Episode 02
Relocating to El Paso · 18 min read
Franklin Hills is the established, high-end neighborhood of west El Paso's 79912, set in the Franklin Mountains foothills south of Transmountain with wide views over the Rio Grande Valley and the city. In the twelve months ending August 8, 2026, 63 homes sold here at a median of $532,000, about $194 per square foot, with sales closing as high as $1,550,000, and the neighborhood is carrying just 2.6 months of inventory. Homes are larger than the westside norm, mostly built 2003 to 2014, on mature streets served by El Paso ISD schools including Franklin High, with no HOA. You buy here for the setting, the space, and the established address. Buyers who want brand-new construction on the west side look to Cimarron Canyon or Enchanted Hills instead.
| Metric | Franklin Hills | Source |
|---|---|---|
| Homes sold, past 12 months | 63 | El Paso MLS records, 12 months ending August 8, 2026 |
| Median sale price | $532,000 | El Paso MLS records, same period |
| Sale price range | $295,000 - $1,550,000 | El Paso MLS records, same period |
| Median price per sq ft (sold) | $194 | El Paso MLS records, same period |
| Median size sold | 2,645 sq ft | El Paso MLS records, same period |
| Sold under $400,000 | 13 of 63 | El Paso MLS records, same period |
| Homes for sale now | 13, from $399,000 to $1,099,000 | El Paso MLS, August 7, 2026 |
| Median asking price, current listings | $635,500 | El Paso MLS, August 7, 2026 |
| Median days from listing to close | 62 | El Paso MLS, 12 months ending August 7, 2026 |
| Months of inventory | 2.6 | El Paso MLS, August 7, 2026 |
| Current listings not yet built | 0 of 13 | El Paso MLS, August 7, 2026 |
| Size of current listings | 2,135 to 3,925 sq ft, median 2,921 | El Paso MLS, August 7, 2026 |
| Typical construction years | mostly 2003 to 2014 | El Paso MLS, July 2026 |
| Schools | El Paso ISD: Tippin, Hornedo, Franklin High | EPISD assignment |
| HOA | None in Franklin Hills itself | Confirmed July 2026 |
| West / Upper Valley median sale price, for scale | $400,000 | GEPAR, July 2026 |
For live listings inside the neighborhood boundary, refreshed hourly, see the Franklin Hills neighborhood page. The market figures above update daily on that page.
As licensed agents we work from the full El Paso MLS record, including what homes actually sold for. Texas is a non-disclosure state, so sale prices are not public record, and the rule we follow is simple: we use the sold record to make informed statements about the neighborhood, and we never publish the exact number a specific home sold for. The sold figures in this guide come from a pull of the Franklin Hills subdivision's MLS records dated August 8, 2026, reported as neighborhood aggregates, the same way our Cimarron guide and Enchanted Hills guide report theirs.
The figures that refresh daily on this page and the Franklin Hills hub come from the live listing feed, which carries asking prices rather than closing prices. So the daily numbers are what sold homes asked, how fast they went from listing to closing, and how much supply exists, each with its date. When we cite a sale figure, it is either a GEPAR submarket aggregate or a neighborhood-level read from the MLS sold record, labeled as such and dated.
That discipline matters in Franklin Hills more than most places, because this is a neighborhood whose statistics are easy to contaminate with homes from nearby subdivisions. More on that next.
Franklin Hills sits in the Franklin Mountains foothills of west El Paso's ZIP 79912, south of Transmountain. Its higher-elevation lots are the reason people fall for it: the neighborhood looks out over the Rio Grande Valley and the city, and the sunset views from up here are a genuine feature of living in it, not a listing-photo trick.
Two boundary facts keep the numbers on this page honest:
Franklin Hills means the Franklin Hills subdivision. Our figures come from the homes recorded in the Franklin Hills subdivision itself, most of them on Franklin-named streets like Franklin Gate, Franklin Bluff, Franklin Trail, Franklin Perch, Franklin Hawk and Franklin Red, along with a handful of neighbors like Desert Night and Casper Ridge that belong to the same subdivision. The hub page draws the actual boundary on a map.
Tuscany Ridge is not Franklin Hills. The gated Tuscany Ridge community nearby is its own separate subdivision, and the foothills custom homes on the Calle and Via streets above the neighborhood belong to other subdivisions as well. Pages that sweep those customs into "Franklin Hills" are describing a different market. Franklin Hills has its own real top end, and it does not need the borrowed one: two sales inside the actual subdivision cleared $1 million in the past year, topping at $1,550,000. That is the top of this market, not its middle, and the numbers on this page describe the whole neighborhood, not its trophy sales.
As of August 7, 2026 there are 13 homes for sale in Franklin Hills, from $399,000 to $1,099,000, with a median asking price of $635,500.
How that splits out, from the same 13 listings:
The size story is the quiet headline. Today's listings run 2,135 to 3,925 square feet with a median of 2,921, and 12 of the 13 have four or more bedrooms. Franklin-named homes overall run roughly 2,100 to 4,100 square feet (El Paso MLS, July 2026). This is where the westside's larger established homes are, and buyers stepping up from a 2,000 square foot house feel the difference immediately.
One more thing you get at every price point here: a finished house. None of the 13 current listings are homes waiting to be built. In Cimarron Canyon, by comparison, 43 percent of current listings are not yet built (El Paso MLS, August 7, 2026).
Across the 63 sales recorded in the Franklin Hills subdivision in the twelve months ending August 8, 2026:
| Sale price | Homes sold |
|---|---|
| Under $400,000 | 13 |
| $400,000 - $500,000 | 10 |
| $500,000 - $600,000 | 24 |
| $600,000 - $700,000 | 5 |
| $700,000 - $800,000 | 8 |
| $800,000 and above | 3 |
The median was $532,000, or $194 per square foot, on homes from 1,551 to 4,328 square feet with a median of 2,645. The middle of this market is unusually concentrated: 24 of the 63 sales closed between $500,000 and $600,000. And the character of what sold confirms what the streets already tell you: 62 of the 63 sales were resales, exactly one was a new home, and only 3 of the sold homes were built in 2020 or later.
Three reads worth having before you write an offer:
There is negotiation room here, unlike the newer westside. Of the 63 sales, 33 closed below the final asking price, 19 at asking, and 11 above, with the median sale settling at 99 percent of asking. Twenty-six of the 63 had cut their price at least once before selling. Enchanted Hills, measured the same way a week earlier, sold at exactly asking at the median. Priced right, Franklin Hills homes get their number; priced ahead of the market, they adjust first.
The entry point is more reachable than today's listings suggest. Only 2 of the 13 current listings ask under $400,000, but 13 of the past year's 63 sales closed there, starting at $295,000. At that budget, patience gets rewarded here more often than the shelf implies.
The top is real. Two sales cleared $1 million in the past year, topping at $1,550,000, well above anything currently listed. At its upper end, Franklin Hills is one of the west side's true luxury markets, without needing to borrow its neighbors' trophy listings.
In the twelve months ending August 7, 2026, 61 homes sold inside the Franklin Hills boundary, about five a month, and the median trip from listing to closing was 62 days. Set the 13 current listings against that sales pace and the neighborhood is carrying just 2.6 months of inventory, which is tight by any standard measure.
Read those numbers together and the market character is clear: fewer transactions than the newer neighborhoods, because almost nobody is forced to sell a finished home in a finished neighborhood, but demand deep enough that what does list moves quickly at a high price point.
For scale: across the wider West / Upper Valley area, GEPAR reports a median sale price of $400,000 on 124 homes sold in July 2026. Franklin Hills' twelve-month median sale of $532,000 sits well above its own side of town, and its own side of town is already the expensive side. The West / Upper Valley area page tracks the whole submarket.
These are the three westside neighborhoods we track street by street, and all three columns below come from the same El Paso MLS pipeline, computed daily inside each neighborhood's actual boundary, over the same twelve months ending August 7, 2026. A comparison like this only means something when every column is measured the same way over the same period, which is why we compute it ourselves rather than quote anyone.
| Franklin Hills | Enchanted Hills | Cimarron Canyon | |
|---|---|---|---|
| Homes sold, past year | 61 | 123 | 77 |
| Sales pace | ~5 a month | ~10 a month | ~6 a month |
| Median sale price | $532,000 | $379,975 | $556,950 |
| Median $ per sq ft, sold | $194 | $185 | $266 |
| Months of inventory | 2.6 | 2.9 | 5.5 |
| Median days, listing to close | 62 | 56 | 69 |
| Homes for sale now | 13 | 29 | 35 |
| Median asking now | $636,000 | $443,000 | $684,000 |
| Of today's listings, not yet built | 0% | 0% | 43% |
| School district | El Paso ISD | Canutillo ISD | Canutillo ISD |
Sold counts, inventory, and days figures: El Paso MLS via our daily boundary computation, twelve months ending August 7, 2026, with current-listing figures as of the same date. Sale-price rows: dated MLS records pulls, Franklin Hills August 8, 2026, Enchanted Hills and Cimarron Canyon July 29, 2026. Each neighborhood's page refreshes the daily figures: Franklin Hills, Enchanted Hills, Cimarron Canyon.
Four things fall out of that table.
Franklin Hills is the established market. Zero of its current listings are unbuilt homes, against 43 percent in Cimarron Canyon. Nothing here depends on a builder's schedule: you are choosing among finished houses on mature streets, and you can close on a normal timeline.
Per square foot, it is priced closer to the value side than the luxury side. $194 per sold square foot here against $185 in Enchanted Hills and $266 in Cimarron Canyon. Franklin Hills' higher sticker price, $532,000 median against Enchanted Hills' $379,975, is mostly more house, not premium pricing: the median home that sold here was about 500 square feet larger. Cimarron Canyon, meanwhile, runs 37 percent above Franklin Hills per square foot, which is what the newest construction in town costs.
It is tighter than its price point suggests. At 2.6 months of inventory, Franklin Hills is currently the tightest of the three, despite carrying the second-highest prices. Cimarron Canyon is carrying more than twice the supply relative to its sales pace, at 5.5 months.
It is a different product and a different district. Cimarron Canyon and Enchanted Hills are Canutillo ISD new-construction markets near Transmountain. Franklin Hills is the El Paso ISD established market in the central-west foothills. Buyers rarely cross-shop all three once they see them; the table is mostly useful for deciding which lane you are in. If it is the new-construction lane, our Cimarron guide and Enchanted Hills guide go street by street there.
Franklin Hills is served by El Paso ISD: Tippin Elementary, Hornedo Middle, and Franklin High. That is a different district from the Canutillo ISD that serves Cimarron Canyon and Enchanted Hills to the north, and for many west El Paso buyers the district line is the first filter that decides which neighborhoods are even on the list. Attendance assignments are set by the district, so confirm your specific address with EPISD before buying on school assignment.
Franklin Hills itself has no HOA. No dues, no exterior design review, no management company. The land follows the same Hunt model as most El Paso growth areas, with Hunt developing and selling finished lots to the builders who built here.
The exception to keep straight is the one next door: the gated Tuscany Ridge community nearby has its own HOA and its own rules, and it is a separate subdivision, not part of Franklin Hills. As always, confirm the HOA status of your specific address during the option period; that check is cheap and the surprise is not.
The walkable draw here is the outdoors. Trails on the edges of the neighborhood lead straight into the Franklin Mountains, with the Lost Dog Trail trailhead, Linda Daw Hudson Park, and the Resler hike-and-bike trails close by. On the ground that means a trail run or an evening hike starts from the neighborhood, not from a parking lot across town.
Everyday errands are a short drive rather than a walk: about five minutes to Whole Foods, the Kinective gym, coffee, and restaurants. So Franklin Hills pairs real from-the-neighborhood mountain access with a short drive to upscale everyday retail, and we would rather tell you plainly that the retail part is a drive than borrow a walkability story that belongs to Cimarron Canyon.
The lots people compete for are the ones with no back neighbors. Those back up to open desert or sit on the view edges, and they tend to carry a premium worth budgeting for if the sunset view is the point.
Most Franklin Hills homes were built between 2003 and 2014, which means major components on many of them are in their second decade. None of this is a reason to avoid the neighborhood; it is a reason to inspect the way you would any established home: check the age and condition of the roof, the HVAC, and the other big-ticket systems, and price your offer with their remaining life in mind.
There are also newer homes mixed in, including recent construction at the top of the market, so "established neighborhood" does not mean every house is twenty years old. It means the streets, landscaping, and sales history are mature, which is exactly what some buyers are paying for.
It fits move-up buyers who want more house on an established west-side street, buyers who want the Franklin Mountains at the end of the block and a view over the valley at sunset, families targeting El Paso ISD and Franklin High, and anyone who wants a high-end address without HOA dues. Empty-nesters trading down from larger properties and relocating buyers at the higher end, including some PCS moves, are regulars here too.
It is a harder fit if you want brand-new construction, which this neighborhood is essentially done producing; Cimarron Canyon and Enchanted Hills own that lane. Same if walkable restaurants matter more to you than trails, or if your budget centers under $400,000, where Franklin Hills had just two listings as of August 7, 2026 and Enchanted Hills offers far more choices.
Still weighing all three? The six-question westside fit quiz matches your budget, build preference, and priorities against the live data and gives you an honest answer. Or browse every neighborhood we cover on the El Paso neighborhoods index and zoom out in the Westside El Paso neighborhood guide.
West El Paso, ZIP 79912, in the Franklin Mountains foothills south of Transmountain. The neighborhood sits at higher elevation with wide views over the Rio Grande Valley and the city. The Franklin Hills page shows the exact boundary on a map.
In the twelve months ending August 8, 2026, 63 homes sold at a median of $532,000, ranging from $295,000 to $1,550,000, at a median of $194 per square foot. As of August 7, 2026 there were 13 homes for sale, asking $399,000 to $1,099,000 with a median asking price of $635,500. Texas is a non-disclosure state, so we publish sold data only as neighborhood-level statements, never a specific home's number.
Across 63 recorded sales in the twelve months ending August 8, 2026: median $532,000, with 13 sales under $400,000, 24 between $500,000 and $600,000, 11 at $700,000 or above, and two above $1 million topping at $1,550,000. The median sale settled at 99 percent of its final asking price, with 33 of 63 closing below asking, 19 at asking, and 11 above.
As agents we see the full MLS sold record, and the sold figures in this guide come from a pull of the Franklin Hills subdivision's records dated August 8, 2026, reported at the neighborhood level: medians, ranges, and counts. What we never publish is the exact price a specific home sold for, since Texas is a non-disclosure state. The figures that refresh daily on the neighborhood page come from the live listing feed, which carries asking prices, so those are always labeled as what homes asked.
No. Franklin Hills is an essentially finished, established resale neighborhood, with homes largely built between 2003 and 2014 and some newer homes mixed in. None of the 13 current listings are unbuilt homes. Buyers who want brand-new construction on the west side look to Cimarron Canyon or Enchanted Hills instead.
In the twelve months ending August 7, 2026, 61 homes sold, about five a month, with a median of 62 days from listing to close. Against 13 current listings that is 2.6 months of inventory, currently the tightest supply of the three westside neighborhoods we measure daily.
El Paso ISD: Tippin Elementary, Hornedo Middle, and Franklin High. That is a different district from Canutillo ISD, which serves Cimarron Canyon and Enchanted Hills farther north. Confirm your specific address with the district, since EPISD sets attendance boundaries.
No. Franklin Hills itself has no HOA. The gated Tuscany Ridge community nearby has its own HOA, but it is a separate subdivision, not part of Franklin Hills. Confirm HOA status for your specific address during the option period.
No. Tuscany Ridge is a separate gated community with its own HOA, and the high-dollar foothills custom homes on the Calle and Via streets belong to other subdivisions as well. Statistics that mix those homes into Franklin Hills describe a different market than the actual neighborhood.
Bigger than the westside norm. The 63 homes that sold in the twelve months ending August 8, 2026 ran 1,551 to 4,328 square feet with a median of 2,645, about 500 square feet larger than Enchanted Hills' median sale. Current listings run 2,135 to 3,925 square feet with a median of 2,921, and 12 of the 13 have four or more bedrooms (El Paso MLS, August 7, 2026).
Franklin Hills is the established, larger-home, El Paso ISD option in the central-west foothills, with no HOA and zero unbuilt listings. Cimarron Canyon and Enchanted Hills are the newer-construction Canutillo ISD neighborhoods near Transmountain; Cimarron carries the walkable retail village and the highest prices, Enchanted Hills the lower entry point. Median sale prices from our dated MLS pulls: $532,000 in Franklin Hills at $194 per square foot, $556,950 in Cimarron Canyon at $266, and $379,975 in Enchanted Hills at $185.
Two sales inside the subdivision cleared $1 million in the twelve months ending August 8, 2026, topping at $1,550,000. The most expensive current listing asks $1,099,000. The $1.2 million-plus foothills customs often attributed to Franklin Hills sit in neighboring subdivisions like Tuscany Ridge.
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