863 Upper Union St, Franklin, MA 02038 Property Records

Norfolk County and Franklin Town City property record for 863 Upper Union St, Franklin, MA 02038

Property Summary

Property Type	Single Family Home
Details	3 bd · 1.5 ba · 1,530 sqft · built 1996
Lot Size	0.5 acres (21,763 sqft)
Owner	2 Individual Names on File
Last Sale	$327,000 (Oct 2018)
Tax Bill	$5,635 (2025)
Deeds & Mortgages	Feb 2020 Mortgage Oct 2018 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`25-013`

Property Details

APN / Parcel Number

Primary APN	`25-013`
Alternative APNs	`FRAN M:319 L:011` `M:025 L:013`

Interior

Bedrooms	3 Beds
Full Baths	1.5 Baths
Half Baths	1 Half Bath
Total Rooms	6 Rooms
Stories	2 Stories
Building Area	1,530 sqft Living Area
Gross Area	2,772 sqft
Basement Area	882 sqft
Unfinished Basement	882 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1996
Effective Year Built	Effective 1996
Architectural Style	Cape Cod
Exterior Material	Wood Siding
Construction Type	Frame
Roof Type	Gable
Roof Material	Asphalt
Lot Area	21,763 sqft (0.5 acres)
Pool Type	In-Ground Pool

Utilities, Heating & Cooling

Heating System	Hot Water
Heating Fuel	Oil

Location & Zoning

Account Number	25-013
Street Address	863 UPPER UNION ST
City	FRANKLIN
State	MA
Zip	02038-2583
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Lot Number	11
Jurisdiction	FRANKLIN MA
Township / Civil Division	FRANKLIN TOWN
Census Block Group	1
Census Block	1016
Census Tract	442201

Owner

863 Upper Union St is owned and occupied by two individuals who bought it in October 2018.

Source: Norfolk County and Franklin Town City records, as of July 20, 2026

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	2 Individual Names on File
Mailing Address	863 UPPER UNION ST, FRANKLIN, MA 02038-2583
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Joint Tenants

Deeds, Mortgages & Sale History

Date	Document
Feb 10, 2020	Deed of Trust, Mortgage · VA Mortgage LAKEVIEW LOAN SERVICING LLC
Oct 30, 2018	Quit Claim Deed, Transfer · VA Mortgage ENVOY MORTGAGE LTD

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 30, 2018 · Amount on File
Deed Sale	Oct 30, 2018 · Amount on File
Prior Sale	Mar 26, 2010 · Amount on File
Deed Book / Page	36398 / 105
Transfer Doc	036398-105
Record Updated	Oct 29, 2026

February 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	FRANKLIN MA
Property Address	863 UPPER UNION ST, FRANKLIN, MA 02038-2583
Transaction Type	Mortgage
Record Updated	Jun 13, 2022

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	037587-431
Date	Feb 10, 2020
Book Page	37587/431
Instrument	11985

Lender

Name	LAKEVIEW LOAN SERVICING LLC
Type	Mortgage Company

Agreement

Type	VA Mortgage
Amount	Amount on Record
Term	361 Months
Due	Mar 1, 2050

October 2018: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	FRANKLIN MA
Recording Date	Oct 30, 2018
Property Address	863 UPPER UNION ST, FRANKLIN, MA 02038-2583
Document Number	036398-105
Book / Page	36398 / 105
Instrument	97213
Transaction Type	Transfer
Record Updated	Jun 13, 2022

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$46.56
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants

Mortgage

Document Number	0363980107
Date	Oct 30, 2018
Instrument	36398/0107

Lender

Name	ENVOY MORTGAGE LTD
Type	Mortgage Company

Agreement

Type	VA Mortgage
Amount	Amount on Record
Term	360 Months
Due	Oct 30, 2048

Tax Assessment & Valuation

The 2025 property tax bill for 863 Upper Union St was $5,635, up 3.9% from the year before.

Source: Norfolk County and Franklin Town City assessment roll, as of April 14, 2026

Property Jurisdictions

Type	Name
State	Massachusetts
County	Norfolk County
Municipality	Franklin Town City
Unified School District	Franklin School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2025	$5,635.00 (+3.93%)	$484,900 (+5.44%) Land $238,200 Building $246,700	$554,325 (-13.31%)
2024	$5,422.00 (-4.81%)	$459,900 (+1.57%) Land $238,200 Building $221,700	$639,445
2023	$5,696.00	$452,800 Land $260,000 Building $192,800

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 863 Upper Union St in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 2023.

Source: FEMA National Flood Hazard Layer, effective May 26, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	2 in force
Nearby Flood Claims	1 (2023)
Claims Outside the SFHA	1 of 1
Most Recent Claim	Dec 2023 · rainfall accumulation

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

Wildfire risk around 863 Upper Union St is low, with a 0.01% annual chance of wildfire.

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

Wildfire Risk	Low lower than 80% of the US · above 57% of Massachusetts
Wildfire Likelihood	0.01% annual chance
Exposure	Direct 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 System	FRANKLIN WATER DEPARTMENT serves 33,706 people · EPA ID MA2101000
Water Source	Groundwater
Last State Inspection	Jun 2025
Lead	2 ppb (2025) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	1 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 36 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Xfinity Cable	1,200 / 35
Verizon Fiber · Fixed Wireless in parts of the area	980 / 880
AT&T Fixed Wireless	100 / 20

May also be available: T-Mobile.

Nearby Properties on Upper Union St

Nearby Streets

Search Property Records by Address or Parcel Number

Search by:

By searching, you agree to: Terms • Privacy • Disclosures