
North Georgia is known for its stunning landscapes, charming small towns, and the allure of building a dream home in the mountains or near picturesque lakes or rivers.
However, buying land to build a house comes with unique challenges that can quickly turn a dream into a nightmare without the proper guidance. Whether you’re drawn to the beauty of Ellijay, Blue Ridge, or Dahlonega, understanding these red flags is essential.
Below are five deal-breakers to watch for when buying land in North Georgia and solutions to ensure a successful investment.
About the Author
Bonnie Padgett is a North Georgia Realtor® and owner of Padgett & Company Real Estate, with Keller Williams Elevate, proudly serving all of North Georgia.
Bonnie and her team have served over 175 families making their moves. They are experienced with land purchases, home sales, rentals and investment properties, new construction, and senior real estate services. Their mission is to build and support the North Georgia communities they call home.
You can reach them at 770-282-7433
Deal-Breaker #1: Zoning and Land Use Restrictions
One of the most common issues buyers face is either misunderstanding or overlooking zoning laws and land-use restrictions. These regulations dictate what you can and cannot do on the property, such as building a single-family home, operating a short-term rental, or even being able to clear trees. North Georgia counties often have diverse zoning codes; failing to research them thoroughly can lead to significant setbacks.

North Georgia properties often have layers of restrictions, whether through county ordinances, deed covenants, or homeowners’ associations (HOAs). For instance, living in your camper while building may not be allowed. Similarly, depending on the zoning, creating a family compound with multiple homes might not be permitted. Other limitations may be specified in certain areas, such as building size restrictions, required setbacks, fencing regulations, and house colors.
Solution
• Hire an Experienced Land Realtor®: A knowledgeable land agent familiar with North Georgia’s zoning codes can help you vet properties to ensure they meet your needs.
• Consult with Local Authorities: Before purchasing, check with county planning and zoning offices to verify how the land is zoned and what permits are required. Again, an experienced agent can help you with this process and often knows which office to call for the details on a particular property.
• Request a Property Disclosure: Ask your agent to have the seller provide disclosure on the land with a breakdown of any restrictions, HOA requirements, or deed covenants that could impact your building plans.
Deal Breaker #2: Accessibility and Road Conditions
North Georgia’s mountainous terrain often means limited or challenging access to land parcels. Many properties are located on private roads, which may be unpaved, poorly maintained, or require expensive upgrades to accommodate construction equipment. Access may even be legally disputed, leaving buyers in a difficult position.
Solution
• Evaluate Legal Access: Have your Realtor® research to ensure the property has clear, deeded access via a public road, a well-maintained private road, or a permanent easement.
• Evaluate the Condition of the Road: Bring a contractor to assess whether the road can handle construction traffic and future daily use.
• Research Maintenance Agreements: If the property is accessed via a private road (which is marked with blue road signs in Georgia) or shared driveway, have your Realtor® get a copy of any road maintenance agreements before the end of your due diligence period to ensure you understand the plans and costs of the ongoing upkeep.
Deal Breaker #3: Utilities and Infrastructure
One of the biggest surprises for first-time land buyers is the lack of existing utilities. In rural North Georgia, it’s not uncommon for properties to lack access to water, sewer, internet, and, in some cases, electricity.
While these services can often be installed, the cost and timeline vary significantly. Additionally, septic systems or wells may be required, adding another layer of complexity to the process.
Solution
• Conduct Utility Research Early: Have your agent check with the seller and/or county to confirm availability and cost estimates for essential utilities like electricity, water, and internet.
• Evaluate Septic and Well Options: During your due diligence period, your Realtor® should see if there is a current perc test available, and if not, you will want to hire professionals to test the soil for percolation (a requirement for septic systems) and assess the feasibility of drilling a well. The cost for these systems can vary greatly depending on the soil and terrain, as well as the depth of the well needed, and this should be evaluated before you put your Earnest Money on the line.
• Plan for Alternatives: In remote areas, consider backup solutions like solar panels, rainwater collection systems, or satellite internet.
Deal Breaker #4: Environmental Concerns and Topography
North Georgia’s beautiful scenery often comes with environmental challenges like steep slopes, flood zones, or protected habitats. Building on these types of land can significantly increase costs and complexity. For example, steep lots may require expensive grading, retaining walls, or specialized foundation designs. Flood zones can also pose risks for future homeowners and lead to costly insurance premiums.
Solution
• Hire a Land Surveyor: A detailed survey will reveal potential hazards like flood zones, wetlands, or unstable soil. Your Realtor® can see if a current survey is available in public records or from the seller. Still, if this needs to be done, you should prepare for a longer due diligence period and extended timeline to closing, as many North Georgia surveyors’ schedules run 12 weeks out or longer, depending on the time of year.
• Conduct a Topographical Study: This is an extra layer to the survey work that will help your architect and contractor plan your new home site. In conjunction with the soil experts, they can use this information to assess the slope of the land and identify areas suitable for building.
• Partner with an Experienced Land Realtor® (and architect): A local expert can help you identify properties that align with your building goals and avoid parcels with significant environmental risks, cutting down your search time and helping you make it into your dream home sooner!
Connecting your realtor and your architectural home designer early on is another smart move if you want to avoid future pitfalls. An architect can think about things like home placement, floor plan layout, sun path, and terrain while guiding your decision making process.
Deal Breaker #5: Marketability and Resale Value
While building your dream home is the goal, it’s also essential to consider the property’s marketability and resale value. Some buyers make the mistake of choosing land in an undesirable location or with unique challenges that limit future resale potential, often believing that this is their “forever home.” Before selecting your property, it’s wise to consider future challenges like access to stores and medical care, essential amenities, road conditions, and property values.
Solution
• Analyze Local Market Trends: Your Realtor® is a great resource here to research home values and recent sales in the area to ensure your investment aligns with market demand.
• Prioritize Desirable Features: Proximity to schools, shopping, medical facilities, and recreational activities can significantly impact long-term value.
• Consider access: This is often overlooked during the exciting land search and home-building process. However, think about and ask your Realtor® about what the roads to the property are like at night and in various seasons and weather conditions.
The Value of an Experienced Land Agent
These potential deal breakers highlight the importance of working with an experienced land agent specializing in North Georgia properties. A knowledgeable agent can:
Save you time and money
Shorten your search period
Provide access to a trusted network of local professionals.
Partnering with the right agent ensures you find the perfect property while navigating the complexities of buying land. Their expertise will help you avoid costly mistakes and secure the best outcome – getting your North Georgia dream home!

About the Author
Bonnie Padgett is a North Georgia Realtor® and owner of Padgett & Company Real Estate, with Keller Williams Elevate, proudly serving all of North Georgia.
Bonnie and her team have served over 175 families making their moves. They are experienced with land purchases, home sales, rentals and investment properties, new construction, and senior real estate services. Their mission is to build and support the North Georgia communities they call home.
You can reach them at 770-282-7433

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