What Is My Land Worth in Forsyth County, GA?

Forsyth County land is worth what a builder, developer or commercial user can do with it, and four things decide that: where it sits, whether it has sewer, what it is zoned, and how many lots or how much building it can carry. In 2025 the median residential development tract sold for $106,589 an acre and $79,471 a lot, but individual residential sales ran from about $43,000 to nearly $290,000 an acre. Your number depends on where your land falls in that range, and why.

This guide walks through how we price land for owners, using the 31 development land sales we tracked in our Forsyth County Land Sales Report 2025.

Why the tax assessment and online averages miss

The Board of Assessors sends you a value every year, and land websites publish county averages. Neither one is a price. The assessment is set for property taxes, and if your land is in a conservation use covenant its tax value is based on soil productivity tables, not on what a buyer would pay. County averages blend a one acre commercial pad on GA 400 with a 150 acre tract on septic in the north end. The spread between those two is the whole story.

The four things that set the price

1. Where it sits

South Forsyth and the stronger school districts carry a real premium over north Forsyth and the more rural parts of the county. Two tracts with the same zoning and the same lot count do not bring the same price if one of them feeds a better school.

2. Sewer or septic

Septic ties lot size to a drain field, so density stays low no matter what the zoning label says. A tract that can tie into county sewer is a different asset from the one next to it that cannot, and that difference alone can be most of the price. We break this down in Sewer or septic: what it does to your land value.

3. Zoning, today and realistically

Zoning sets the ceiling. Most raw land in the county is zoned A1 agricultural, which allows one home per acre, and its upside depends on what it could realistically be rezoned to. That question is harder than it used to be. The Board of Commissioners has made slowing residential growth a priority, Res3 approvals have become almost impossible to get, and a residential rezoning moratorium was in place through October 25, 2026 as of our September 2026 guide to the residential districts.

That is why existing zoning can be worth so much. A tract on Cross Roads Road with a legacy Res6 zoning from 2006 sold in February 2025 for $3,050,000 and again in September for $11,352,000 with a development plan. If your land carries an older code, read what county initiated rezoning means for your land.

4. Yield

Once location, sewer and zoning are settled, a builder backs into a price from the number of lots it can sell. Streams, slope and the county’s lot rules decide that count. In 2025 the 147 acre tract on Corn Drive sold for $42,683 an acre and the 41 acre tract on Stoney Point Road for $213,763 an acre. Neither seller got it wrong. They sold different products in different parts of the county.

Read price per lot, not price per acre

Here are five of the 2025 residential sales side by side. Look at how differently the two columns rank them.

Tract	Acres	Lots	Per acre	Per lot	Buyer
6330 Corn Drive	147	170	$42,683	$36,908	David Pearson Communities
4648 Bethelview Road	40.45	50	$103,469	$83,707	Taylor Morrison
3970 Matt Highway	75.5	105	$164,238	$118,095	Century Communities
1550 and 1560 Stoney Point Road	41.05	35	$213,763	$250,714	Southern Gentry Homes
5022 Heardsville Road	24.74	98 townhomes	$266,990	$67,346	Tellus Holdings

Heardsville Road brought the highest price per acre on the list and one of the lower prices per lot, because attached townhomes put more units on each acre. Stoney Point brought the highest price per lot paid for raw land in the county all year. A builder is paying for lots, so that is the number to understand first.

Commercial land is a different market

The eight commercial land sales we tracked in 2025 had a median of $475,259 an acre, about four and a half times the residential median. Commercial land is priced off the use, and the county’s density rules do not touch it. If your land fronts a busy road or sits near a commercial node, it may belong in this market instead, and that is worth finding out before you price it as a subdivision.

What can pull the number down

Buyers study your land before they close. A survey will find encumbrances like a cemetery, a power line easement, a cell tower or a neighbor’s driveway easement. Environmental work looks at floodplain, streams and past uses of the site. If the land is in a conservation use covenant, selling to a builder breaks it, and the penalty is twice the tax savings for every year in the covenant, plus interest. None of these stop a sale. All of them belong in the number before you list, not after a buyer finds them. More on how that process works in Selling Forsyth County land to a developer.

How we put a number on your land

When an owner calls us, we pull the parcel, the zoning and the utilities, check whether sewer is realistic, estimate how many lots or how much building the land can carry under the current code, and compare it to the recorded sales we track across the county. Then we sit down with you and give you our opinion of value as the land sits today and what it could be worth with a realistic change, along with what is holding the price down. It costs you nothing and you are under no obligation. It is not an appraisal, and if you need one for an estate or a loan we will tell you so.

Frequently asked questions

How much is an acre of land worth in Forsyth County?

It depends on the use. Among the development land sales we tracked in 2025, residential tracts had a median of $106,589 an acre and commercial land a median of $475,259 an acre. Individual residential sales ran from about $43,000 to nearly $290,000 an acre.

Is my tax assessment what my land is worth?

No. The assessment is set for property taxes, and land in a conservation use covenant is valued on soil productivity rather than market value. A buyer prices land on what it can be used for.

Why do builders talk about price per lot?

Because that is how they pay. A builder backs into a land price from the number of lots it can sell, so two tracts with the same acreage can be worth very different amounts.

Does sewer really change what my land is worth?

Yes. Septic ties lot size to a drain field and keeps density low. Land that can tie into county sewer can carry more lots, and that difference can be most of the price.

How do I get a number for my land?

Call Crawford Lands at 404 983 6710 or send us the address. We will review the parcel, the zoning, sewer availability and recent sales near you and give you our opinion of value at no cost.

Sources

Crawford Lands, Forsyth County Land Sales Report 2025 (recorded deeds and parcel records): https://www.crawfordlands.com/news/forsyth-county-land-sales-report-2025

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, via Municode: https://library.municode.com/ga/forsyth_county/codes/code_of_ordinances?nodeId=PTIICOOR_APXAUNDECO_CH15AGDI

Forsyth County Board of Assessors: https://www.forsythco.com/government/departments/board-of-assessors/

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.