Resources · Land-Buying Guide
What to look for
before you buy the lot.
A buildable lot is worth twice an unbuildable one. The differences aren’t always obvious. Here’s what we look at before we say yes — and what you should look at before you sign.
The Short Answer
Before you buy land in North Georgia, evaluate seven things: slope, drainage, soil type, utility access, easements, zoning, and any HOA covenants. Every one of those can quietly add $30,000–$150,000 to a build — or kill it entirely. We do this evaluation for free for prospective BOL customers; this guide covers what we look at.
1. Slope and Grading
A flat lot is the cheapest to build on. A gently sloped lot is fine and often gives you walk-out basement options. A heavily sloped lot can add $40,000 or more in foundation engineering, retaining walls, and grading.
What to look for: stand at the road and look at how much the lot drops or rises. If you can see a clear flat building pad, that’s a good sign. If the entire lot tilts sharply away from the road, plan for higher site costs.
2. Drainage and Water
Where does rainwater go? Lots that collect water (low spots, hardpan clay soil, no positive drainage to a creek or storm sewer) cost more to build on safely — and have higher long-term maintenance.
Look at the lot after heavy rain if you can. Standing water at three days post-storm is a red flag. We also check FEMA flood zone maps for every lot we evaluate.
3. Soil Type (Perc Test)
If the lot will use septic (most rural North Georgia lots do), you need a perc test — literally testing how fast water drains through the soil. Counties require this for any septic permit.
A failed perc test means no septic, which means no occupancy permit, which means no home. We’ve seen buyers close on land and find out it won’t perc — an expensive lesson. If your seller hasn’t had a recent perc test, get one before closing. They cost $300–$800.
Each county has slightly different requirements and a different list of approved soil testers. TIH knows the testers in each county. Ask us before you pay for one.
4. Utility Access
The four utilities to verify:
- Water — is there a public water connection at the road? If not, will the lot support a well?
- Sewer or septic — covered above
- Electrical — how far is the nearest power pole? Cost per foot to extend service to the home site can add up quickly
- Natural gas — rarely available outside city limits; propane is the alternative and costs less than buyers expect
5. Easements and Setbacks
An easement is someone else’s right to use part of your land — for a utility line, a shared driveway, or a creek buffer. Setbacks are how close to your property line you’re allowed to build (different on each side of the lot in most counties).
Even a buildable-looking lot can have setbacks or easements that shrink the usable area below your home’s footprint. A survey from the seller will show easements; the county tells you the setbacks.
6. Zoning
Verify the lot is zoned for a single-family residential build. Most North Georgia rural-residential zones are fine, but agricultural-only zones, conservation zones, and historic-overlay zones all have specific build restrictions.
Cherokee County has the most active zoning enforcement in our service area. Verify zoning before you buy — this is one phone call to the county.
7. HOA Covenants
If the lot is in a subdivision, expect HOA covenants. These typically restrict architectural style, minimum square footage, materials (some communities require brick fronts, for example), and which builders are approved.
TIH is on the approved-builder list for several Cherokee and Pickens County communities. Some smaller subdivisions don’t have approved-builder lists at all. Always read the covenants before you close.
Red Flags That Should Stop a Land Purchase
- Failed perc test with no path to alternative septic
- Floodplain across the buildable area
- Easement that bisects the only usable building pad
- Slope greater than 25% across the entire lot (special engineering required)
- No road frontage / no legal access
- Active environmental concern (former gas station, illegal dumping)
How Much to Pay for Land
In our service area as of 2026:
- Rural Pickens / Gilmer / Fannin counties: $15,000–$60,000 per acre depending on access, views, and acreage
- Cherokee County rural-residential: $40,000–$150,000 per acre depending on location and improvements
- Forsyth County: $80,000–$300,000+ per acre depending on proximity to GA-400
- North Cobb / Marietta: Highly variable; typically priced per lot rather than per acre in established neighborhoods
These ranges assume buildable, utility-accessible land. Unbuildable land is worth much less, regardless of asking price.
Working With a Realtor on Land
Most residential Realtors are skilled at selling existing homes; fewer are deep on raw land. If you’re hunting a lot specifically, look for an agent who specializes in land transactions or rural property. The lot you don’t buy — because the right Realtor warned you off it — is more valuable than a great deal on a bad lot.
If you’re considering a specific lot in our service area, we’ll come out and walk it with you — free — before you go under contract. We tell you what’s possible, what’s risky, and what to ask the seller. No obligation to build with us afterward.