Resources
What we know, written down.
Buying land and putting a new home on it in this five-county area involves a health department, a planning office, a tag office, a lender and a factory, and they do not talk to each other. These are the answers we give on the phone every week, written out with the actual rules and where they come from. No sales pitch, and no numbers we cannot source.
FinancingWhich CSRA Addresses Actually Qualify for a USDA Loan (and Why City Limits Have Nothing to Do With It)
USDA's eligibility line does not follow city limits, county lines, or how rural a place feels. In the Augusta area it runs through the middle of Hephzibah. Here is how to read the map, plus the manufactured home rules that changed in 2025.
Land and Site WorkWhat One to Five Acres Actually Buys You in Burke, McDuffie, Lincoln and Richmond Counties
Four counties, one metro, and prices that are not remotely interchangeable. We are not going to quote you a dollar per acre. We are going to tell you what actually drives the difference.
Selling Your PropertyYou Inherited a Mobile Home and the Land Under It in Georgia. Now What?
An inherited mobile home on acreage is usually two assets, not one, and they travel by two different legal routes. Here is how to find out what you actually own, which probate path fits, and why one heir cannot force a fire sale.
Selling Your PropertyCash Offer or List It? An Honest Comparison for CSRA Land and Mobile Home Property
We can buy your land for cash or list it on the MLS, which means we have no reason to pretend one is always better. Here is when each one genuinely wins, and the number you should make anybody give you in writing.
Titles and PaperworkMaking a Manufactured Home Real Property in Georgia: the T-234, the T-234A, and What Changed in 2025
Georgia treats a manufactured home as personal property until somebody files a Certificate of Permanent Location. There are two versions of that form, a 2025 amendment changed who has to sign one of them, and the form itself has not caught up.
Land and Site WorkPermanent Foundation or Pier and Anchor? Your Loan Type Decides, Not Your Builder
Piers are not the problem. Screw-in anchors, unreinforced pads and a frost depth measured in inches are. Here is what HUD actually defines as a permanent foundation, and how FHA, VA, USDA and conventional each set a different bar.
Buying a HomeBuilding on Land You Already Own in the CSRA: the Order of Operations
The first question is not which home. It is which county you are actually in and what your land is zoned, because in this five-county area the answer changes everything downstream.
Floor PlansHome Run, Grand Slam or Expedition: How to Actually Compare Manufactured Home Floor Plans
Model names like Home Run and Summit are series names, not single homes. Here is what ScotBilt and Clayton actually publish, where the advertised bedroom counts come from, and the one document that settles every argument.
Land and Site WorkThe Septic Permit Is the Gate: Setting a New Manufactured Home in Burke County
In Burke County the health department, not the building department, decides whether your lot can hold a home. Here is the real order of operations, what the soil evaluation looks for, and why the permit has to come before almost everything else.
Buying a HomeWhat 'Turnkey' Actually Includes on a Land-Home Package, Line by Line
Two identical homes on two lots five miles apart can land at very different numbers, and the house is almost never the reason. Here is every line that goes into a CSRA land-home package and which ones move.
Have a specific address in mind?
A lot of this comes down to the particular parcel, the county it sits in and what the soil will take. Tell us the address and we will look at it with you rather than guess.
Talk to Drew and Christine