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Mobile homes in Jackson County, GA: where you CAN put one
In Jackson County you CAN put your new home in the A-2 zone, with no public hearing. But there are size, land, and foundation rules you need to know before you buy.
Get the free Jackson map
Ask us on WhatsAppThe 5 things every lot needs. And how to check the zoning yourself. (Map is in Spanish.)
The truth about Jackson County
Jackson County is a good option near Atlanta for putting a manufactured home on your own land.
In the A-2 zone, your new home is allowed. No public hearing. No neighbor vote.
But Jackson has three rules that almost nobody explains before you buy: the size of the home, the size of the land, and the home's foundation. Keep reading.
The homes you CAN put in Jackson County
In Jackson County the home has to be at least 1,400 square feet of living space. These models qualify.
All new homes, direct from the factory.
What zoning does land need for a mobile home in Jackson County?
Jackson County's code says the A-2 zone (Agricultural Rural Farm) is for open land, small farms, and single-family homes, including manufactured homes.
In A-2, your new home is allowed with no public hearing and no neighbor vote.
This is very different from Gwinnett, where the process takes 3 to 6 months.
The 1,400 square foot rule
Jackson County does not allow bringing in a manufactured home smaller than 1,400 square feet of living space.
You also cannot add a room to a manufactured home afterward.
What this means for you: the cheapest single-wide home almost never works in Jackson. Your home has to be bigger from the start.
How much land do you need?
There are two rules, and the bigger one always wins:
- The A-2 zone asks for at least 1 acre.
- The health department asks for at least 0.6 acres if you have county water, or 1.5 acres if you use a well.
What this means for you: with county water, you need 1 acre or more. With a well, you need 1.5 acres or more.
And if the land has a lot of slope, or the septic soil test is slow, the county can ask for more land.
The home's foundation (this costs more)
In Jackson, your home has to sit on a permanent foundation.
Around the bottom it needs a wall of brick, stone, concrete, or stuccoed block, at least 4 inches thick. Regular vinyl skirting does not work.
Our honest opinion: this raises the cost of your project. Most people don't find out until after they buy the land. We tell you first.
County rules only apply in the unincorporated area of Jackson. If the land is inside the limits of a city, that city has its own rules and its own planning department.
See Jackson County's cities
- Jefferson
- Commerce
- Hoschton
- Braselton
- Maysville
- Nicholson
- Arcade
- Pendergrass
- Talmo
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 map.
Jackson County has a free map online. You enter the address and it shows the parcel and the zone.
- 3
If it says A-2, keep going. If it says something else, or it's not clear, call Jackson County Planning at 706-367-5908 and ask for the zone in writing.
Never trust what the seller tells you. Trust the county map or the written answer.
Can't find land in Jackson?
Jackson is growing fast and good land sells. These neighboring counties are also worth a look.
Swipe to see more →
| County | Allowed? | The big rule |
|---|---|---|
| Hall (Gainesville) | ✅ Yes, in AR-IV | Double-wide only |
| 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 Jackson 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 Jackson County
Can you put a mobile home in Jackson County, GA?
Yes. In the A-2 zone (Agricultural Rural Farm), your new home is allowed with no public hearing and no vote from the neighbors. The county code says the A-2 zone is for open land, small farms, and single-family homes, including manufactured homes.
How big does a manufactured home need to be in Jackson County?
At least 1,400 square feet of living space. Jackson County does not allow bringing smaller manufactured homes into the unincorporated area. You also cannot add a room to a manufactured home later. So the cheapest single-wide home almost never works in Jackson.
How much land do you need for a manufactured home in Jackson County?
There are two rules, and the bigger one always wins. The A-2 zone asks for at least 1 acre. The health department asks for at least 0.6 acres with county water, or 1.5 acres if you use a well. So: with county water, 1 acre or more. With a well, 1.5 acres or more. If the land has a lot of slope or the soil test is slow, the county can ask for more.
What kind of foundation does a manufactured home need in Jackson County?
A permanent foundation. And around the bottom it needs a wall of brick, stone, concrete, or stuccoed block, at least 4 inches thick. Regular vinyl skirting does not work. This raises the cost of the project, and almost nobody tells you before you buy the land.
Can you use metal siding in Jackson County?
No. Jackson County does not allow metal or corrugated metal siding on manufactured homes.
Can you split land in Jackson County?
Only in one special case. Land of 8 acres or more in the A-2 zone can be split into no more than 2 lots, counting the original, and each lot has to be at least 1.5 acres. Those lots cannot be split again, unless it is a bigger subdivision.
What happens if the land is inside a city in Jackson County?
County rules only apply in the unincorporated area. Jackson County has 9 cities, like Jefferson, Commerce, and Hoschton, and each one has its own rules. If the land is inside a city, call that city's planning office.
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.
- A-2
- Jackson County's agricultural zone where a manufactured home IS allowed.
- Heated square feet
- The inside space of the home that has heating. In Jackson it has to be 1,400 or more.
- Permanent foundation
- The fixed base the home sits on. In Jackson it needs a wall of brick, stone, concrete, or block around it.
- Skirting
- The panel that covers the bottom of the home. In Jackson regular vinyl is not accepted.
- 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.
- Well
- Water that comes from the ground, when there is no county water. In Jackson you need more land if you use a well.
- 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 Jackson County documents. Check it yourself.
Official Jackson County sources
- Jackson 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 zone. Phone: 706-367-5908. Office: 4965 Jackson Pkwy, Jefferson, GA 30549.
- Manufactured home rules, Section 3-048
The code section that says the home has to be 1,400 square feet or more, how the foundation has to be, and what siding is not allowed.
- Jackson County zones, Article 2
This says what the A-2 zone is and why it includes manufactured homes.
- Jackson County Unified Development Code
The county's full rule book for building and zoning.
- Public Development and county map
The county's free map for looking up land by address, and building permits.
- Minimum lot size for septic, Jackson County Board of Health
The health department's rule: at least 0.6 acres with county water, or 1.5 acres with a well, for a typical 3 or 4 bedroom home.
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 Jackson 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.