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Mobile homes in Gwinnett County, GA: where you CAN put one
We tell you the truth with no runaround. In Gwinnett it is very hard. Here is why, how to check your own land for free, and where you CAN do it close to home.
Get the free Gwinnett map
Ask us on WhatsAppThe 5 things every lot needs. And how to check the zoning yourself. (Map is in Spanish.)
The truth about Gwinnett County
Gwinnett has more Hispanic families than any other county in Georgia. It is also one of the hardest counties for putting a manufactured home on your own land.
We will not sell you a home for land where it cannot be put. We would rather tell you the truth now and save you months and thousands of dollars.
Keep reading. At the end we tell you exactly what does work.
What if your land in Gwinnett County does qualify?
If your land is already zoned RA-200, or if you get the rezoning, these homes work best on Gwinnett lots:
All new homes, direct from the factory.
What zoning does land need for a mobile home in Gwinnett County?
According to the Gwinnett County Planning Department, a mobile home must be on land zoned RA-200.
Almost no land for sale has that zoning.
If your land is not RA-200, you have to ask for two things at the same time:
- A zoning change (rezoning) to RA-200
- A Special Use Permit
What that process really includes
| Requirement | What it means |
|---|---|
| Newspaper notice | A legal notice in the Gwinnett Daily Post, at least 15 days before the hearing |
| Sign on your land | The county gives it to you, you put it up |
| Letters to neighbors | If it is a rezoning, YOU mail letters to every owner within 1,000 feet |
| Two public hearings | Planning Commission (first and third Tuesday) and then the Board of Commissioners (fourth Tuesday) |
| Boundary survey | Done by a licensed surveyor |
| Site plan | Four copies to scale, plus one reduced copy |
| Letter of intent | Explains what the home is, what it is for, and any personal hardship |
| Notarized signatures | From the owner AND the applicant |
| Taxes paid | Checked and signed by the Tax Commissioner's office |
| Conflict of interest statement | Required by state law |
The time and the risk
The Board of Commissioners only accepts 14 rezoning cases and 8 special permits per month.
Reality: 3 to 6 months, thousands of dollars in applications, surveys and plans, and in the end the neighbors and commissioners can still say no.
That is the risk nobody tells you about.
County rules only apply in the unincorporated area of Gwinnett. If the land is inside the limits of a city, that city has its own rules and its own planning department.
See Gwinnett County's cities
- Lawrenceville
- Duluth
- Norcross
- Snellville
- Suwanee
- Lilburn
- Buford
- Dacula
- Grayson
- Loganville
- Sugar Hill
- Berkeley Lake
- Peachtree Corners
- Braselton
- Auburn
- Rest Haven
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.
What if the land already has a mobile home?
This changes everything.
Georgia law (O.C.G.A. § 36-66-7) has special rules for replacing a mobile home that already existed on a property.
If the land you are looking at already has an old mobile home, you might be allowed to replace it without going through the whole rezoning process.
It is not automatic and each county handles it differently. But it is worth asking.
How to check the zoning of a piece of land YOURSELF (3 steps, free)
You do not have to pay anyone to find this out. Do it yourself before you make an offer.
- 1
Get the address or parcel number.
It is on the Zillow or Landwatch listing, or from the owner.
- 2
Look it up on the county's GIS map.
Gwinnett has a free map browser online. You enter the address and it shows the parcel, the owner, and the zoning layer.
- 3
If it says RA-200, keep going. If it says something else, stop.
If the map is not clear, you can ask the county for a written zoning certification. The Planning Director has the authority to issue an official document that says the zoning of that parcel.
Never trust what the seller tells you. Trust the county map or the written certification.
Where you CAN do it, close to Gwinnett
You live in Gwinnett. You do not have to move far.
Many families work in Gwinnett and buy their land in a county nearby. Same job. Same church. Kids can stay in the same school if you choose. But land where you can actually put your new home.
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 |
| 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 |
| Banks (Homer) | ✅ Yes, in ARR | 2 acres minimum. Single-wides OK |
Get the free Gwinnett 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 Gwinnett County
Can you put a mobile home in Gwinnett County, GA?
Almost never. In Gwinnett County, a mobile home is only allowed on land zoned RA-200, and almost no land for sale has that zone. If your land is not RA-200, you need two things at the same time: a zoning change (rezoning) and a special use permit. It is not impossible, but it is long, it is expensive, and the neighbors can say no.
What is RA-200 zoning in Gwinnett?
RA-200 is an agricultural and residential zone in Gwinnett County. It is the zone where the county allows a mobile home. To find out if land is RA-200, look it up on the county's free GIS map, or call Planning at 678.518.6000 and ask for the zone in writing.
How long does a mobile home rezoning take in Gwinnett County?
In real life, 3 to 6 months. You must run a legal notice in the Gwinnett Daily Post at least 15 days before the hearing, put a sign on the land, and in a rezoning you must mail letters to every owner within 1,000 feet. Then there are two hearings: the Planning Commission, on the first and third Tuesday of the month, and the Board of Commissioners, on the fourth Tuesday. The Board only accepts 14 rezonings and 8 special permits per month.
What paperwork does Gwinnett County ask for a mobile home?
It asks for a boundary survey, 4 copies of the site plan, a letter of intent, notarized signatures, proof that taxes are paid, and a conflict of interest statement. Almost all of that costs money, and you pay it before you know if they will say yes.
Can neighbors block my mobile home in Gwinnett County?
Yes. The process has public hearings, and neighbors can go and speak against it there. In the end, the commissioners decide. That is why we tell you the truth: in Gwinnett you can spend months and thousands of dollars and still hear no.
What happens if the land is inside a city in Gwinnett County?
County rules only apply in the unincorporated area. If the land is inside Lawrenceville, Duluth, Norcross, Snellville, or any of Gwinnett's 16 cities, that city has its own rules. Call that city's planning office, not the county's.
Where can you put a mobile home near Gwinnett County, GA?
Close to Gwinnett there are counties where it is allowed. In Hall County it is allowed in the AR-IV zone with no public hearing, but only double-wide homes. In Jackson County it is allowed in the A-2 zone with no public hearing, if the home is 1,400 square feet or more. Many families work in Gwinnett and buy their land there.
Do you help with the whole process?
Yes. We check the land for free, we coordinate permits, transport and setup, and we work with ITIN. What we cannot do is guarantee that a bank will approve your case. That decision is the bank's, not ours.
Words you'll hear (and what they mean)
- Zoning
- The county rule that says what can be built on each piece of land.
- RA-200
- Gwinnett's zone that allows mobile homes. It is agricultural-residential.
- Rezoning
- Asking the county to change the rule on your land. It needs a public hearing.
- Special Use Permit
- A separate permit for a specific use. In Gwinnett it is needed on top of RA-200.
- Septic
- The drainage system used when there is no sewer. Most rural land uses it.
- Perc test
- The soil test that says if land can hold a septic system. If it fails, there is no home.
- Survey
- The plan made by a surveyor that marks where your land starts and ends.
- Unincorporated area
- The part of the county that is not inside any city.
- Setback
- The minimum distance between your home and the edge of the land.
All the information on this page comes from public Gwinnett County documents. Check it yourself.
Official Gwinnett County sources
- Gwinnett County Planning and Development Department
This is the office that decides if you can put a manufactured home on your land. Here you ask in writing for a parcel's zoning, and here you file a zoning change request. Call them before you buy any land. Phone: 678.518.6000
- Mobile Home Application (official PDF, full requirements and process)
The county's official form. It tells you exactly what papers they ask for: boundary survey, site plan, letter of intent, notarized signatures, and proof that taxes are paid. If you want to know how much work this really is, read it.
- Unified Development Ordinance, Title 2: Land Use and Zoning
Gwinnett County's zoning rule book. It says what can be built in each zone and why a manufactured home is only allowed on RA-200 land.
- Gwinnett County GIS map browser (free)
The county's free map. You enter the land's address and it shows the zoning, the owner, and the parcel boundaries. This is step 2 for checking land yourself, without paying anyone.
- Zoning, Inspections and Permits Portal (ZIP Portal)
Here you file zoning requests and building permits online, and you can see where a case stands.
- Gwinnett County Code of Ordinances
All the county's laws in one place: septic rules, minimum setback distances, and permits.
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 Gwinnett 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.