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Mobile homes in Barrow County, GA: where you CAN put one
Good news. In Barrow you CAN put one. In the AG, AR and R-1 zones, your new home is permitted with no hearing and no neighbor vote. But you need a large lot and a double-wide home.
Get the free Barrow map
Ask us on WhatsAppThe 5 things every lot needs. And how to check the zoning yourself. (Map is in Spanish.)
The truth about Barrow County
Barrow is a friendly county for manufactured homes.
In 3 zones your new home is permitted. Just like a block-built home. You do not need a public hearing.
But Barrow has 3 big rules:
- Double-wide only. The home has to be more than 16 feet wide.
- Large lot. In the AR zone you need 2 acres. In the AG zone, 5 acres.
- Block or brick foundation. Plastic skirting does not work.
If you meet these 3, in Barrow you CAN do it.
Examples of double-wide mobile homes
All new homes, direct from the factory.
In which Barrow County zones can you put a manufactured home?
Every lot has a zone. The zone says what you can build. This is what the Barrow County code says:
Swipe to see more →
| Zone | Allowed? | Minimum lot | Minimum home |
|---|---|---|---|
| AG Agricultural | ✅ Yes. No hearing | 5 acres | 1,008 sq ft |
| AR Agricultural Residential | ✅ Yes. No hearing | 2 acres | 1,008 sq ft |
| R-1 Residential | ✅ Yes. No hearing | 1.3 acres with well and septic. 25,500 sq ft with county water and sewer | 1,600 sq ft (one story) |
| R-2 and R-3 | ⚠️ Only with special permit (public hearing) | Ask the county | 1,600 sq ft (one story) |
| MH | Only for mobile home parks and subdivisions | Not applicable | Not applicable |
| Commercial and industrial zones | ❌ No | Not applicable | Not applicable |
Minimum lot width: 150 feet in AG and AR. 100 feet in R-1.
Rules for the home in Barrow
Every manufactured home in Barrow needs:
- More than 16 feet wide. That is why only double-wide works.
- Permanent foundation.
- Wall around the block foundation with stucco, brick, stone or concrete. Minimum 4 inches. Plastic skirting does not work.
- Roof with a minimum 4:12 pitch.
- Shingles on the roof (not corrugated metal).
- 6-inch or larger overhang on all sides.
- No wheels, axles or hitch.
- Tie-downs per Georgia law.
- Plastic under the home.
- A 36 by 36 inch landing at every door.
- Grass or plants. No loose dirt.
County rules only apply in the unincorporated area of Barrow. If the land is inside the limits of a city, that city has its own rules and its own planning department.
See Barrow County's cities
- Winder
- Auburn
- Statham
- Bethlehem
- Carl
- Braselton
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?
Barrow has separate rules for used manufactured homes. Ask the county before buying one.
What if your zone needs a hearing?
First, the county reviews your application before you submit it. Then:
- Planning Commission: third Thursday of the month.
- Board of Commissioners: second Tuesday of the month.
- The county puts a sign on the land 15 to 45 days before the hearing.
With a hearing, neighbors can speak up. That is why it is easier to look for AG or AR land.
How to check the zoning YOURSELF (3 steps, free)
- 1
Get the address.
It is on the Zillow, Marketplace or owner's listing.
- 2
Call the county.
Barrow Planning: 770-307-3000. Ask: "What zone is this land? Can a manufactured home be put there?"
- 3
Ask for it in writing.
Write to planning@barrowga.org. Keep the reply.
Never trust the seller. Trust the county.
Can't find land in Barrow?
Swipe to see more →
| 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 |
| 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 |
| Banks (Homer) | ✅ Yes, in ARR | 2 acres minimum. Single-wides OK |
| Whitfield (Dalton) | ✅ Yes, in GA, SA, R-5 and R-6 | No garage rule. Single-wides OK |
Get the free Barrow 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 Barrow County
Can you put a mobile home in Barrow County, GA?
Yes. In Barrow you can put a manufactured home in the AG, AR, and R-1 zones. In those zones it is allowed just like a block home. You do not need a public hearing or a vote from the neighbors. In the R-2 and R-3 zones you need a special permit with a hearing.
How many acres do you need for a mobile home in Barrow County?
It depends on the zone. In the AR zone you need 2 acres. In the AG zone you need 5 acres. In the R-1 zone you need 1.3 acres if you use a well and septic. Always confirm with the county before you buy.
Are single-wide mobile homes allowed in Barrow County?
In practice, no. Barrow requires every home to be more than 16 feet wide. Most single-wide homes are 16 feet or less. That is why double-wide homes are used in Barrow.
What foundation does a manufactured home need in Barrow County?
It needs a permanent foundation. Around the home there has to be a wall of stuccoed block, brick, stone, or concrete. The wall must be at least 4 inches thick. Plastic or vinyl skirting does not meet the rule.
What size home does Barrow County require?
In the AG and AR zones, the home must be at least 1,008 square feet. In the R-1 zone, at least 1,600 square feet for a one-story home. The roof must also have a minimum pitch of 4:12.
How do you find the zoning of land in Barrow County?
Get the address of the land. Call Barrow County Planning at 770-307-3000. Ask what zone it is and if a manufactured home is allowed. Ask for the answer in writing at planning@barrowga.org.
What happens if the land is inside Winder or another city in Barrow County?
The rules on this page are the county's rules. If the land is inside Winder, Auburn, Statham, Bethlehem, Carl, or Braselton, the city has its own rules. Call the city before you buy. Do not buy without confirming.
Can you buy land and a home in Barrow 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'll hear (and what they mean)
- Zoning
- The county's rules about what can be built on each piece of land.
- AG
- Agricultural zone. Manufactured home allowed. Minimum 5 acres.
- AR
- Agricultural residential zone. Manufactured home allowed. Minimum 2 acres.
- R-1
- Low-density residential zone. Manufactured home allowed. Home of 1,600 sq ft or more.
- Special use
- A permit that needs a public hearing. Neighbors can speak up.
- Double wide
- A home made of two sections that join on the land.
- Perc test
- The soil test to see if it works for a septic system.
- Septic
- The tank where the home's wastewater goes when there is no sewer.
- 4:12 pitch
- The roof rises 4 inches for every 12 inches.
- Skirting
- What covers the bottom of the home. In Barrow it has to be block, brick, stone or concrete.
- Parcel
- A piece of land with its own number in the county.
Official Barrow County sources
- Barrow County Code, Chapter 89 (Unified Development Code)
The county's official code. Table 2.3 (Sec. 89-68) says in which zones a manufactured home is allowed. Sec. 89-127 has the rules for foundation, roof and width. Sec. 89-131 has rules for all manufactured homes.
- Minimum home size and lot size (Tables 4.1 and 4.2)
Same code link, Article IV. Table 4.1 says how many acres each zone requires. Table 4.2 says how many square feet the home must have in each zone.
- Barrow County Planning and Zoning
This is where you start a zoning application. It explains the review before you apply and the sign on the land before the hearing.
- Barrow County Planning Commission
Meets the third Thursday of every month. It recommends to the Board of Commissioners, which decides on the second Tuesday of the month.
- Environmental Health (septic and well)
Phone: 770-307-3502. They approve the septic system. If your land uses septic, you need their approval letter for the home permit.
What comes after the land
Finding the right land is the first step. Then come two more questions:
How much does it cost in total?
The price of the home 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 address. We check the zoning for free and answer you in 24 hours.
- 2
If it does not work, we help you look for 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 Barrow County documents. County and city rules can change. Casa Móvil Pros does not give legal advice. Always confirm with the matching planning department before you buy land.