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855 Reeves Rd, Franklin, TX 77856 Property Records

Robertson County property record for 855 Reeves Rd, Franklin, TX 77856

Property Summary

Property TypeRural Home
Details1,116 sqft
Lot Size4.06 acres (176,854 sqft)
Owner2 Individual Names on Record
Last Sale$354,368 (Feb 2025)
Tax Bill$3,800 (2026)
Deeds & MortgagesApr 2026 Mortgage
Feb 2025 Mortgage
Flood ZoneZone X (minimal risk)
APN000159-000010

Property Details

APN / Parcel Number

Primary APN000159-000010
Alternative APN
  • 5640

Interior

Building Area1,740 sqft Building Perimeter
Gross Area1,116 sqft

Exterior

Year BuiltBuilt 2025
Effective Year BuiltEffective 2025
Lot Area176,854 sqft (4.06 acres)

Location & Zoning

Account Number5640
Street Address855 REEVES RD
CityFRANKLIN
StateTX
Zip77856-5903
Property CategoryResidential
Property TypeResidential > Single Family > Rural Home
Legal DescriptionAB 159 A R GUILD M3 TR3 QD#8 1588/890 4.06 ACRES
Legal SubdivisionALFRED R GUILD SURVEY A 159
Legal Tract3
JurisdictionROBERTSON TX
Township / Civil DivisionFRANKLIN
Census Block Group3
Census Block3001
Census Tract960300

Owner

Source: Robertson County records, as of October 20, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record2 Individual Names on Record
Mailing Address3203 COLSON RD, 77, BRYAN, TX 77808-1005
OccupancyOwner Occupied
Owner TypeIndividual
VestingHusband and Wife

Deeds, Mortgages & Sale History

DateDocument
Apr 7, 2026Deed of Trust, Mortgage · VA Mortgage
VILLAGE CAPITAL & INVESTMENT LLC
Feb 18, 2025Vendor's Lien, Transfer · VA Mortgage
SOUTHWEST STAGE FUNDING LLC

Assessor's Deed Record

Deed Names2 Names on Deed
Last SaleFeb 18, 2025 · Amount on Record
Deed SaleFeb 18, 2025 · Amount on Record
Deed Document Number2025646
Deed Book / Page1588 / 890
Prior Transfer DateFeb 8, 2018
Prior Transfer Doc0000000552
Record UpdatedOct 29, 2026

April 2026: Deed of Trust, Mortgage

Document TypeDeed of Trust
JurisdictionROBERTSON TX
Recording DateApr 7, 2026
Property Address855 REEVES RD, FRANKLIN, TX 77856-5903
Document Number0000001453
Book / Page1632 / 396
Instrument DateMar 26, 2026
Instrument20261453
Transaction TypeMortgage
Record UpdatedJul 12, 2026
Title CompanyNONE LISTED ON DOCUMENT

Transferred To (Grantee/Buyer)

NameVerified Name

Mortgage

Document Number0000001453,
DateApr 7, 2026
Book Page1632/396
Instrument20261453
Lender
NameVILLAGE CAPITAL & INVESTMENT LLC
Agreement
TypeVA Mortgage
AmountAmount Recorded
Term360 Months
DueApr 1, 2056
Interest
Rate5.98%
Max Rate-1%

February 2025: Vendor's Lien, Transfer

Document TypeVendor's Lien
JurisdictionROBERTSON TX
Recording DateFeb 18, 2025
Property Address855 REEVES RD, FRANKLIN, TX 77856-5903
Document Number001588/890
Book / Page1588 / 890
Instrument DateFeb 14, 2025
Instrument20250646
Transaction TypeTransfer
Record UpdatedJan 20, 2026

Transaction

Tax$0.00
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
Address3203 COLSON RD TRLR 77, 77, BRYAN, TX 77808-1005

Mortgage

Document Number0001589174
DateFeb 18, 2025
Instrument1589/174
Lender
NameSOUTHWEST STAGE FUNDING LLC
TypeMortgage Company
Special NotesSeller Financed
Agreement
TypeVA Mortgage
AmountAmount Recorded
Term365 Months
DueJul 1, 2055

Tax Assessment & Valuation

Source: Robertson County assessment roll, as of January 21, 2026

Property Jurisdictions

TypeName
StateTexas
CountyRobertson County
Unified School DistrictFranklin Independent School District (PK - 12)

Tax Bill & Assessment History

YearTax BillAssessed ValueAssessed Market Value
2026$3,800.00 (+295.01%) Homeowner's exemption Disabled Person's exemption Veteran's exemption$244,668 (+191.75%) Land $86,862 Building $157,806$244,668 (+191.75%) Land $86,862 Building $157,806
2025$962.00 (+9.07%) Homeowner's exemption Disabled Person's exemption Veteran's exemption$83,863 (+40.58%) Land $83,863$83,863 (+40.58%) Land $83,863
2023$59,654 Land $59,654$59,654 Land $59,654
2022$882.00

Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.

Flood

Source: FEMA National Flood Hazard Layer, effective July 18, 2011 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood ZoneZone X
minimal risk
Flood Insurance RequirementNot required
lenders may require it
Nearby Flood Policies3 in force

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire RiskModerate
above 51% of the US · lower than 73% of Texas
Wildfire Likelihood0.1% annual chance
ExposureDirect
burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water SystemROBERTSON COUNTY WSC
serves 3,611 people · EPA ID TX1980013
Water SourceGroundwater
Last State InspectionDec 2025
LeadUnder 1 ppb (2023–2025)
action level 15 ppb

Violations Reported to EPA

Water QualityNone
last 10 years
Treatment and ProcedureNone
last 10 years
Monitoring and ReportingNone
last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 3 locations within half a mile, as of December 31, 2025

ProviderMax Down / Up (Mbps)
Verizon
Fixed Wireless		300 / 20
Starlink
Satellite		280 / 30
AT&T
Fixed Wireless		25 / 3
Windstream
DSL		10 / 1

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