Custom luxury homes · Gainesville & Lake Lanier, GA

Custom homes in Gainesville and around Lake Lanier

Gainesville sits on Lake Lanier, and much of Hall County's best building land is on or near the water. That means two sets of rules: Hall County or the City of Gainesville, plus the Corps of Engineers on the shoreline.

Building a custom home in Gainesville & Lake Lanier

In unincorporated Hall County, the Building Inspections Division issues permits from 2875 Browns Bridge Road, and applications are routed to Planning & Zoning for review. The site plan must show well and septic locations.

Inside the city, the City of Gainesville's Building Inspection Services Division issues permits under the city's Unified Land Development Code. Impact fees apply to new construction, and any work in a local historic district needs a permit.

What to know before you build in Gainesville & Lake Lanier

County or city office

Hall County Building Inspections covers unincorporated land. The City of Gainesville's Building Inspection Services covers lots inside the city.

Soil study for septic

If there is no soil report for the lot, Hall County asks for a Level III soil analysis from a state-approved soil classifier, with the house location staked.

Wells and septic on the plan

Hall County site plans must show well and septic locations.

Impact fees in the city

The City of Gainesville applies impact fees to new construction permits.

Historic districts

In Gainesville's local historic districts, all work needs a permit.

Corps rules on the lake

On Lake Lanier lots, the Corps property line, 1085 flowage easement and dock permits apply. No new septic is allowed below 1085.

Planning a lake home

Read our guide to building on Lake Lanier before you make an offer on a lake lot, then see how we approach lakefront homes.

How we build

Start with the land
We walk the lot with you before plans are final: access, slope, septic or sewer, buffers and where the house should sit.
Open-book pricing
Custom homes are built cost-plus. You see the supplier and subcontractor invoices behind every draw, not a single lump number.
Permits and plan review
We handle submittals with the city or county building office and coordinate the surveys, soil reports and engineering they require.
On site, every day
Jerry runs the job in person. You get regular progress updates with photos, like the public build journal for Lakewood Lodge.

Keep reading

GuideWhat Goes Into the Cost of a Custom Home in Forsyth CountyThe line items that set your number, the local fees most people miss, and how open-book pricing works.Read more GuideBuilding a Home on Lake LanierCorps of Engineers property lines, the 1085 flowage easement, dock permits and what to check before you buy.Read more GuideHow to Evaluate a Building Lot in North GeorgiaSeptic and soil, stream buffers, surveys, water and sewer: what to confirm before you close on land.Read more

Other places we build

Where we buildCustom Homes in CummingPermits, local rules and what to expect when you build here.Read more Where we buildCustom Homes in AlpharettaPermits, local rules and what to expect when you build here.Read more Where we buildCustom Homes in MiltonPermits, local rules and what to expect when you build here.Read more Where we buildCustom Homes in Johns CreekPermits, local rules and what to expect when you build here.Read more Where we buildCustom Homes in DawsonvillePermits, local rules and what to expect when you build here.Read more

Sources

Rules and fees change. Confirm with the office before you rely on them. Last checked October 2026.

Talk to Jerry and Karen about your build.

Tell us about your land and your plans. We reply by phone or email.