New Albany

In Franklin, Indiana locals can almost wave to their neighbors in Kentucky from across the Ohio River. Located on the outskirts of New Albany and 9 miles, or just a 15-minute drive, from the larger city of Louisville, it’s not uncommon to see new builds popping up across Franklin’s ridges and hollows. Surrounded by miles of farms and wooded hills, folk here tend to appreciate their area for its abundance of land, natural beauty, and the quiet sense of privacy that comes with it- though small-town and big city amenities can be found just a short drive away. Kimberly Bandy, a Realtor with the Breland Group, uses this analogy to describe Franklin, “If Louisville is kind of like New York City, then Southern Indiana is kind of like one of its boroughs.” Of course, there are a lot more grain silos here than in Brooklyn or Queens, but Franklin does have a distinctive personality complete with river views, farmland and plenty of space for horses. In terms of housing, Franklin offers prospective buyers a diverse mix of brand-new construction with older properties. Between its miles of farmland and acres of forests, most homes are spread out a good distance from their neighbors and offer a peaceful, rural atmosphere. Over the last decade, Franklin also has seen the rise of planned communities like Poplar Wood, where large traditional and Classical Revival estates with over 3,000 square feet of space can sell from about $450,000 to $750,000. Older builds from the 1950s and '60s can also be found throughout the neighborhood, including bungalows, ranch-styles and Colonial Revival designs. Most properties in the neighborhood start at about $150,000, though many feature extensive acreage — think 40-plus acres of undeveloped land — and can sell for upwards of $600,000. When compared to similar properties across the river in Louisville, homes in Franklin are often less expensive with lower property taxes. “It’s an ideal market for first-time home buyers,” says Bandy. Students in Franklin can attend school just a few miles down the road in New Albany. Young students start at S. Ellen Jones Elementary, which earns a B-rating from the educational review site, Niche, while fifth graders move on to Scribner Middle and New Albany High, both earning B-plus ratings. New Albany High School (NAHS) is best known for its award-winning theater program and annual Christmas mini-musical, which locals often attend. A few NAHS graduates have even gone on to star on Broadway and London’s West End. For shopping and dining, Franklin residents often hop in the car and take a short drive over to nearby areas like Georgetown. Located right on Main Street, Village House Coffee serves morning pick-me-ups, breakfast pastries and custom-made seasonal beverages that patrons can enjoy on the shop's shady outdoor seating area. Or, for a dinner on-the-go, folks can stop by 812 Pizza and watch its chefs heat up their pies brick oven-style. When cooking at home, residents can pick up groceries and daily essentials from New Albany options like Kroger and Aldi. Big box retailers like Walmart, Marshalls and Target are also nearby for any shopping needs folks may have. In addition to national chains, Downtown New Albany is also a hotspot for dining, with a growing lineup of independently owned restaurants like Dragon King’s Daughter, which is known for their drunken chicken tacos. Jessica Carmichael, a local Realtor with Schuler Bauer Real Estate, recommends The Exchange Pub and Kitchen for its "excellent chef" and ever-changing menu items. "You might have short rib gnocchi one day and the next they'll switch over to a blackened salmon over orzo rice- it's really excellent," says Carmichael. When folks are looking for an easy way to get outside, the Campbell-Woodland Nature Trails are located right in the neighborhood and span 122 acres of land. With paved, handicap-accessible paths and several routes to choose from, visitors can wade through cool streams or cross over wooden bridges while walking their dogs or perhaps taking a quiet jog beneath the shade of the park’s oaks and sugar maples. To see the Ohio River, Falls of the Ohio State Park offers a playground, views of Louisville's skyline and even historic fossil beds with educational information about the area's ancient history. For more recreational opportunities, folks can also visit Garry E. Cavan Park in Georgetown to find tennis courts, two playgrounds and even a horseshoe pit. Another nearby option is The Sporting Club at the Farm, located in Franklin just off of River Road. In addition to a popular indoor wedding venue, The Sporting Club is home to a family-friendly archery range and skeet shooting, where visitors fire shotguns at flying clay targets. "It's really popular down here," says Carmichael. "We're in the Midwest. We're in America. People here love their second amendment rights." Each October, locals head into downtown New Albany to check out the Harvest Homecoming Festival. Residents can join in on the parade of vintage cars and homemade floats, or enroll in the Miss Harvest Homecoming pageant — the winners will later compete in Miss Indiana pageant — for a night of glamour and celebration. "It's great for local businesses who want to connect with the community. Local schools bring out there dance teams and there are lots of booths and vendors- it's a lot of fun," says Carmichael. Another local destination that offers entertainment throughout the year is Caesars Southern Indiana Hotel and Casino. Located just south of the neighborhood, folks can try their luck at an impressive selection of table games or catch a live show featuring touring musicians and comedians from across the country. Fans of the show Hell's Kitchen might also appreciate dining at the Gordon Ramsey Steakhouse, located in the casino. Despite Franklin's rural setting, "People here can still get places rather quickly," says Carmichael, explaining that "all of the major highway and interstates down here connect things really well." Whether taking Indiana State Road 111 or driving along Budd Road, which passes right through the middle of Franklin, New Albany is just over 6 miles away from home and Downtown Louisville isn't much farther. Interstate 64 will take residents across the Sherman Minton Bridge into Downtown Louisville, which is about 11 miles, or a 20-minute drive, from Franklin. Residents can also access the Louisville International Airport right here in the city for all their travel needs, which offers direct flights to nearly 40 US cities. In the case of a medical emergency, Norton Clark Hospital is the closest option and is located right in New Albany. Franklin receives a CAP Index crime score of 1 out of 10, which is lower than the national average. The national average is a score of 4.