Franklin County, PA Property Records

    Franklin County is one of Pennsylvania's counties still gaining population, at roughly 0.8% annually; its current population is approximately 159,285. Its county seat is Chambersburg, the only Northern city burned during the Civil War.

    Geographically and economically, the county has a dual character. Its western and central sections are agricultural and rural, anchored by Chambersburg and Waynesboro, while its eastern townships increasingly function as exurban communities for Washington, D.C., and the Baltimore MSA.

    The typical home value is approximately $226,975, up 13.3% over the past year. The ACS median property value is approximately $236,300, with a homeownership rate of 73.2% and a median household income of $56,093. The county's DC-area commuter shed position drives demand in its eastern townships, making this a market where price appreciation has outpaced that in many other parts of central Pennsylvania.

    Who Keeps the Official Land Records

    The official custodian of all land records in Franklin County is the Franklin County Register & Recorder, a combined office serving as both Recorder of Deeds and Register of Wills. The Acting Recorder of Deeds is Joy R. Heinbaugh, located in the Franklin County Administration Building at 272 North Second Street, Suite 205, Chambersburg, PA 17201.

    The office records all real estate instruments for the county, maintains Landex-based online access, accepts e-recordings through three vendors (Simplifile, CSC, and EPN), and operates the Landex Record Alert free property-fraud monitoring service. The office also handles estate probate through the Register of Wills, though probate appointments must be made in advance.

    What Franklin County Property Records Include

    The Franklin County Register & Recorder maintains all instruments affecting real property within the county, including deeds, mortgages, mortgage releases, assignments, easements, rights-of-way, leases, installment sales agreements, subdivision and land development plans, and powers of attorney. The office also records military discharge papers (DD-214s). All documents are public record except military discharge papers.

    Pennsylvania uses a recorded land title system statewide; no Torrens registration system exists anywhere in the Commonwealth. Documents are indexed and assigned a book and page number upon recording. The online Landex system provides remote access to these records. The office also collects Realty Transfer Tax on behalf of the Commonwealth, the county, local municipalities, and school districts.

    One important fee structure note: the base recording fee includes one UPI certification. If a deed covers multiple parcels, each additional UPI certification costs $20.00. This is slightly different from counties where the UPI is paid separately; here, it is bundled into the base recording fee for the first parcel, making partial multi-parcel cost comparisons important when preparing a recording budget.

    How to Access Franklin County Property Records

    Records can be accessed remotely via Landex Remote, in person at the Administration Building, by phone or email, by mail, or via e-recording (Simplifile, CSC, or EPN).

    Online Access (Landex Remote Fee-Based)

    Franklin County uses Landex Remote for online access to deeds. Create an account at landex.com to search grantor/grantee names, document types, book and page numbers, date ranges, and instrument numbers. Landex is a subscription/pay-per-use platform. For Landex system questions, call (717) 274-5890.

    In addition, the Landex Record Alert is a free notification service that alerts property owners when any document is filed referencing their tax parcel identification number. Register. The system uses the 20-character parcel ID.

    In Person

    Researchers may visit the Register & Recorder's office during business hours. Address: 272 North Second Street, Suite 205, Administration Building, Chambersburg, PA 17201, Copies: $0.25 per page (documents); $0.50 per page (subdivision plats); $1.50 per document for certification.

    By Phone or Email

    Call (717) 261-3872 during office hours. For Landex system questions specifically, call (717) 274-5890. Estate probating requires a prior appointment.

    By Mail/Overnight

    Mail documents for recording to Franklin County Register & Recorder, 272 North Second Street, Suite 205, Chambersburg, PA 17201. Include appropriate fees and a self-addressed return envelope.

    E-Recording

    E-recording is available through three vendors: Simplifile, CSC, and EPN. Franklin County is one of the few counties accepting all three major e-recording platforms, providing submitters maximum flexibility.

    What's Not at the Recorder's Office (But Matters for Property Research)

    The Register & Recorder maintains recorded title instruments only. Property assessment values, parcel data, and the county's GIS mapping are maintained by the Franklin County Tax Assessment Office, and its GIS Department allows free public access to parcel identification numbers and basic mapping.

    Zoning in Franklin County is administered entirely at the local municipal level. The Franklin County Planning Department handles county-level comprehensive planning, but zoning decisions are the responsibility of each borough or township. Shippensburg, which straddles the Franklin–Cumberland county line, requires confirming which county's planning jurisdiction governs the subject parcel. For statewide financial data, consult the Pennsylvania DCED.

    Step-by-Step: How to Pull a Deed Online

    Franklin County uses the Landex Remote platform. Here are the steps:

    • Go to landex.com and create an account for Landex Remote access.

    • Select Franklin County from the available counties.

    • Search by grantor name, grantee name, document type, instrument number, book and page, or date range.

    • Select a result to view the document image. Landex is a fee-based pay-per-use system.

    • For Landex system questions, call (717) 274-5890 (Landex support line provided by the county).

    • To look up a parcel ID before searching, use the free UPI Tax Parcel Viewer.

    • To receive alerts when new documents are filed against your parcel, enroll in Landex Record Alert (free).

    • For certified copies or records not accessible online, contact the office at (717) 261-3872 or visit in person at Suite 205, 272 North Second Street, Chambersburg.

    Cities & Towns in Franklin County (and Their Record Custodians)

    The Franklin County Register & Recorder is the single official custodian of all recorded property documents for all municipalities in Franklin County. The county has approximately 25 incorporated municipalities comprising 1 borough serving as the county seat, approximately 9 other boroughs, and 15 townships.

    • County Seat Borough: Chambersburg.

    • Other Boroughs: Greencastle, Mercersburg, Mont Alto, Orrstown, Waynesboro, and Shippensburg.

    • Townships: Antrim, Fannett, Green, Guilford, Hamilton, Letterkenny, Lurgan, Metal, Montgomery, Peters, Quincy, St. Thomas, Southampton, Warren, and Washington.

    Municipality counts per Wikipedia and county sources. Shippensburg Borough straddles the Franklin–Cumberland county line; recorded property in Shippensburg may be in either county's records depending on which side of the line the parcel falls.

    City/Town Resources for Assessments & Taxes

    Property taxes in Franklin County are assessed at the county level. To locate your parcel identification number, contact the Franklin County Tax Assessment Office for assessed values and the UPI certification needed for recording. Delinquent taxes are handled through the Franklin County Tax Claim Bureau. For statewide millage data, consult the PA DCED.

    Zoning determinations require contacting the specific municipality governing the property. For Chambersburg, contact Chambersburg Borough directly. For townships, contact the township supervisors or manager. Letterkenny Army Depot in Letterkenny Township adds a federal land-use dimension to properties in that area.

    Franklin County-Specific Nuances

    • The Combined Register & Recorder office includes the Register of Wills; estate probating is by appointment only. The Franklin County Register & Recorder serves as both Recorder of Deeds and Register of Wills, a common combination in PA.

    However, estate probating matters must be handled by appointment only. Anyone wishing to record a deed, mortgage, or other document can walk in, e-record, or mail it without an appointment. Only the probate/Register of Wills side requires scheduling.

    • Franklin County's Common Level Ratio of 13.02 is strikingly high. It means that assessed values are, on average, less than 8% of market value. This ratio has direct consequences for Statement of Value preparation: when calculating the assessed value equivalent for a deed transaction, the computation uses this factor. Download the current CLR information from the Register & Recorder's page.

    • Landex Record Alert free property fraud monitoring with 20-character parcel ID. Franklin County launched the Landex Record Alert service, providing free notifications whenever any document is recorded that references an owner's 20-character parcel ID. This is a more granular alert than the broad-name-based systems used by some other PA counties (e.g., Beaver County's Tyler Host alert).

    • E-recording is available through Simplifile, CSC, and EPN (three vendors). Franklin County accepts e-recordings through all three major platforms, Simplifile, CSC, and EPN.

    • UPI certification is included in the base fee; additional parcels cost $20 each. Unlike counties where the UPI is paid as a completely separate transaction from the recording fee, Franklin County's base recording fee already includes one UPI certification. If a document covers multiple parcels, each additional UPI certification is $20. This means a single-parcel recording fee is straightforward, but a multi-parcel deed requires budgeting $20 per additional parcel.

    • Corrective deeds and deeds over 30 days old require a Statement of Value. Two categories of deeds trigger a mandatory Statement of Value beyond the standard rule (no consideration stated, or exemption claimed): (1) any corrective deed, and (2) any deed recorded more than 30 days after execution. The 30-day rule is not universal across PA counties and is a Franklin County-specific requirement practitioners should note.

    • Properties in two or more taxing authorities must be apportioned. When a property crosses municipal or school district boundaries, the deed must state the value attributable to each taxing authority so local RTT can be apportioned correctly. This is the same requirement seen in Fayette County and other multi-municipality counties.

    • Shippensburg Borough straddles the Franklin–Cumberland county line. Shippensburg is incorporated in both Franklin and Cumberland counties. When researching or recording a document for a Shippensburg property, confirm which county the specific parcel falls in. Franklin County handles the Franklin portion through the Chambersburg office; Cumberland County handles its portion through the Carlisle office.

    • DC-metro commuter influence drives demand in eastern townships. Antrim, Guilford, Green, and other eastern Franklin County townships increasingly attract commuters to the Washington–Baltimore metro. This proximity to a major metro labor market differentiates Franklin County from the other south-central Pennsylvania counties and helps explain the 13.3% ZHVI appreciation and the county's population growth trend.

    Typical Contents of a Franklin County Property Record

    When reviewing official property records at the Franklin County Register & Recorder's office, you will typically find instruments containing:

    • Deeds:

      • Grantor and grantee names.

      • Legal description of the property and municipality.

      • Consideration amount (or Statement of Value for exempt or unstated transactions, corrective deeds, and deeds over 30 days old).

      • Certificate of Residence for the grantee.

      • UPI certification (included in recording fee for first parcel; $20 for each additional).

      • Notarial acknowledgment: county, state, date, person appearing, notary signature, and expiration date.

      • Value apportionment if property crosses taxing authority boundaries.

    • Mortgages and Releases:

      • Lender/borrower names, loan terms, and property description.

      • Mortgage satisfactions, releases, and assignments.

    • Other Instruments:

      • Easements and rights-of-way.

      • Leases (standard and long-term 30+ years; the latter requires a Statement of Value).

      • Installment sales agreements.

      • Powers of attorney.

      • Subdivision and land development plans.

    Recording Changes to Property Titles

    All new deeds, mortgages, easements, and other instruments affecting real property in Franklin County must be recorded with the Register & Recorder. Submissions can be made in person, by mail, or via e-recording (Simplifile, CSC, or EPN).

    The recording fee base covers 4 pages and 4 names and includes one UPI certification. Additional pages are $2.00 each; additional names are $0.50 each; additional parcels are $20.00 per UPI. Pennsylvania's standard 2% Realty Transfer Tax (1% state + 1% local) applies to most deed transactions.

    All deeds must include the true consideration or be accompanied by a Statement of Value. Corrective deeds and deeds presented more than 30 days after execution require a Statement of Value even if consideration is stated. Leases of 30 years or more also require a Statement of Value.

    The current Common Level Ratio is 13.02. Use this factor when preparing Statements of Value to calculate the assessed value equivalent. Where a property spans multiple taxing jurisdictions, the deed must indicate the proportional value in each jurisdiction for RTT apportionment purposes.

    Practical Research Flow (Checklist)

    A practical approach for researching property records in Franklin County, PA:

    • Locate the parcel ID first. Use the free UPI Tax Parcel Viewer to find the 20-character parcel identification number.

    • Search records online via Landex. Go to landex.com and select Franklin County. Search by grantor/grantee name, document type, or parcel-related details.

    • Enroll in Landex Record Alert. Register the parcel ID at Landex Record Alert for free fraud monitoring.

    • Verify the property is in Franklin County. If the property is in Shippensburg, confirm it falls in the Franklin County portion (not Cumberland County) before proceeding with this office.

    • Review assessment and tax data. Contact the Franklin County Tax Assessment Office for assessed value, millage, and delinquent tax status. Download the CLR (13.02) for Statement of Value calculations.

    • Check municipal zoning. Contact the specific borough or township; there is no county zoning ordinance.

    • Prepare recording documents. Confirm whether a Statement of Value is required: needed for any deed without stated consideration, corrective deeds, deeds recorded more than 30 days after execution, and leases of 30-plus years. If the property crosses taxing authority lines, apportion the value on the deed.

    • Submit via e-recording, mail, or in person. E-recording is available through Simplifile, CSC, or EPN. Estate-related probate matters require a prior appointment.

    Appendix A: Municipalities in Franklin County

    Franklin County has approximately 25 incorporated municipalities: 1 borough as the county seat, approximately 9 other boroughs, and 15 townships.†

    • County Seat Borough: Chambersburg.

    • Other Boroughs: Greencastle, Mercersburg, Mont Alto, Orrstown, Waynesboro, and Shippensburg.

    • Townships: Antrim, Fannett, Green, Guilford, Hamilton, Letterkenny, Lurgan, Metal, Montgomery, Peters, Quincy, St. Thomas, Southampton, Warren, and Washington.

    Municipality list per Wikipedia and county sources. Confirm the current listing at franklincountypa.gov.

    Appendix B: Key Contacts & Portals