Buying land in Northeast Georgia
A simple guide for anyone hoping to find a piece of land and build on it.
Buying land is exciting, and it takes a little more homework than buying a house. Here's what to check, how people pay for it, and where to find answers around Northeast Georgia.
Important: Always verify any financial information with your lender, and confirm zoning, septic, and permits with the county. Rules and requirements change and depend on the exact property.
Why land, and what to know first
Build it your way
Land lets you choose your own home plan, your own view, and room to spread out. Some buyers also want a place with no HOA.
Land is different
There's no house to inspect. The value is in what you can do with it, so zoning, septic, water, and access matter most.
Plan for extra steps
Soil tests, surveys, permits, and site work take time. It helps to know the steps before you make an offer.
Your land checklist
Tap any item to see what to look into before you buy.
Zoning and allowed uses
Zoning decides what you can build and do on the land: a home, a manufactured home, a barn, animals, a home business, or splitting it later.
In unincorporated Hall County, look up the zoning on the Hall County GIS Viewer and ask Hall County Planning and Zoning what's allowed. If your plans don't fit the current zoning, a rezoning, special use, conditional use, or variance may be needed, and approval isn't guaranteed.
Inside Gainesville city limits, the City of Gainesville Planning Division handles zoning verification. In Jackson County, start with Jackson County Planning and Zoning.
Sources: Hall County Planning and Zoning; City of Gainesville Planning Division.
HOA, deed restrictions, and covenants
Many buyers want land with no HOA. Even without an HOA, a property can still have recorded restrictions or covenants that limit things like home size, outbuildings, fences, animals, or rentals.
Ask for the deed and any recorded restrictions early, and have your closing attorney review them before you're committed.
Survey and boundaries
A current boundary survey shows exactly what you're buying: the lines, the corners, any easements, and anything that crosses over a line.
In Hall County, a recorded plat is required for some building permits and is part of the septic permit application. If the land is being split off from a bigger tract, plan for a new survey and plat.
Sources: Hall County Planning and Zoning; Hall County Environmental Health septic permit requirements.
Septic: the soil evaluation comes first
If there's no public sewer, you'll need a septic system, and not every piece of land can support one. In Georgia, septic permits are issued through the county Environmental Health office, part of the Georgia Department of Public Health.
The site needs a soil evaluation, called a Level III soil report, from a soil classifier certified by the state. The Georgia DPH onsite sewage page lists certified soil classifiers.
In Hall County, a septic permit must be issued before you can get a building permit for new construction. Hall County Environmental Health may already have soil information on file for some subdivisions, and you can request septic records for an address.
I like to build time for a soil evaluation into the offer, so you can find out before you're locked in.
Sources: Georgia DPH Onsite Sewage; Hall County Environmental Health and its septic permit requirements (PDF).
Water: well or public water
Find out whether public water reaches the property. The Hall County GIS Viewer includes utility layers such as water and sewer lines, and the water provider can confirm service and connection costs.
In Hall County, if public water isn't available and there's no existing well, you apply for a well permit at the same time as the septic permit, through Environmental Health.
Sources: Hall County GIS; Hall County Environmental Health septic permit requirements.
Road access and easements
Make sure the land has legal access, either frontage on a public road or a recorded easement. A dirt path that neighbors have always used isn't the same thing.
If a driveway is shared, ask whether there's a written agreement about upkeep. Also look for utility or other easements that cross the land, since they can affect where you build.
Power and internet
Ask the electric provider where the nearest line is and what it would take to bring service to your homesite. Long runs can add real cost.
For internet, search the address on the FCC National Broadband Map, then confirm with the providers. Coverage can change from one road to the next out in the country.
Flood zones, creeks, and wet spots
Look up the property on the FEMA Flood Map Service Center. The Hall County GIS Viewer also has a flood zone layer.
Creeks, ponds, and springs can limit where the house, well, and septic system can go. In Hall County, the septic site plan has to show them along with the required setbacks.
Sources: FEMA; Hall County GIS; Hall County Environmental Health septic permit requirements.
Slope, clearing, and the driveway
Steep ground, rock, heavy woods, or a long driveway can add a lot to the cost of building. The Hall County qPublic map has a contours layer for a first look at the lay of the land.
Walk the land, and get a quote from a grading contractor before you finalize your budget. Ask the county whether your clearing or grading plans need a permit.
Title
A title search checks for things like liens, unpaid taxes, or unclear ownership. Title insurance protects you if something was missed.
Your closing attorney handles this. You can also see tax and sales history for Hall County land on qPublic.
Ways to pay for land
Land is financed differently than a house. Here's the big picture, and your lender will have the details.
Cash
The simplest path. Paying cash for land can make your offer stronger, and you can finance the build later.
Land loans
Some banks and credit unions make loans for land alone. Terms are often different from a home loan, so compare a few lenders before you commit.
Construction to permanent loans
One loan that pays for building your home, then becomes your mortgage when it's finished. Some can include buying the lot.
USDA single close loans
USDA offers a single close construction to permanent loan through approved lenders, for a home you'll live in, in an eligible rural area. It may include the lot purchase.
VA loans to build
VA says a VA backed purchase loan can be used to build a new home. Not every lender offers VA construction financing, so ask early.
Buying as an investment?
Financing, taxes, and allowed uses can work differently for land or property you won't live in. Talk with your lender and tax professional early.
Loan programs and terms change, so always verify with a lender.
Where to find answers
The official sites I use to check zoning, septic, flood zones, and more.
- Hall County Planning and Zoning Zoning questions, rezoning, plats, and permits.
- Hall County GIS maps Parcels, zoning, flood zones, and utilities.
- Hall County property search Parcels, tax history, sales, and contours on qPublic.
- Hall County Environmental Health Septic and well permits, and septic records.
- Georgia DPH onsite sewage State septic rules and certified soil classifiers.
- City of Gainesville Planning Zoning inside Gainesville city limits.
- Jackson County Planning and Zoning Zoning and land use for unincorporated Jackson County.
- White County Planning Department Zoning and land use questions in White County.
- FEMA flood map lookup Search an address to see its flood zone.
- FCC National Broadband Map See which internet providers report service at an address.
- USDA eligibility map See if land is in a USDA eligible area.
- USDA approved lenders Lenders that make USDA guaranteed loans.
Tip: Some properties cross county or city lines. Always confirm which county and city the exact property sits in, since that decides whose zoning, septic, and permit rules apply. I'm happy to help figure it out.
You don't have to figure it out alone
Find the right land
Tell me what you want to build and where. I'll look for land that fits, including places with no HOA.
Do the early homework
I'll pull the zoning, flood zone, tax, and plat information on any property you like, so you know what to ask.
Protect you in the offer
I'll help you build in time for a soil evaluation, a survey, and your other checks before you're committed.
Please note: Always verify any financial information with your lender, and confirm zoning, septic, and permits with the county. This page is general information, not financial or legal advice. Rules, requirements, and loan terms change and depend on the exact property and lender. For legal questions, please talk with an attorney. Links to outside sites are for your convenience.
Thinking about buying land?
Tell me what you'd like to build and where, and I'll help you sort out the rest. No pressure, ever.