Sewer vs Septic: Forsyth County Land Value

In Forsyth County, sewer decides how many homes your land can carry, and builders pay by the home. Septic ties every lot to a drain field, so density stays low no matter what the zoning says. A tract that can tie into county sewer is a different asset from the tract next door that cannot, and that difference alone can be most of the price.

How the zoning code ties density to sewer

These limits come from Chapter 11 of the Forsyth County Unified Development Code. Our guide to the residential districts covers each one in full.

Zoning code	On septic	With sewer
Res1	1.0 home per acre, 37,000 square foot lots	Sewer not required
Res2	1.3 homes per acre, 30,000 square foot lots	1.5 homes per acre, 22,000 square foot lots
R2R (older code)	1.71 homes per acre, 25,500 square foot lots	1.98 homes per acre, 22,000 square foot lots
CR2	Not allowed	2.0 homes per acre, 16,000 square foot average
Res3	Not allowed	1.8 homes per acre
Res6	Not allowed	4.0 homes per acre, townhomes and duplexes

Land zoned A1 agricultural allows one home per acre. A major subdivision in A1 has to use two acre lots, and with two acre lots it does not have to connect to sewer, though the owner must reserve a 50 foot sewer easement for the parcels upstream.

What that means in lots and dollars

Take 40 acres. Under Res2 on septic, the ceiling is 52 homes. With sewer it is 60. Under CR2, which requires sewer and at least 30 acres, it is 80. Real yield is lower once streams, roads and open space come out, but the gap between those ceilings is what a builder is paying for.

At the 2025 median of $79,471 per residential lot from our land sales report, the eight lot difference between septic and sewer under Res2 is worth roughly $636,000. The step to CR2 is worth more than $2 million on paper, though higher density rezonings are hard to win in the current climate.

Why sewer is usually why a builder wants your land

The county’s own code describes A1 as the place land waits “until market conditions and public services support conversion” to subdivisions. In practice that public service is sewer. When a line gets extended down your road, builders start calling. When a developer studies your land during due diligence, one of the first questions is the feasibility and cost of bringing sewer to the site or connecting to it.

How to find out if your land can get sewer

Ask the Forsyth County Water and Sewer Department about the nearest line and whether there is capacity. Look at what has been built around you: a sewered subdivision next door is a good sign. Check your deed and plat for sewer easements. And ask us. We check sewer availability as part of every opinion of value, because we cannot give you an honest number without it.

Frequently asked questions

Does sewer increase land value in Forsyth County?

Usually, yes. Sewer lets a tract carry smaller lots and more homes per acre, and builders price land by the number of lots they can sell.

What is the minimum lot size on septic in Forsyth County?

It depends on the zoning. Res2 lots on septic must be at least 30,000 square feet, and Res1 lots at least 37,000 square feet. The Health Department also has to approve the septic system.

Which zoning codes require sewer in Forsyth County?

CR2, Res3, Res4, Res6 and MHP all require public sewer under Chapter 11 of the Forsyth County Unified Development Code. Res1 and Res2 can be built on septic at lower density.

How do I find out if sewer is available to my land?

Ask the Forsyth County Water and Sewer Department about the nearest line and capacity, or ask Crawford Lands. We check sewer availability as part of every opinion of value.

Sources

Forsyth County Unified Development Code, Chapter 11, Residential Districts, via Municode: https://library.municode.com/ga/forsyth_county/codes/code_of_ordinances?nodeId=PTIICOOR_APXAUNDECO_CH11REDI

Forsyth County Unified Development Code, Chapter 15, Agricultural Districts (Sections 15-1.1 and 15-1.4), via Municode: https://library.municode.com/ga/forsyth_county/codes/code_of_ordinances?nodeId=PTIICOOR_APXAUNDECO_CH15AGDI

Crawford Lands, Forsyth County Zoning Codes Explained: Residential Districts: https://www.crawfordlands.com/news/forsyth-county-zoning-codes-explained-residential-districts

Crawford Lands, Forsyth County Land Sales Report 2025: https://www.crawfordlands.com/news/forsyth-county-land-sales-report-2025

Crawford Lands, LLC is a licensed real estate brokerage in the State of Georgia, license #81852. This article is general information, not legal, tax or appraisal advice. Zoning rules and county policies change; confirm anything you rely on with Forsyth County Planning and Community Development, your attorney or your CPA. Contact us.