Land & Acreage  ·  Franklinton, Louisiana

10 Acres in Washington Parish for $125,000 — Build, Homestead, or Invest in One of Louisiana's Most Peaceful Corners

Over ten private acres on Carol Morgan Road in Franklinton — the blank canvas you've been waiting for. Whether you're ready to build your dream home, run a hobby farm, or simply own a piece of rural Louisiana, this parcel delivers the space, privacy, and value that's vanishing everywhere else.

By The Robin Group  ·  Keller Williams Realty Services  ·  September 3, 2026

10.814 Carol Morgan Rd  ·  Franklinton, LA 70438  ·  10.81 Acres  ·  Listed at $125,000

There is a certain kind of buyer who has spent years watching land prices climb, telling themselves they'll act when the right piece comes along. This is that piece. Just over ten and a half acres on Carol Morgan Road in Franklinton — private, wooded, and priced at $125,000 in Washington Parish. For buyers looking to build a custom home on real acreage, establish a homestead, invest in raw land ahead of the next wave of rural growth, or simply own a place that is entirely theirs, this parcel deserves a serious look.

Over Ten Acres — What That Actually Means

Ten acres is not a suburban lot. It is not a quarter-acre backyard with a fence. It is a property where you can walk across your own land and still not reach the other side. It's the kind of acreage where you can build a home and still have room for a detached workshop, a barn, a garden, a pond, a shooting range, trails through the trees, or simply a buffer of nature between your life and anyone else's. In Washington Parish in 2026, getting ten-plus acres for $125,000 represents genuine value — and that kind of value has a shelf life.

The 10.81-acre parcel on Carol Morgan Road offers the privacy and scale that buyers dream about when they're tired of neighbor fences, HOA rules, and lots measured in square feet rather than acres. This is a blank canvas in the best sense — no restrictions written by someone else's vision, just land waiting for yours.

10.81 Acres — Carol Morgan Road, Franklinton, LA

Build Your Custom Home on Your Terms

For buyers who have been waiting to build — who know exactly what they want but haven't found the land that makes it possible — this parcel is the starting point. Rural Washington Parish acreage like this gives builders and owner-builders the lot size to site a home with true separation from the road, orient it for natural light and privacy, and still have room left over for whatever the property needs to become.

There are no subdivision lot lines dictating where your house goes or how close your neighbor's roofline sits. No HOA guidelines governing what you can plant or park. The land determines what you can build here — and ten acres gives you exceptional latitude. Whether you envision a custom stick-built home, a barndominium, a modular build, or a phased construction plan, this parcel accommodates the vision without hemming it in.

"Washington Parish land at this price per acre is increasingly rare. Ten acres for $125,000 works out to under $12,000 per acre — and that figure is moving in one direction." Market Context · Franklinton, LA · 2026

The Homestead Opportunity Is Real Here

The interest in homesteading, regenerative agriculture, and self-sufficient rural living has never been higher — and for good reason. Washington Parish in Louisiana gives that lifestyle more room to breathe than almost anywhere else in the state. The climate supports year-round growing. Timber, hunting, and fishing opportunities are woven into the landscape. The pace of life on Carol Morgan Road is deliberate rather than frantic.

Ten acres is enough for a substantial vegetable garden, an orchard, chickens and small livestock, a pond if the topography supports it, and still enough forested buffer to feel genuinely removed from the world. This is the scale that makes self-sufficiency feel manageable rather than overwhelming — large enough to matter, small enough to steward well.

Carol Morgan Road, Franklinton, LA — Washington Parish

Why Investors Are Watching Washington Parish

Raw land in rural Louisiana has a track record that patient investors understand well. Washington Parish sits at the center of a region that is attracting buyers priced out of the Northshore, retirees seeking peaceful acreage within driving distance of New Orleans and Baton Rouge, and remote workers who discovered during recent years that where you live and where you work no longer have to be the same address.

Franklinton is the parish seat, with medical facilities, schools, restaurants, and services that make rural living genuinely functional rather than isolated. The town is roughly an hour from both New Orleans and Hattiesburg, Mississippi — close enough to access a city when needed, far enough to stay insulated from its pace and prices. For buyers thinking in terms of long-term land appreciation rather than immediate development, this kind of parcel in this kind of location has historically rewarded patience.

What This Land Makes Possible

Franklinton: The Town That Makes Rural Living Practical

Franklinton is the seat of Washington Parish and the commercial and civic center of the region. It punches above its size for a rural Louisiana town — with a regional hospital, public schools, grocery stores, restaurants, hardware and farm supply stores, and a modest but functional downtown. Living on acreage outside of Franklinton means you're close enough to town to run an errand without planning an expedition, while still being far enough from it that your land feels genuinely private.

The drive to Covington and the Northshore is roughly 45 minutes. New Orleans is about an hour. Baton Rouge is a similar distance in the other direction. For buyers who want rural living without genuine isolation — who want to reach a city hospital, an airport, or a good restaurant in under an hour — Washington Parish's central location in southeast Louisiana makes it work.

The Bottom Line

At $125,000 for 10.81 acres — roughly $11,563 per acre — this parcel on Carol Morgan Road represents the kind of land opportunity that buyers spend years waiting for and too often miss. Whether your goal is to build, to farm, to invest, or simply to own a piece of rural Louisiana that is entirely your own, this is the land that makes it possible. Washington Parish is growing in interest among buyers who are done compromising on space, privacy, and price.

MLS #2573829. Listed by Tiffani Robin, Keller Williams Realty Services — 985-778-2525 / 985-727-7000. Listed September 3, 2026. Contact us today to learn more about this parcel and schedule a walk of the property.

Information sourced from LA GSREIN MLS #2573829. Deemed reliable but not guaranteed. Acreage approximate. Equal Housing Opportunity. Listed by Tiffani Robin, Keller Williams Realty Services. Lic. in LA. Each office independently owned and operated.