Tellus Mater / Field reference
Land facts. The numbers behind the dirt.
A plain-English reference for acreage, lots, zoning, utilities, due diligence and cost across Georgia and the Southeast. Use it to ask better questions. Verify the answers locally.
01 / Start with the ground
Acreage & land math.
The basic conversions are simple. The development outcome is not. Lot counts and density are calculated from square footage, not from acres alone.
- 1 acre
- 43,560 square feet.
- Square acre
- Roughly 208.7 feet on each side.
- 1 square mile
- 640 acres.
- 1 mile
- 5,280 feet.
- Survey sections
- A standard full quarter-section is 160 acres. A quarter-quarter section is 40 acres.
02 / The first trap
Acres to lots is never straight division.
Dividing gross acreage by a minimum lot size does not equal buildable lots. The land has to work as a site, under an approved plan, with the infrastructure and access that plan requires.
Roads and right-of-way
Public or private roads, turn lanes, sidewalks and their required corridors consume land.
Setbacks and buffers
Building setbacks, stream buffers and other protected areas reduce the usable envelope.
Stormwater and wetlands
Stormwater facilities, wetlands and floodplain may affect both layout and permitted disturbance.
Slopes and site geometry
Steep slopes, odd shapes, easements and drainage patterns can make parts of a parcel impractical to build.
Utilities and fire access
Utility corridors, hydrant spacing, emergency access and capacity can change the plan and its cost.
Approvals
Required government approvals determine what can actually be built, not a rough zoning calculation.
Actual buildable lot count is established by survey, engineering and approvals. It is not established by acreage or a zoning calculation alone.
03 / Read the label carefully
Common residential zoning designations.
Across Georgia counties, labels such as R-20, R-15 and R-10 often signal a minimum lot-size concept. The label is a starting point, not a complete development answer.
| Designation | Approximate reading |
|---|---|
| R-20 | Approximately 20,000 square feet minimum lot size |
| R-15 | Approximately 15,000 square feet minimum lot size |
| R-12.5 | Approximately 12,500 square feet minimum lot size |
| R-10 | Approximately 10,000 square feet minimum lot size |
| R-8 | Approximately 8,000 square feet minimum lot size |
| R-6 | Approximately 6,000 square feet minimum lot size |
Verify locally
Designations, minimums, setbacks, density rules and permitted uses differ by city and county. Confirm the actual ordinance, zoning map and current interpretation with the local planning department.
04 / Site readiness
Utilities are a claim to verify.
“Utilities nearby” is not the same as “utilities available at the site.” Buyers need to know what serves the property, where it is, whether it has capacity and what connection or extension costs apply.
- “All utilities available”
- Confirm which utilities are included, whether they are at the property line or only nearby, and what connection, tap or extension costs apply.
- Public water vs. well
- Public water may require a service connection and capacity confirmation. A well requires site-specific evaluation, permitting and ongoing maintenance.
- Public sewer vs. septic
- Public sewer depends on access and capacity. Septic requires soil evaluation and county health department approval for the intended use.
- Sewer tap vs. extension
- A tap connects to an existing sewer line. An extension brings service to the site and may involve design, construction, easements and substantial cost.
- Natural gas and electric
- Provider territory does not guarantee nearby capacity. Confirm the serving provider, location, load or pressure requirements and extension terms.
05 / What changes the plan
Land constraints to check.
These are due-diligence items that affect usable acreage, cost and timing. They are not automatic deal-breakers. They are reasons to investigate.
Floodplain
Mapped land with flood risk that can affect grading, building placement, insurance and approvals.
Wetlands
Wet areas identified through site conditions and applicable regulation. They may limit disturbance or require permits and mitigation.
Stream buffers
Protected areas along streams or other state waters where disturbance may be restricted.
Easements and rights-of-way
Recorded rights for access, utilities, drainage or other uses that may limit where a site can be built.
Access vs. frontage
A property may touch a road without having approved or usable access. Legal access is not the same as a visible driveway.
Topographic relief
Changes in elevation, slope and drainage that shape grading, retaining, road design and construction cost.
Environmental considerations
Past uses, fill, tanks, contamination, protected resources and other conditions can affect liability, timing, design and financing. Use the right environmental professional for the property and intended use.
06 / Ask before you close
Due diligence checklist.
These are the questions that decide whether the dirt works. The right answer may come from the county, a surveyor, an engineer, a utility provider, a lender or a closing attorney.
07 / Budget the whole deal
Cost categories on a land deal.
Use these as reference-level categories. Amounts vary by transaction, location and contract. Confirm them with the closing attorney, lender and county before relying on them.
Acquisition and closing
Acquisition price, survey, title work and title insurance, recording and transfer-related charges, and closing attorney fees.
Financing and carry
Financing costs plus carrying costs such as taxes, insurance, maintenance and interest while the land is held.
Engineering and entitlements
Civil engineering, studies, plans, applications, permits, reviews and other entitlement work required for the intended use.
Infrastructure and site work
Roads, grading, drainage, stormwater, utilities, taps, extensions, erosion control and other improvements needed for the plan.
08 / Georgia quick reference
Useful starting points. Verify every one.
These are general references for orientation only. They can change, and the actual application depends on the property, transaction and jurisdiction.
- Real estate transfer tax
- Commonly $1.00 per $1,000 of sale consideration. Verify with the closing attorney or Georgia Department of Revenue.
- Intangible recording tax
- Commonly $1.50 per $500 of the loan amount on secured loans. Verify with the lender and closing attorney.
- Property tax assessment
- Generally based on 40% of assessed fair market value. Millage rates vary by county and municipality. Verify with the county tax office.
- Georgia stream buffers
- A 25-foot buffer is commonly required along state waters, with wider buffers for designated trout streams. Verify with the county and applicable state requirements.
- Sale-price disclosure
- Georgia is generally a non-disclosure state for real estate sale prices, so comparable sale data must be sourced through professionals and other reliable channels. Verify the information used for a decision.
General references for orientation only. Rules and rates change. Confirm them with the county, the Georgia Department of Revenue, the closing attorney or the lender before relying on them.
09 / Working language
Land glossary.
The terms show up in listings, zoning conversations, underwriting and closing documents. Know what people mean before you compare the dirt.
- Acreage
- The amount of land measured in acres. One acre contains 43,560 square feet.
- Assemblage
- Two or more parcels combined for a larger or more useful development site.
- Basis / land basis
- The owner’s cost in the land, including applicable acquisition costs. It is a starting point for evaluating a deal.
- Buffer
- A required strip of land where construction or disturbance may be limited, often along streams or property lines.
- Buy box
- The criteria a buyer uses to screen opportunities, such as location, acreage, zoning, access and price.
- Carrying costs
- The ongoing costs of holding land, including taxes, insurance, maintenance and interest.
- Density
- The number of dwelling units, lots or another defined use allowed on a given area of land.
- Due diligence
- The investigation completed before closing to confirm ownership, condition, access, use, costs and risk.
- Easement
- A recorded right for someone else to use part of the property for a stated purpose, such as access or utilities.
- Entitlement
- The approvals needed to establish or change what a property may be used for or how it may be developed.
- Floodplain
- Land identified as subject to flood risk under applicable mapping or regulation. It can affect design, insurance and approvals.
- Finished lot
- A lot that has completed the required subdivision and site-work steps for its intended use. Requirements vary by jurisdiction.
- Frontage
- The portion of a property that borders a road or other public way. Frontage is not the same as legal access.
- Infill
- Development on vacant or underused land within an area that is already substantially developed.
- LDP / land disturbance permit
- A permit required in many jurisdictions before qualifying land-disturbing work can begin.
- Lot
- A defined parcel that may be used or developed under the applicable zoning, plat and other requirements.
- Millage rate
- A property-tax rate expressed in mills. One mill equals one dollar per $1,000 of assessed value.
- Plat
- A recorded or proposed map showing parcel boundaries, lots, rights-of-way and other surveyed information.
- Right-of-way
- Land or a legal interest reserved for a road, access route, utility or other public or private passage.
- Setback
- The required distance between a structure or improvement and a property line, road, water feature or other boundary.
- Sewer tap
- A connection point and related charge that connects a property to an existing public sewer system.
- Site plan
- A drawing showing the proposed arrangement of buildings, parking, access, utilities, drainage and other site features.
- Topography
- The shape and elevation changes of the land, including slopes, ridges, low areas and drainage patterns.
- Under contract
- A property is under contract when a purchase agreement has been signed, subject to its terms and contingencies.
- Wetlands
- Areas with hydric soils, wetland vegetation or persistent or recurring water conditions that may be regulated.
- Yield
- The number of lots, units or another defined output a site may support after constraints and approvals are considered. It is not guaranteed by acreage alone.
The next question is usually specific
Own land, or looking for dirt that fits your buy box? Let’s talk.
Call Derrick Bostic at 678-724-6481 or Rachel at 478-242-4097 (call only — Rachel cannot receive texts).
Verify zoning, utilities, acreage, density, development potential and any figures independently before relying on them. This page is reference material, not legal, tax, engineering or investment advice.