.44 acres
- GPS COORDINATES: 30.886875, -90.274465
- PARCEL # (parent): 090-0004350
- ABRIDGED LEGAL DESCRIPTION: 46.44 acres from James J. Jones survey, #99-017-BS, dated 3/3/2023, out of S11 T2S R9E, Greensburg Land District, Washington Parish Louisiana
- FULL LEGAL DESCRIPTION: download here
- PLAT MAP/SURVEY: download preliminary survey plat here (get County’s boundary/KML file here – opens in Google Earth)
- TITLE: General Warranty deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
- DIMENSIONS (approximate): starting at SW corner, 132′ N (along road) x 307′ E (along driveway) x 703′ N x 125′ E x 697′ N x 1900′ E x 909′ S x 1579′ W x 175′ SW x 435′ S x 661′ W to POB
- FLOODPLAIN: approximately 1.32 acres in the far NW corner + 1.39 acres in SW corner
- ELEVATION: 289 feet
- TERRAIN: generally flat to gently rolling
- CONDITION: partially cleared, interior driveway, mostly wooded
- ACCESS: 132 feet of direct frontage on Leora Williams Road, a public dirt road + interior driveway that extends to north boundary line
- POWER: available along Leora Williams Road and via interior driveway
- WATER: well would need to be installed
- WASTEWATER: septic system would need to be installed
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions to non-satisfactory perc tests).
- TAXES: $174.32 in 2022
- HOA: none
- DEED RESTRICTIONS: none
- RESTRICTIONS/ZONING: no zoning
- DEVELOPMENT ORDINANCE: download here
- SCHOOL DISTRICTS: Mt. Hermon (Elementary) – Mt. Hermon (Middle School) – Mt. Hermon (High School)
- NEAREST CITIES: Franklinton < Amite City < New Orleans
- NEAREST AIRPORTS: Franklinton Airport (21 mins), New Orleans International (1 hr 29 mins)
- COUNTY GOVERNMENT:
- Assessor (985) 839-7815
- Treasurer (985) 829-3434
- Clerk/Recorder (985) 839-4663
- Planning & Zoning (985) 839-7825
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer
- And “Save” to download the directions so they’ll still work if you lose cell service.
If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 30.886875, -90.274465
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
Nestled amidst the serene landscapes, Bogue Chitto State Park offers an idyllic retreat for nature enthusiasts, boasting a picturesque river perfect for kayaking and fishing, alongside well-maintained hiking trails. Just a stone’s throw away, the vibrant waters of Holmes Water Park present a refreshing escape, with its inviting pools and water slides set against a backdrop of lush greenery. For those seeking a tranquil beach experience, Whitesands Beach provides a stunning setting for sunbathing and leisurely swims in its crystal-clear waters. The nearest town of Franklinton features major grocery outlets like Winn-Dixie and Jack Brown’s Food Store, and ensures area residents are never far from daily necessities. If Walmart is calling out to you, head to Amite City just over a half hour away. Meanwhile, the globally renowned city of New Orleans is about an hour and a half drive south, offering world-class cuisine, entertainment, and shopping.
NEARBY – Bogue Chitto Atv Park (11 mins), Varnado Store Museum (16 mins), Silver Creek (20 mins), Bogue Chitto State Park (21 mins), Kentwood Historical & Cultural Museum (23 mins), Camp Moore Museum (24 mins), Holmes Water Park (33 mins), Whitesands Beach (34 mins), Fleet Easley Park (35 mins), Global Wildlife Center (37 mins), Loranger Recreational Park (41 mins), and more!
FRANKLINTON (17 mins), nearest grocery store)
- RETAIL – Dollar General, Family Dollar, Dollar Tree, Winn-Dixie, Jack Brown’s Food Store, Save A Lot, Dirt Cheap, CVS and more.
- RESTAURANTS – McDonalds, Wendy’s, Sonic Drive-In, Burger King, Taco Bell, Popeyes, Subway, Pizza Hut, and more.
- MEDICAL SERVICES? Yes, Riverside Medical Center, CVS, Multipractice Clinic, Southern Internal Medicine Clinic, and more.
- RECREATIONAL – Franklinton Country Club, Paradise Pools & RV, Bogue Chitto State Park, Cassidy Park, and more!
AMITE CITY (33 mins, nearest Walmart)
- RETAIL – Walmart, Winn Dixie, Dirt Cheap, Dollar General, Walgreens, O’Reilly Auto, and more
- RESTAURANTS – McDonalds, Wendy’s, Popeyes, Sonic, Seafood Shack, Catfish Inn, and more
- MEDICAL SERVICES? Yes, Hood Memorial Hospital
- RECREATIONAL – Tangipahoa River, Stump Lake
NEW ORLEANS (1 hr 29 mins, nearest major city)
OWNER FINANCING: We do offer owner financing under the following terms:
- Purchase Price = $219,900
- Down Payment = $43,980
- Monthly Payment = $2,448.35
- Term = 120 months
If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!
OUTSIDE FINANCING: Your best deal for third-party financing will come from FBN Finance or the Louisiana Land Bank and their details are below:
FBN Finance is one of the country’s largest land lenders. The property needs to be (1) zoned agricultural or (2) contain harvestable timber. It also needs to be a minimum of 5 acres and require a minimum of $75k financing (after the down payment). Asking price should be $110k or more.
Louisiana Land Bank is one of the best local land lenders in the area, and they require as little as 15% down up to a 30-year term, with interest rates as low as 8%, with no pre-payoff penalties. Call Marcell Parker at (985) 507-6992. They serve all of Louisiana.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For-Sale-By-Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a Realtor, then you’re welcome to have them contact us on your behalf.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, build-ability, and approved/allowable use-age for the property. We are happy to help however we can.