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Mobile homes in Walton County, GA: where you CAN put one
In Walton you CAN do it. In zones A, A1, A2 and R1, your new home is allowed with no hearing and no neighbor vote. But Walton requires every home to look like a site-built home, with a 2-car garage. That raises the cost a lot.
Get the free Walton map
Ask us on WhatsAppThe 5 things every lot needs. And how to check the zoning yourself. (Map is in Spanish.)
The truth about Walton County
Walton allows manufactured homes in all its housing zones. That is good news.
In zones A, A1, A2 and R1 your new home is allowed just like a block-built home. You do not need a public hearing.
But Walton has very strict design rules. And they apply to every home, not just manufactured ones:
- Enclosed 2-car garage. Attached to the home or separate.
- Wood, brick, stone or fiber cement siding. Vinyl and aluminum siding are not allowed.
- Roof pitch of 5:12. Steeper than in other counties.
- A 6x8 foot porch in front and back.
Our honest opinion: in Walton County you CAN do it, but it costs a lot more. If your budget is tight, Barrow, Jackson and Hall may be better options.
Double-wide homes over 24 feet
In Walton, the home also needs a 5:12 roof, non-vinyl siding and a garage. Ask us what options each model has.
All new homes, direct from the factory.
What zones in Walton County allow a manufactured home?
Every lot has a zone. The zone says what you can build. This is what Walton County's code says:
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| Zone | Allowed? | Minimum home |
|---|---|---|
| A Agricultural | ✅ Yes. No hearing | 1,400 sq ft |
| A1 Rural | ✅ Yes. No hearing | 1,400 sq ft |
| A2 Rural | ✅ Yes. No hearing | 1,400 sq ft |
| R1 Residential | ✅ Yes. No hearing | 1,600 sq ft |
| R2, R3, MHP | ✅ Allowed. Ask the county about the rules for your land | Ask the county |
| Commercial and industrial zones | ❌ No | Does not apply |
In A1 and A2, if the lot is in a subdivision with curb and gutter, the minimum home size is 1,800 sq ft on one floor.
How much land do you need?
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| Zone | Septic + county water | Septic + well |
|---|---|---|
| A | 2 acres | 2 acres |
| A1 | 2 acres | 2 acres |
| A2 | 1.5 acres | 2 acres |
| R1 | 1 acre | 2 acres |
Minimum lot width: 150 feet with county water, 200 feet with a well, 300 feet in zone A. The health department may ask for more land.
Home rules in Walton County
Every home in Walton (A, A1, A2 and R1) needs:
- More than 24 feet wide. So, double wide only.
- Roof pitch of at least 5:12.
- Shingles or non-corrugated metal roof.
- Eaves of 12 inches or more.
- Siding of wood, brick, stone or fiber cement. No vinyl or aluminum.
- Permanent foundation.
- Block or brick wall around the foundation, 4 inches or more.
- A 6x8 foot porch in front and back, with steps.
- Covered front and back entries.
- Enclosed 2-car garage, with a 5:12 roof.
- Power meters attached to the home.
- No wheels, axles or hitch.
- Paved driveway where it meets the street.
County rules only apply in the unincorporated area of Walton. If the land is inside the limits of a city, that city has its own rules and its own planning department.
See Walton County's cities
- Monroe
- Loganville
- Social Circle
- Walnut Grove
- Good Hope
- Between
- Jersey
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.
Why does it cost more in Walton County?
The garage, the non-vinyl siding, the steeper roof and the large porches do not come on a normal factory home. They have to be special-ordered or built separately. Before you buy land in Walton, ask for the full price, with all of this included.
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.
Walton Planning: 770-267-1485. 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 Walton?
These nearby counties have easier rules for manufactured homes.
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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 |
| Forsyth (Cumming) | ✅ Yes, in A1 and Res1 | 2 acres minimum |
| 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 Walton 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 Walton County
Can you put a mobile home in Walton County, GA?
Yes. Walton County allows a manufactured home in the A, A1, A2 and R1 zones, with no public hearing and no neighbor vote. But Walton requires every new home to look like a site-built home, with a 2-car garage. That makes it cost more than in other counties.
How many acres do I need for a mobile home in Walton County?
It depends on the zone and the water source. With well and septic, you need 2 acres in the A, A1, A2 and R1 zones. With county water and septic, R1 needs 1 acre and A2 needs 1.5 acres. Always confirm with the county before you buy.
Does Walton County require a garage for a manufactured home?
Yes. Every home in the A, A1, A2 and R1 zones must have an enclosed 2-car garage. It can be attached to the home or separate. The garage roof must also have a 5:12 pitch.
Is vinyl siding allowed in Walton County?
No. In the A, A1, A2 and R1 zones, vinyl and aluminum siding are not allowed. The home must have wood, brick, stone or fiber cement siding. Most factory homes come with vinyl, so you have to order them differently.
Are single-wide mobile homes allowed in Walton County?
No. Walton requires every home to be more than 24 feet wide. A single-wide home is much narrower than that. In Walton, only double-wide homes work.
What size home does Walton County require?
In the A, A1 and A2 zones, the home must be at least 1,400 square feet. In the R1 zone, at least 1,600 square feet. If the land is in a subdivision with curb and gutter in A1 or A2, the minimum goes up to 1,800 square feet.
How do I check the zoning on land in Walton County?
Get the land's address. Call Walton County Planning at 770-267-1485. Ask what zone the land is in and if a manufactured home is allowed. Ask for the answer in writing. If the land is inside a city like Monroe or Loganville, call that city instead.
Can I buy land and a home in Walton 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.
- A
- Walton's agricultural zone. 2 acres minimum. Home of 1,400 sq ft or more.
- A1 and A2
- Walton's rural zones. Manufactured home allowed. Home of 1,400 sq ft or more.
- R1
- Walton's residential zone. Manufactured home allowed. Home of 1,600 sq ft or more.
- Double wide
- A home made of two sections joined together on the lot.
- 5:12 pitch
- The roof rises 5 inches for every 12 inches.
- Fiber cement
- A hard siding that looks like wood. It is allowed in Walton. Vinyl is not.
- 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 Walton County
- Walton County Land Development Ordinance
The county's official code. Section 6-1-520 has the rules for manufactured homes: garage, 5:12 roof, siding and block foundation.
- Article 5: Permitted Uses (Table 5-1-100)
The table says a manufactured home is allowed in the A, A1, A2, R1, R2, R3 and MHP zones.
- Article 4, Part 4-1: Walton Zoning Districts
Each zone states the minimum home size and the design rules: siding, porches, entries and garage.
- Section 4-3-160: Minimum Lot Size
States how many acres each zone needs, based on whether the land has a well, septic or county water.
- Walton County Manufactured Home Application
The form the county requires to place a manufactured home. It asks for the bill of sale and the title.
- Walton County Planning and Development
Phone: 770-267-1485. 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 Walton 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.