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Mobile homes in Hall County, GA: where you CAN put one
In Hall County you CAN put your new home, with no public hearing and no neighbor vote. But there is a rule from 2002 that changes everything. Here it is.
Get the free Hall map
Ask us on WhatsAppThe 5 things every lot needs. And how to check the zoning yourself. (Map is in Spanish.)
The truth about Hall County
Hall County is one of the best counties near Atlanta for putting a manufactured home on your own land.
In the right zone, your new home is a permitted use. No public hearing. No neighbor vote. No need to ask for a zoning change.
But there is one big rule almost nobody tells you about before you buy the land. Keep reading.
The homes you CAN put in Hall County
In Hall County only double-wide homes are allowed. These are the models that work here.
All new homes, direct from the factory.
What zoning does land need for a mobile home in Hall County?
In the Agricultural-Residential IV (AR-IV) zone of Hall County, a Class A manufactured home for one family is a permitted use. It is on the list along with site-built homes.
That means you do not need a public hearing, you do not need your neighbors' vote, and you do not have to ask for a zoning change.
This is very different from Gwinnett, where the process takes 3 to 6 months.
Where is it NOT allowed?
It is not allowed in residential (R) zones, or in the Vacation Cottage (V-C) zone, which covers the areas near Lake Lanier.
What is a Class A home?
It is a manufactured home that meets rules for minimum size, roof pitch, roof overhang, roof and wall material, and foundation.
New factory homes meet these rules. Old used homes almost never do.
The 2002 rule: double-wide only
Since 2002, Hall County has not allowed bringing a single-wide home into the county.
The only exception is replacing a single-wide that was already on that property.
What this means for you: in Hall, your home has to be a double-wide. The cheapest single-wide home is not an option here.
How much land do you need?
There is no fixed number that works for every piece of land.
The health department's minimum wins when it is bigger than the zoning minimum. And that minimum depends on the soil test for the septic system (perc test), lot by lot.
That is why we do not publish an acre chart. Send us the address and we will check it with you.
County rules only apply in the unincorporated area of Hall. If the land is inside the limits of a city, that city has its own rules and its own planning department.
See Hall County's cities
- Gainesville
- Oakwood
- Flowery Branch
- Braselton
- Clermont
- Lula
- Gillsville
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.
How to check the zoning of a piece of land YOURSELF (3 steps, free)
- 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.
Hall County 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 AR-IV, keep going. If it says R or V-C, stop.
If the map is not clear, ask the county for a written zoning certification.
Never trust what the seller tells you. Trust the county map or the written certification.
Can't find land in Hall?
Hall is a good option, but land sells fast. These neighboring counties are also worth a look.
Swipe to see more →
| County | Allowed? | The big rule |
|---|---|---|
| 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 |
| Whitfield (Dalton) | ✅ Yes, in GA, SA, R-5 and R-6 | No garage rule. Single-wides OK |
Live in Gwinnett? It is much harder there. See why →
Get the free Hall 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 Hall County
Can you put a mobile home in Hall County, GA?
Yes. In the Agricultural-Residential IV (AR-IV) zone, a Class A manufactured home for one family is a permitted use. It is on the list along with site-built homes. You do not need a public hearing, a vote from your neighbors, or a zoning change.
Why can't you put a single-wide mobile home in Hall County?
Since 2002, Hall County does not allow bringing a single-wide home into the county. The only exception is replacing a single-wide that was already on that same property. So in Hall your home has to be a double-wide. The cheapest single-wide home is not an option here.
What is a Class A home in Hall County?
It is a manufactured home that meets rules for minimum size, roof pitch, roof overhang, roof and wall material, and foundation. New factory homes meet these rules. Old used homes almost never do.
How much land do you need for a manufactured home in Hall County?
There is no single number that works for every lot. When the health department's minimum is bigger than the zoning minimum, the health department's number wins. And that minimum depends on the soil test for the septic system (perc test), lot by lot. Send us the address and we will check it with you.
Can you put a manufactured home near Lake Lanier?
Almost never. Areas near Lake Lanier are in the Vacation Cottage (V-C) zone, and manufactured homes are not allowed there. They are also not allowed in residential (R) zones. Before you buy near the lake, check the zone on the county map.
How do you know if land in Hall County is zoned AR-IV?
Look up the address on Hall County's free GIS map. It shows the parcel, the owner, and the zone. If it says AR-IV, you are good. If it says R or V-C, stop. If it is not clear, call Planning at 770-535-8288 and ask for the zone in writing.
What happens if the land is inside a city in Hall County?
County rules only apply in the unincorporated area. If the land is in Gainesville, Oakwood, Flowery Branch, or any other city in Hall County, that city has its own rules. Call that city's planning office, not the county's.
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.
- AR-IV
- Hall County's zone where a Class A manufactured home IS allowed. It is agricultural-residential.
- Class A
- A manufactured home that meets the county's roof, material, and foundation rules.
- Single wide
- A home built in one section. Hall County has not allowed bringing one in since 2002.
- Double wide
- A home built in two sections that join on the land. This is the one allowed in Hall.
- V-C (Vacation Cottage)
- The zone near Lake Lanier. Manufactured homes are not allowed there.
- 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 Hall County documents. Check it yourself.
Official Hall County sources
- Hall County Planning and Zoning
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. Phone: 770-535-8288. Office: 2875 Browns Bridge Road, Gainesville, GA 30504.
- Hall County Unified Development Code (UDC)
Hall County's rule book. It says what can be built in each zone, including why a Class A home is allowed in AR-IV and not in R or V-C zones.
- Planning and Zoning Forms
The county's official applications: rezoning, special use, variance, and plat review. If your land is not in the right zone, this is where the paperwork starts.
- Hall County Planning Commission
This is where rezoning and special use cases are heard. If your land is already zoned AR-IV, you do not need to go through this.
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 Hall 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.