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Mobile homes in Banks County, GA: where you CAN put one
Good news. Banks is one of the easiest counties for placing your home. In the ARR zone, your home is allowed with no hearing and no neighbor vote. Even single-wide homes. You just need 2 acres of land.
Get the free Banks map
Ask us on WhatsAppThe 5 things every lot needs. And how to check the zoning yourself. (Map is in Spanish.)
The truth about Banks County
Banks is a friendly county for manufactured homes.
In the ARR zone your home is allowed just like a block-built home. You do not need a public hearing.
And Banks does not require the costly rules of other counties:
- No width rule. Single-wide and double-wide homes are both allowed.
- No garage rule.
- No siding rule. Vinyl is fine.
What Banks does require:
- 2 acres minimum of land.
- Building permit and septic permit.
- Inspection before you move in.
If you meet these rules, in Banks County you CAN do it.
Homes you can put in Banks County
In Banks, single-wide and double-wide homes are both allowed.
All new homes, direct from the factory.
What zones in Banks County allow a manufactured home?
Every lot has a zone. The zone says what you can build. This is what Banks County's code says:
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| Zone | Allowed? | Minimum land |
|---|---|---|
| ARR Agricultural Rural Residential | ✅ Yes. No hearing | 2 acres |
| CAD Intensive Agricultural | Only if you own the farm and live on it | 20 acres |
| R-1 Residential | ❌ No | Does not apply |
| Other zones | Ask the county | Ask the county |
Every new lot in Banks must have 2 acres or more. In the ARR zone, a block-built home needs 1,000 sq ft. For manufactured homes, the code points to the Chapter 50 rules, which do not set a minimum size. Confirm it with the county.
Home rules in Banks County
Every manufactured home in Banks needs:
- HUD code (built after 1976). Every new factory home has it.
- County building permit.
- Septic permit from the health department. If there is sewer, a letter from the city.
- Pay the home's taxes before the permit.
- Inspection of the foundation, plumbing, electrical and gas.
- Safe stairs and landings at every door.
- Handrail if the stairs are more than 30 inches high.
- Installation under Georgia state rules.
- Location decal every year, before April 1, at the tax office.
- No permanent power until it passes inspection.
County rules only apply in the unincorporated area of Banks. If the land is inside the limits of a city, that city has its own rules and its own planning department.
See Banks County's cities
- Homer
- Maysville
- Baldwin
- Alto
- Lula
- Gillsville
- Commerce
What to do: before anything, find out if the land is inside a city or in the unincorporated area. If it is inside a city, call THAT city's planning office, not the county's.
A used home?
In Banks, used homes are allowed if they have a HUD code (built after 1976) and pass the county inspection: floors, walls, roof, plumbing, electrical, heat, escape windows and smoke detectors. Homes from before 1976 are not allowed.
Land under 2 acres?
If the land already existed that way before Banks's rules (a lot of record), it may still work. Ask the county before you buy. Do not buy without confirming.
How to check the zoning YOURSELF (3 free steps)
- 1
Get the address.
It is in the Zillow, Marketplace or owner listing.
- 2
Call the county.
Banks Planning: 706-677-6200. Ask: "What zone is this land? Can a manufactured home be placed here?"
- 3
Ask for it in writing.
Email PlanningOffice@co.banks.ga.us. Save the answer.
Never trust the seller. Trust the county.
Can't find land in Banks?
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| County | Allowed? | The big rule |
|---|---|---|
| Hall (Gainesville) | ✅ Yes, in AR-IV | Double-wide only |
| Jackson (Jefferson) | ✅ Yes, in A-2 | Home of 1,400 sq ft or more |
| Barrow (Winder) | ✅ Yes, in AG, AR and R-1 | Double-wide only. AR needs 2 acres |
| Forsyth (Cumming) | ✅ Yes, in A1 and Res1 | 2 acres minimum |
| Walton (Monroe) | ✅ Yes, in A, A1, A2 and R1 | Needs a 2-car garage. Costs more |
| Whitfield (Dalton) | ✅ Yes, in GA, SA, R-5 and R-6 | No garage rule. Single-wides OK |
Get the free Banks map
The 5 things every lot needs. And how to check the zoning yourself. (Map is in Spanish.)
Frequently asked questions about mobile homes in Banks County
Can you put a mobile home in Banks County, GA?
Yes. Banks County allows a manufactured home in the ARR zone, with no public hearing and no neighbor vote. Banks is one of the easiest counties in Georgia for manufactured homes. You just need 2 acres and the county permits.
How many acres do I need for a mobile home in Banks County?
You need at least 2 acres. Every new lot in Banks must have 2 acres or more. If the lot is smaller but already existed that way before the rules, ask the county if it can still work.
Are single-wide mobile homes allowed in Banks County?
Yes. The Banks County code does not set a minimum width for manufactured homes. Single-wide and double-wide homes are both allowed in the ARR zone. That makes Banks a good option if you are looking for the most affordable home.
What is the ARR zone in Banks County?
ARR means Agricultural Rural Residential. It is for rural lots of 2 acres or more, with homes and small farms. In ARR, a manufactured home is allowed with no public hearing.
What permits do I need to put a manufactured home in Banks County?
You need a county building permit and a septic permit from the health department. You also have to show that the home's taxes are paid. After it is set up, the county inspects the home before giving you permanent power.
Can I put a used home in Banks County?
Yes, if the home has a HUD code, which means it was built after 1976. It also has to pass the county inspection: floors, walls, roof, plumbing, electrical and smoke detectors. Homes from before 1976 are not allowed.
How do I check the zoning on land in Banks County?
Get the land's address. Call Banks County Planning at 706-677-6200. Ask what zone the land is in and if a manufactured home is allowed. Ask for the answer in writing at PlanningOffice@co.banks.ga.us.
Can I buy land and a home in Banks County without a Social Security number?
We work with lenders who accept ITIN for land and home. The lender decides if you are approved. We give you a clear, fast answer. Message us on WhatsApp to get started.
Words you will hear (and what they mean)
- Zoning
- The county's rules about what you can build on each piece of land.
- ARR
- Banks's agricultural rural residential zone. Manufactured home allowed with 2 acres or more.
- CAD
- Agricultural zone for large farms of 20 acres or more.
- R-1
- Residential zone for large homes. Does not allow manufactured homes.
- HUD code
- The federal rule for manufactured homes built after 1976.
- Lot of record
- A lot that already existed that way before the zoning rules.
- Perc test
- The soil test to see if the land works for a septic system.
- Septic
- The tank where the home's wastewater goes when there is no sewer line.
- Location decal
- The yearly permit for the manufactured home given by the tax office.
- Parcel
- A piece of land with its own number at the county.
Official sources for Banks County
- Banks County Code, Appendix A: Zoning
Article VI (ARR zone) says manufactured homes are allowed on individual lots. Section 413 says every new lot must have 2 acres or more.
- Banks County Code, Chapter 50: Manufactured Homes
The rules for every manufactured home in Banks: HUD code, permits, inspections, stairs and the yearly location decal.
- Banks County Planning and Zoning
Phone: 706-677-6200. Email: PlanningOffice@co.banks.ga.us. Office: 150 Hudson Ridge, Suite 4, Homer, GA 30547.
What comes after the land
Finding the right land is the first step. After that come two more questions:
How much does it cost in total?
The home's price is not the final price. We show you the full breakdown: transport, setup, septic, permits and everything else →
Start here
- 1
Send us the land's address. We check the zoning for free and answer you in 24 hours.
- 2
If it does not work, we help you find land in a county where it does.
- 3
We pick your home from more than 20 models and prepare your file. We work with ITIN. Two banks review your case, not just one.
This information is for guidance only and comes from public documents from Banks County. County and city rules can change. Casa Móvil Pros does not give legal advice. Always confirm with the relevant planning department before buying land.