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Mobile homes in Forsyth County, GA: where you CAN put one
In Forsyth you CAN do it. In the A1 and Res1 zones, your home is allowed with no hearing and no neighbor vote. But the county requires 2 acres of land minimum. And in Forsyth, land tends to be expensive.
Get the free Forsyth map
Ask us on WhatsAppThe 5 things every lot needs. And how to check the zoning yourself. (Map is in Spanish.)
The truth about Forsyth County
Forsyth allows manufactured homes in 2 zones: A1 and Res1.
In those zones your home is allowed just like a block-built home. You do not need a public hearing.
But Forsyth has 3 big rules:
- 2 acres minimum. For every manufactured home, in any zone.
- Brick or block skirting. Vinyl skirting is not allowed.
- Large home in Res1. 1,500 square feet minimum.
If you meet these rules, in Forsyth County you CAN do it.
Examples of double-wide homes
All new homes, direct from the factory.
What zones in Forsyth County allow a manufactured home?
Every lot has a zone. The zone says what you can build. This is what Forsyth County's code says:
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| Zone | Allowed? | Minimum land | Minimum home |
|---|---|---|---|
| A1 Agricultural | ✅ Yes. No hearing | 2 acres | 700 sq ft |
| Res1 Residential | ✅ Yes. No hearing | 2 acres | 1,500 sq ft |
| MHP | Only for mobile home parks | Does not apply | Does not apply |
| AG-RES Agricultural Residential | ❌ No | Does not apply | Does not apply |
| Res2, Res3, Res4, Res6, CR2 | ❌ No | Does not apply | Does not apply |
Minimum lot width: 125 feet in A1 and Res1.
Home rules in Forsyth County
Every manufactured home in Forsyth needs:
- 2 acres of land minimum.
- Only one manufactured home per lot.
- Roof pitch of at least 3:12.
- Walls of wood, brick, stone, stucco, vinyl or siding. No metal.
- Skirting of brick, block, or siding that looks like brick or block.
- Vinyl skirting is not allowed.
- No wheels, axles or hitch.
- Licensed installer with a state permit.
- Porches and stairs that stand on their own.
County rules only apply in the unincorporated area of Forsyth. If the land is inside the limits of a city, that city has its own rules and its own planning department.
See Forsyth County's cities
- Cumming
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.
New subdivision in A1?
In A1, large new subdivisions (7 lots or more, or with a new street) do not allow manufactured homes. If the land is part of a new subdivision, ask the county first.
Does your land have a different zone?
Some lots in Forsyth still have old zones from before 2003. If your land is not A1 or Res1, call the county and ask if it is allowed.
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.
Forsyth Planning: 770-781-2115. Ask: "What zone is this land? Can a manufactured home be placed here?"
- 3
Ask for it in writing.
Ask them to email you the answer. Save it.
Never trust the seller. Trust the county.
Can't find land in Forsyth?
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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 |
| 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 Forsyth 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 Forsyth County
Can you put a mobile home in Forsyth County, GA?
Yes. Forsyth County allows a manufactured home in the A1 and Res1 zones. In those zones it is allowed with no public hearing and no neighbor vote. In other zones, like AG-RES, Res2 or Res3, it is not allowed.
How many acres do I need for a mobile home in Forsyth County?
You need at least 2 acres. This rule applies to every manufactured home in Forsyth, in both A1 and Res1. You can only put one manufactured home per lot. Always confirm with the county before you buy.
Are single-wide mobile homes allowed in Forsyth County?
The Forsyth code does not set a minimum width. In the A1 zone, the home must be at least 700 square feet. In the Res1 zone, at least 1,500 square feet, and that almost always calls for a double-wide home. Confirm your case with the county before you buy.
What skirting does a manufactured home need in Forsyth County?
The skirting must be brick, block, or siding that looks like brick or block. It has to close off the whole underside of the home. Vinyl skirting is not allowed in Forsyth.
What is the A1 zone in Forsyth County?
A1 is the agricultural zone in Forsyth County. It is for farms and large lots in rural areas. In A1, a manufactured home is allowed with 2 acres or more. But large new subdivisions in A1 do not allow manufactured homes.
How do I check the zoning on land in Forsyth County?
Get the land's address. Call Forsyth County Planning at 770-781-2115. Ask what zone the land is in and if a manufactured home is allowed. Ask for the answer in writing.
What if the land is inside Cumming?
The rules on this page are county rules. Cumming is a city with its own rules. If the land is inside Cumming, call the city before you buy. Do not buy without confirming.
Can I buy land and a home in Forsyth 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.
- A1
- Forsyth's agricultural zone. Manufactured home allowed with 2 acres or more.
- Res1
- Forsyth's residential zone. Manufactured home allowed with 2 acres and 1,500 sq ft or more.
- AG-RES
- Agricultural residential zone. Does not allow manufactured homes.
- MHP
- Zone for mobile home parks.
- Skirting
- What covers the underside of the home. In Forsyth it must be brick or block, or look like it.
- 3:12 pitch
- The roof rises 3 inches for every 12 inches.
- 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.
- Parcel
- A piece of land with its own number at the county.
Official sources for Forsyth County
- Forsyth County Unified Development Code (UDC)
The county's official code. All of Forsyth's zoning rules are here.
- Chapter 11: Residential Districts
Table 11.1(b) says Res1 and MHP allow manufactured homes. Table 11.2(b) gives the minimum home size in each zone.
- Chapter 15: Agricultural Districts
Table 15.1 says A1 allows manufactured homes and AG-RES does not. Table 15.2 gives the minimum home and lot size.
- Chapter 16: Manufactured Home Rules
Section 16-4.19 requires 2 acres, a 3:12 roof, brick or block skirting, and bans vinyl skirting.
- Forsyth County Planning
Phone: 770-781-2115. Call here to ask about a lot's zoning and if a manufactured home can be placed.
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 Forsyth 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.