Buying Land in Georgia: Carroll, Spalding and Lincoln Counties

Georgia offers everything from wooded homesites within reach of metro Atlanta to larger acreage near lakes and state parks. This guide covers what land costs in Georgia, what we currently have for sale in Carroll, Spalding and Lincoln counties, and the Georgia-specific checks to make before you buy.

To see everything we have in the state right now, go to land for sale in Georgia.

How much does land cost in Georgia?

Georgia farm real estate averaged $4,950 per acre in 2026, up 4.9% from $4,720 in 2025, according to the USDA NASS Land Values 2026 Summary. The U.S. average was $4,500 per acre.

That figure is a statewide average for farmland and the buildings on it. It is a useful starting point, but it is not the price of a small homesite. Parcels of a few acres with road frontage and power at the road usually cost more per acre than large tracts. Our current Georgia listings range from about $10,600 to $19,500 per acre. The 24.6-acre Lincoln County tract has the lowest per-acre price, and the 8.19-acre Spalding County homesite near Griffin has the highest.

Land for sale in Carroll County, GA

Carroll County is in west Georgia, along the Alabama line. Carrollton is the county seat and home to the University of West Georgia. Villa Rica, Bremen, Newnan and the west side of metro Atlanta are within reach.

Our 8.05-acre Carroll County parcel near Bowdon is under contract. Here are its details so you know what land in this part of the county looks like:

• Price: $118,990 (about $14,781 per acre)
• Access: 424 feet of frontage on Indian Creek Road
• Utilities: power and public water at the road; you would need a septic system
• Use: restricted (deed restrictions are on record); site-built homes; no HOA on record
• Mapping: no mapped flood zone or wetlands; average slope about 9.6%

To see new Carroll County listings as they come up, check the Carroll County land page.

Land for sale in Spalding County, GA

Spalding County is south of metro Atlanta, and Griffin is the county seat. Our 8.19-acre Spalding County property is a wooded homesite with a Griffin 30223 address. It is for sale.

• Price: $159,990 (about $19,535 per acre)
• Access: road frontage on Musgrove Road
• Utilities: public water and power at the road; you would need a septic system
• Use: partially restricted; site-built homes, modular homes and barndominiums are allowed; no HOA
• Flood zone: most of the acreage is in FEMA Flood Zone X

Nearby are downtown Griffin, High Falls State Park, Indian Springs State Park, Atlanta Motor Speedway in Hampton and Hartsfield-Jackson Atlanta International Airport. See the Spalding County land page for all our listings there.

Land for sale in Lincoln County, GA

Lincoln County is in east Georgia, on Clarks Hill Lake. Our 24.6-acre Lincoln County tract in Tignall is made up of two adjoining parcels. It is for sale.

• Price: $260,990 (about $10,609 per acre)
• Access: paved road frontage
• Utilities: power at the road; you would need a well and a septic system
• Use: unrestricted, with no deed restrictions on record; mobile homes and RVs are allowed; no HOA
• Recreation: a public recreation area and boat launch about a quarter mile away

Elijah Clark State Park is on the western shore of the 71,100-acre Clarks Hill Lake, which the state park system calls one of the largest lakes in the Southeast. See the Lincoln County land page for all our listings there.

Georgia due diligence: what to check before you buy

Every parcel needs the basics covered in our land due diligence checklist: legal access, zoning, utilities, title and taxes. Georgia also has a few things of its own to check.

Septic permits and soil reports

If the land has no public sewer, you need a septic permit from the county health department before you start building. Under the Georgia Department of Public Health’s rules for on-site sewage management systems, you can’t begin developing a lot that will use a septic system until you have that permit. The application covers soil characteristics, and the health department inspects the site. Soil evaluations are done by DPH-approved soil classifiers, and many county health departments ask for a Level 3 soil report. Call the county environmental health office early; requirements and fees vary.

Flood zones

Look up the parcel on FEMA’s Flood Map Service Center. Zones starting with A are high-risk Special Flood Hazard Areas, where flood insurance is generally required for federally backed mortgages; Zone X is a lower-risk area. Our listing pages show mapped flood and wetland data, but they are estimates. Confirm them with the county.

Who provides power

Much of rural Georgia gets its power from an electric membership corporation (EMC). According to Georgia EMC, the state’s EMCs serve 73% of Georgia’s land area. Find out which utility serves the parcel and ask what it costs to run service from the road to your building site.

Conservation use (CUVA) covenants

Some Georgia land carries a lower property tax assessment under Conservation Use Valuation (CUVA). The Georgia Department of Revenue says qualifying land is assessed at 40% of its current use value and must stay in a qualifying use for 10 years. Owners apply through the county board of tax assessors.

This matters when you buy. The Georgia EPD CUVA fact sheet explains that if land is sold during the covenant, the new owner must continue the covenant or be responsible for penalties. Ask the county tax assessor whether a parcel is under a covenant before you close.

Deed restrictions

Each listing is labeled restricted, partially restricted or unrestricted. Restrictions often set a minimum home size or limit mobile homes, animals and RVs. Ask for a copy of any recorded restrictions and read them before you make an offer. County zoning applies either way. For more on how access, utilities and zoning affect what you can do with land, see how to choose the right land.

How buying land from us works

You can ask questions, schedule a visit or make an offer on any listing page. Every sale closes through an independent title company, and the listings note a clear title with title insurance. You can pay cash or use a lender. If this is your first land purchase, start with how to buy vacant land and our tips for first-time land buyers. To compare Georgia with nearby states, read buying land in the South.

Facts in this guide were last checked on November 1, 2026. Listing status and prices can change, so check each property page for current details.

FAQ

What is the average price of land in Georgia?

USDA reports that Georgia farm real estate averaged $4,950 per acre in 2026. Smaller homesites with road frontage and utilities nearby usually cost more per acre. Our current Georgia listings range from about $10,600 to $19,500 per acre.

Is there land for sale in Carroll County, GA right now?

Our 8.05-acre Carroll County parcel near Bowdon is under contract. The Carroll County land page shows new listings as soon as they are posted.

Do I need a perc or soil test to build on land in Georgia?

If the land will use a septic system, Georgia requires a construction permit from the county health department before you start building. The permit is based on soil information, usually a soil report from a DPH-approved soil classifier. Ask the county environmental health office what it requires.

Can I put a mobile home on land in Georgia?

It depends on the deed restrictions and county zoning. Our 24.6-acre Lincoln County tract has no deed restrictions on record and allows mobile homes and RVs. Restricted parcels often limit or exclude them. Always confirm with the county.

How do I check whether Georgia land is in a flood zone?

Search the address or coordinates on FEMA’s Flood Map Service Center at msc.fema.gov. Then confirm the result with the county before you build.