Bolthole Index

McIntosh County, Georgia

Building permits, zoning and land rules in McIntosh County, Georgia

60Index Score / 100
#111 of 159 in Georgia

Unincorporated McIntosh County, Georgia requires a building permit before constructing, erecting, moving or altering a building or structure12. County zoning governs land use outside incorporated municipalities2. McIntosh County Environmental Health handles local septic services, and development using a well, septic tank, private water or private sewage disposal needs County Health Department approval with the building-permit application345.

At a glance

Building permit
Required before constructing, erecting, moving or altering a building or structure1
Zoning
Yes in unincorporated areas; uses, setbacks and other standards depend on the mapped district267
Septic
County Health approval must accompany the building application; a construction permit and final inspection are required3489
RV living
Limited; a nonpaying guest may occupy one RV for no more than 15 days in one year, and land without a dwelling requires a permit10
Tiny homes
R-2 dwellings and Hog Hammock residences require at least 720 heated square feet; site-built or modular tiny homes need code compliance and local siting approval111213
Owner-builder
Available for qualifying owners building for their own occupancy, but county permits, codes, inspections and zoning still apply14
County water
A residence within 200 feet of County water must connect15
Private well
County Health approval must accompany the building-permit application5

Who to call

Building permits

McIntosh County Building & Zoning Office

Building permits, zoning applications, code enforcement, addressing and active permitting for McIntosh County

912-437-6603

100 Madison Street, Darien, GA 31305

Septic permits

McIntosh County Environmental Health (Georgia Coastal Health District)

Environmental Health services for McIntosh County

(912) 832-5473

1335 GA Highway 57, Townsend, GA 31331

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

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Do you need a building permit in McIntosh County, Georgia?

Unincorporated McIntosh County requires a building permit before construction, erection, moving or alteration of any building or structure begins1. In unincorporated McIntosh County, the county enforces the current construction codes adopted and amended by the Georgia Department of Community Affairs, including state-adopted appendices1617. Before issuance, access must comply with the zoning code and any required final plat must be approved1. Development served by a well, septic tank, private water or private sewage disposal system must include County Health Department approval with the building-permit application54. A conforming application requires a dimensioned plat or scale plan and intended uses; after the fee is paid, the ordinance calls for issuance within 10 days, while a refusal must give written reasons18. If construction has not begun within six months, the building permit must be renewed18. Georgia's owner-builder exemption covers qualifying owners building on their own property for their own occupancy, but it does not waive county permits, codes, inspections or zoning14.

Who issues building permits in McIntosh County, and how do you reach them?

McIntosh County Building & Zoning is the permit and zoning office at 100 Madison Street, Darien, GA 31305; call 912-437-660319. The county page links an active-permitting portal and downloadable permit applications19. For land in unincorporated McIntosh County, start with this office to identify the zoning district, confirm the site plan, determine whether a special use is needed and obtain the correct building application176. The county requires established access before a building permit can issue, and a residential application may require driveway-culvert status plus a Public Works letter20. The published new-home application lists a residential building-permit fee of $0.30 per square foot and doubles it to $0.60 per square foot when construction begins before the permit is obtained21. Ask Building & Zoning about fees for work outside that application because we could not confirm a complete current fee schedule19.

Does McIntosh County have zoning?

McIntosh County zoning applies only to unincorporated land; uses must be permitted by right or through Special Use approval in the mapped district2. An unlisted use is prohibited and requires County Commission approval through an ordinance text amendment2. Permitted uses, setbacks, lot coverage and dimensional rules depend on the parcel's district6722. Unless a district says otherwise, structures are capped at 35 feet, with listed exceptions such as silos and water towers23. Guest houses or accessory dwelling units are allowed in identified districts but cannot exceed 25% of the primary structure or 700 square feet; they also need a permanent foundation, shared services, compliant setbacks and plans stamped by a licensed engineer or architect24. Manufactured homes are permitted by right in the A-F, A-R, R-1 and R-2 districts; the reviewed use table does not show them as permitted in the other listed districts25.

How do septic permits work in McIntosh County?

McIntosh County Environmental Health administers local onsite-sewage services under Georgia's statewide standards326. McIntosh County Environmental Health also handles onsite sewage services inside Darien27. The office is at 1335 GA Highway 57, Townsend, GA 31331, and its phone number is (912) 832-547328. For development using a septic tank or private sewage disposal system, a County Health Department approval certificate must accompany the building-permit application4. The County Board of Health must find a site suitable before issuing a septic construction permit, and the permit remains valid for no more than 12 months8. New systems and repairs to malfunctioning systems are inspected29. The Board of Health must also make a final inspection and give written approval before a system is backfilled or used9. Only 0.7% of McIntosh County soils are rated without severe limitations for a conventional drain field, so arrange the site evaluation before fixing a house location or closing on marginal land30. A public or community sewer available within 200 feet of the property line or in an abutting public right-of-way generally triggers a connection requirement, subject to the stated repair exception for some failing residential systems31.

Can you live in an RV or tiny home on your land in McIntosh County?

In unincorporated McIntosh County, an owner or lessee may accommodate one recreational vehicle belonging to a nonpaying guest for no more than 15 days in any one year, and property without a residential dwelling requires a permit10. One unoccupied RV may be stored in a private garage, accessory building, rear yard or side yard when it belongs to the owner or lessee10. An RV park is a distinct zoning use: the RVP district requires at least 5 acres, and unit locations must have approved community water and engineered sewer service3233. Site-built or modular tiny homes in Georgia need building-code compliance and local siting approval11. In unincorporated McIntosh County, R-2 dwellings and Hog Hammock (HH) residences require at least 720 heated square feet, ruling out a typical tiny house in those districts1213. Ask Building & Zoning whether the design and proposed parcel's district work together19.

Building a home in McIntosh County: the steps, in order

  1. For unincorporated land, ask McIntosh County Building & Zoning to confirm the zoning district, allowed dwelling type, setbacks and height rules19177.
  1. Confirm legal access and driveway-culvert requirements; the county will not issue a building permit until access is established, and a state-highway driveway requires the appropriate Georgia Department of Transportation application2034.
  1. Arrange Environmental Health review for any well, private water, septic tank or private sewage disposal system and obtain the approval required with the building application5428.
  1. Submit the dimensioned site plan, intended uses and other required plans to Building & Zoning, then pay the applicable fee18.
  1. Obtain the building permit before work starts and renew it if construction has not begun within six months118.
  1. Schedule inspections only when the site is ready: failed or premature inspection calls incur reinspection fees of $35, $50 and $65, payable before the inspector returns35.
  1. Obtain the Certificate of Occupancy before occupying a newly erected building or using land or buildings altered in use; permanent electrical service also requires the certificate36. Building & Zoning must confirm compliance with zoning and applicable regulations before issuance37.

What should you check before buying land in McIntosh County?

Verify the zoning map, permitted use, setbacks and legal access before relying on a listing description6720. If the seller is creating a new tract, confirm final-plat status because McIntosh County regulates divisions into two or more lots and will not issue a building permit before final-plat approval38. Check septic feasibility early because only 0.7% of county soils are rated without severe limits for a conventional drain field30. Determine whether County water is close enough to require connection: residences within 200 feet must connect15. If the project instead uses a well or private water system, budget time for County Health Department approval before submitting the building-permit application5. Coastal flood exposure also changes the build; in specified flood-hazard areas, the lowest floor of new construction and substantial improvements must be at least 1 foot above base flood elevation39. For carrying costs, the effective property-tax rate is about 0.8%, the median annual property-tax bill is about $1,310, and the typical home value is about $279,478404142.

Watch-outs

  • A parcel without a residential dwelling requires a permit for an RV, while the nonpaying-guest allowance is limited to one RV for no more than 15 days in one year10.
  • Only 0.7% of McIntosh County soils are rated without severe limitations for a conventional septic drain field, so a favorable-looking parcel still needs early site evaluation30.
  • In specified flood-hazard areas, new construction and substantial improvements must place the lowest floor at least 1 foot above base flood elevation39.

Sources

  1. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  2. McIntosh County Zoning Ordinance 2025 v.1, quoted and re-checked
  3. McIntosh Zoning Ordinance 2025 v1 (2026 county census)
  4. mcintoshcountyga.com, quoted and re-checked
  5. mcintoshcountyga.com, quoted and re-checked
  6. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  7. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  8. Manual for On-Site Sewage Management Systems (Georgia statewide rule), quoted and re-checked
  9. Manual for On-Site Sewage Management Systems (Georgia statewide rule), quoted and re-checked
  10. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  11. Georgia Tiny House Fact Sheet (Georgia statewide rule), quoted and re-checked
  12. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  13. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  14. gov.georgia.gov, quoted and re-checked
  15. mcintoshcountyga.com, quoted and re-checked
  16. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  17. McIntosh County Zoning Ordinance 2025 v.1, quoted and re-checked
  18. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  19. McIntosh County Building & Zoning Office (mcintoshcountyga.com)
  20. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  21. New Home Construction Permit Application, quoted and re-checked
  22. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  23. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  24. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  25. McIntosh County Zoning Ordinance 2025 v.1, quoted and re-checked
  26. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  27. Darien: Onsite Sewage (McIntosh County), quoted and re-checked
  28. McIntosh County Environmental Health (Georgia Coastal Health District) (coastalhealthdistrict.org)
  29. Onsite Sewage, quoted and re-checked
  30. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  31. GA DPH Onsite Sewage Manual (Georgia statewide rule), quoted and re-checked
  32. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  33. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  34. Regulations for Driveway & Encroachment Control Manual (Georgia statewide rule), quoted and re-checked
  35. New Home Construction Permit Application, quoted and re-checked
  36. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  37. McIntosh County Zoning Ordinance 2025 v.1, quoted and re-checked
  38. McIntosh Zoning Ordinance 2025 v1, quoted and re-checked
  39. Flood Prevention Sec. 10-54 Adopted 9-12-23, quoted and re-checked
  40. Effective property tax rate: Bolthole Index county data
  41. Median property tax bill: Bolthole Index county data
  42. Typical home value (Zillow): Bolthole Index county data

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, McIntosh County requires a building permit for a home.

RuleMcIntosh CountyGlynn CountyLiberty CountyWayne CountyLong CountyBryan CountyChatham County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Env. HealthCounty Env. HealthCoastal Health DistrictCounty Health Dept. Env. HealthCounty Env. HealthGA Coastal Health DistrictCounty Health Dept. Env. Health

County locator

McIntosh County in Georgia

60
County map
McIntosh County highlighted among the Georgia counties · colored by Index score

How McIntosh County scores

Seclusion46100% ev.
Self-Sufficiency62100% ev.
Admin Boringness44100% ev.
Durability44100% ev.
Property Autonomy56100% ev.
Carry Cost79100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$279kTypical home
0.8%Property tax
$2,056Land / acre
48.5"Annual rain
11.7% of yrsSevere drought
6.2 / yr (+5.6)Mid-century 100°F days
14.7 daysMid-century dry spell
2.81" (+5.8%)Mid-century 1-day rain
1.18×Wildfire change factor
100%Forward climate coverage
$1,946Home insurance / yr
-0.3% / yrInsurance growth
1.15%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
48,247People within 30 min
2,644,643People within 2 hr
17,093Radius comparison (15 mi)
26.7People / sq mi
8.4%Federal land
100%Land at 15% slope or less
0.7%Soils rated "not limited" for septic (strict USDA rating)
1,766 acWorkable land screen
55.1%Wooded land
38.8 tonsBiomass / forest ac
67.9°FAvg temp

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Cities and towns in McIntosh County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Answers from the rulebook for McIntosh County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

McIntosh County rules

  • Building permitRequired

    Construction, erection, moving, or alteration of a building or structure in McIntosh County.

    • Access must be established under the Zoning Code.
    • Final plat approval is required before issuance.
    • Developments using wells, septic tanks, private water, or private sewage disposal must submit a County Health Department approval certificate.
    • Multi-family, nonresidential, and alternative-material structures require code-compliant plans prepared or supervised by a Georgia-registered architect or engineer.
    • Building permits must be renewed if construction has not begun within six months.
    “A building permit issued by the Building Official is required in advance of the initiation of construction, erection, moving or alteration of any building or structure in accordance with the provisions of the building code.”
  • Building code adoptedAdopted (with conditions)

    Construction codes enforced by McIntosh County Building and Zoning.

    • The county enforces the latest editions currently in effect as adopted and amended by the Georgia Department of Community Affairs, including appendices adopted by that department.
    “The latest edition(s) of the Construction Codes Currently in Effect as adopted and amended from time to time by the state department of community affairs, pursuant to chapter 2 of Title 8 of The Official Code of Georgia, including all appendices thereof adopted by the state department of community affairs, shall be enforced by the county.”
  • InspectionsLimited

    Building and certificate-of-occupancy administration and inspections under the McIntosh County Zoning Ordinance in the unincorporated area.

    • The ordinance applies only within the unincorporated area of McIntosh County.
    • Before issuance of a certificate of occupancy, the Building and Zoning Administrator must determine that completed work complies with the zoning ordinance and other applicable regulations.
    • An occupancy permit cannot be issued unless applicable electrical, plumbing, and mechanical codes are met.
    • Permanent electrical service generally requires a certificate of occupancy; reconnection is exempt when service has not been interrupted for more than 90 days and the interruption did not involve fire, damage, repair, renovation, or electrical-service upgrading.

    reconnection exception interruption period: <= 90 days (Service must not have been interrupted for a period exceeding 90 days, and the interruption must not involve fire or other damage or repair, renovation, or upgrading of electrical service.)

    “Prior to issuance of certificate of occupancy the Building and Zoning Administrator shall determine that the work completed is in accordance with all provisions of this zoning Ordinance and other applicable regulations.”
  • Certificate of occupancyRequired

    Land or buildings erected or altered in use in McIntosh County.

    • An occupancy permit cannot issue unless the development complies with the ordinance and applicable electrical, plumbing, and mechanical codes.
    • Permanent electrical service requires a Certificate of Occupancy.
    • Reconnection may occur without a Certificate of Occupancy if service was not interrupted for more than 90 days and the interruption did not involve fire, damage, repair, renovation, or electrical-service upgrading.
    “No land or building hereafter erected or altered in its use shall be used until a Certificate of Occupancy has been granted.”
  • County-wide zoningPresent (with conditions)

    County zoning regulation of land use and development in the unincorporated area of McIntosh County, Georgia.

    • The ordinance expressly applies to the unincorporated area of McIntosh County.
    • The ordinance establishes land-use districts and zoning-map boundaries; uses and development must comply with the applicable district regulations.
    • Nonconforming uses may continue only subject to the conditions in Section 106.
    • A variance or special exception may be required where the proposed use does not otherwise comply.
    “Sec. 103. Jurisdiction. These regulations shall govern the use of all land and the development thereof within the unincorporated area of McIntosh County, Georgia.”
  • Local zoningPresent (with conditions)

    Land use and development within the unincorporated area of McIntosh County, Georgia.

    • The ordinance governs unincorporated county territory only.
    • The ordinance establishes land-use districts, including A-F general agriculture-forestry, A-R residential agriculture, R-1 single-family residential, R-2 one and two family residential, R-3 multi-family residential, RVP recreational vehicle park, C-N neighborhood commercial, C-G general commercial, C-I interchange commercial, I-R limited industrial, I-G general industrial, CP conservation preservation, HH Hog Hammock, and PUD planned unit development.
    • Zone locations and boundaries are shown on the McIntosh County Zoning Map, which is incorporated into the ordinance by reference.
    • The ordinance regulates building location, height, bulk, number of stories, size, lot coverage, yards, open spaces, population density, land uses, district boundaries, administration, appeals, amendments, and penalties.
    • Lawful nonconforming uses may continue subject to the conditions in Section 106; nonconforming uses may not be extended or enlarged, and a nonconforming use abandoned for more than one year may not be resumed.
    “These regulations shall govern the use of all land and the development thereof within the unincorporated area of McIntosh County, Georgia.”
    One more reviewed finding on this topic
    • Present (with conditions) — Land use and development in the unincorporated area of McIntosh County under the McIntosh County Zoning Ordinance.
      “These regulations shall govern the use of all land and the development thereof within the unincorporated area of McIntosh County, Georgia.”
  • Zoning districtsPublished

    McIntosh County zoning districts and the official zoning map.

    • District boundaries are established by the official zoning map, which is incorporated into the ordinance by reference.
    • Changes in boundaries require an ordinance amending the zoning map.
    “The location and boundaries of the various zones are as shown and delineated on the Zoning Map of McIntosh County, and said map is made a part of this Ordinance by reference as though fully set forth herein.”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Residential structures in the Hog Hammock (HH) district.

    • The HH district standards state a minimum dwelling unit size of 720 heated square feet and a minimum floor area of 720 heated square feet.

    minimum heated dwelling size: >= 720 square feet (HH district)

    “The minimum floor area shall be 720 heated square feet.”
  • Minimum lot sizeDistrict specific (with conditions)

    Recreational vehicle park district.

    • The RVP district requires a minimum lot area of 5 acres.
    • RVP unit locations have additional water, sewer, density, setback, parking, drainage, and access requirements.

    minimum RVP lot area: >= 5 acres (RVP district)

    “Unless otherwise specified in this Ordinance, uses permitted in the RVP recreational vehicle park district shall conform to the following requirements: (1) Minimum lot area: 5 acres.”
  • SetbacksSpecified

    Structures and uses governed by McIntosh County zoning districts.

    • Setbacks vary by district and use.
    • Front-setback exceptions may apply based on the average setback of developed lots within 100 feet on each side, but no setback may be less than 10 feet.
    • RVP parking spaces and community buildings must be at least 30 feet from a right-of-way and 20 feet from a property line.

    minimum absolute front setback under exception: >= 10 feet (front-setback averaging exception)

    “However, in no case shall setback be less than 10 feet.”
  • Lot coverageSpecified

    Lots in zoning districts with express impervious-area or lot-coverage standards.

    • Coverage limits vary by district.
    • The PUD district has no specific lot-coverage requirement, but its master development plan must specify maximum lot coverage.
    • The C-G district allows a maximum of 75 percent lot coverage without a special-use permit.

    maximum C-G lot coverage: <= 75 percent (without special-use permit)

    “Maximum percentage of lot coverage: 75 percent without special use permit.”
  • Building heightSpecified

    Buildings and structures subject to McIntosh County zoning.

    • Unless otherwise specified, no structure may exceed 35 feet.
    • Height limitations do not apply to listed structures including church spires, belfries, cupolas, domes not intended for human occupancy, monuments, roof signs, water towers, observation towers, transmission towers, silos, chimneys, smokestacks, conveyors, flag poles, masts, and aerials.
    • District-specific maximums may differ.

    general maximum structure height: <= 35 feet (unless otherwise specified)

    “Unless otherwise specified within this Ordinance, no structure shall exceed 35 feet in height.”
  • Living in an RVLimited

    Parking, storage, or occupancy of a recreational vehicle on private premises outside an RVP park.

    • One unoccupied recreational vehicle may be stored in a private garage, accessory building, rear yard, or side yard if it belongs to the owner or lessee.
    • One recreational vehicle may accommodate a nonpaying guest for no more than 15 days in any one year.
    • Property without a residential dwelling requires a permit.

    nonpaying guest RV period: <= 15 days per year

    “Any property owner or lessee may accommodate one recreation vehicle of a nonpaying guest on their property for a period not exceeding 15 days in any one year. Property without a residential dwelling require a permit.”
  • Tiny homesLimited

    Tiny houses used as dwellings in the unincorporated McIntosh County Hog Hammock (HH) zoning district.

    • The county zoning ordinance applies within the unincorporated area of McIntosh County.
    • Georgia DCA typically defines a tiny house as a single-family home generally 400 square feet or less, excluding lofts.
    • The HH district requires a minimum floor area of 720 heated square feet, so a typical tiny house cannot satisfy that dimensional rule.
    • Building-code, septic, utility, permitting, and other applicable requirements still apply.

    minimum floor area: >= 720 heated square feet (Hog Hammock (HH) district residences)

    “The minimum floor area shall be 720 heated square feet.”
    One more reviewed finding on this topic
    • Limited — Tiny houses used as dwellings in the unincorporated McIntosh County R-2 zoning district.
      “Minimum dwelling unity size: 720 heated square feet for single family homes, mobile homes, and manufactured homes.”
  • Manufactured homesLimited

    Mobile/manufactured-home residential occupancy under the McIntosh County zoning-district use table in the unincorporated area.

    • The ordinance applies only within the unincorporated area of McIntosh County.
    • The use table defines P as permitted by right and S as permitted with Special Permit.
    • The table shows Mobile/Manufactured Home as permitted by right in the A-F, A-R, R-1, and R-2 columns; the excerpted table does not show it as permitted in the remaining listed districts.
    • All uses not listed as permitted or special uses are prohibited and require County Commission approval through the ordinance text-amendment process.
    • Separate building, certificate-of-occupancy, septic, health, and state manufactured-housing requirements may also apply.

    manufactured-home minimum size definition: >= 720 square feet (The ordinance definition also covers a structure transportable in one or more sections that is at least eight body feet wide and forty body feet long in traveling mode and is built on a permanent foundation when connected to required utilities.)

    “A-F A-R R-1 R-2 R-3 RVP C-N C-G C-I I-R I-G CP HH See Sec. [...] 321991 Mobile/Manufactured Home P P P P”
  • Accessory dwellingsAllowed (with conditions)

    Guest houses or accessory dwelling units in districts identified in the zoning use table.

    • The unit cannot exceed 25 percent of the primary structure or 700 square feet.
    • It must meet all setback requirements.
    • It must be built on a permanent foundation.
    • It must share all services with the primary dwelling.
    • All building plans must be stamped by a licensed engineer or architect.

    maximum accessory dwelling size: <= 700 square feet (or 25 percent of the primary structure, as stated by the ordinance)

    “Standards for guest houses or accessory dwelling units. (1) Cannot exceed 25 percent of the primary structure or 700 square feet. (2) Must meet all setback requirements. (3) Must be built on a permanent foundation. (4) Shall share all services with the primary dwelling. (5) All building plans shall be stamped by a licensed engineer or architect.”
  • Who permits septicMixed (with conditions)

    On-site sewage management in McIntosh County.

    • Georgia standards apply; local regulation and locally related services are administered through the county environmental-health office.
    “All water and sewer systems must comply with the minimum lot and design standards established by the State of Georgia and locally regulated by the McIntosh County Health Department and any other applicable ordinances.”
  • Septic permitRequired

    Development served by septic tanks or private sewage disposal systems.

    • A County Health Department certificate approving the sewage or septic system must accompany the building-permit application.
    “When a proposed development is to be served by wells, or by septic tanks, or by a private water system and/or a private sewage disposal system, then the applicant for a permit for such development shall submit with his application for a permit a certificate from the County Health Department approving such water system, waste disposal system, septic tank, or well.”
  • Septic inspectionRequired

    New on-site sewage management systems and repairs to improperly functioning systems.

    • The Georgia Department of Public Health describes regulation and inspection of new systems and investigation and inspection of repairs; local questions and services are directed to the county environmental-health office.
    “Regulation and inspection of new on-site sewage management systems (septic tanks/field lines). Investigation and inspection of repairs made to improperly functioning on-site sewage management systems.”
  • Well permitRequired

    Development served by wells or private water systems.

    • A County Health Department certificate approving the water system or well must accompany the building-permit application.
    • The county permit materials also list a well permit or County Water receipt.
    “When a proposed development is to be served by wells, or by septic tanks, or by a private water system and/or a private sewage disposal system, then the applicant for a permit for such development shall submit with his application for a permit a certificate from the County Health Department approving such water system, waste disposal system, septic tank, or well.”
  • Mandatory utility hookupWater (with conditions)

    Residences and commercial businesses near County water service.

    • Residences within 200 feet of County water must connect to County water.
    • Commercial businesses within 500 feet of County water must connect to County water.

    residential County-water connection distance: <= 200 feet · commercial County-water connection distance: <= 500 feet

    “RESIDENCES within 200 feet of County water must hook up to County water. COMMERCIAL BUSINESSES within 500 feet of County water must hook up to County water.”
    One more reviewed finding on this topic
    • Water and sewer (with conditions) — Recreational vehicle park district unit locations.
      “Each unit location shall be served by a public or community water and a community engineered sewer approved by either the McIntosh County Health Department or the Georgia Environmental Protection Division, sized for the number of units it is intended to serve. If public water services are available within 500 feet, the park shall be connected to the public services.”
  • Subdividing landRegulated (with conditions)

    Division of land into two or more lots in McIntosh County.

    • A minor subdivision has frontage on an existing County street or road and does not require a new street, road widening, stormwater detention, or public-utility construction or improvement.
    • A major subdivision is any subdivision not qualifying as minor.
    • Building permits cannot issue before final-plat approval.
    “No building permits shall be issued before approval of the final plat.”
  • Driveway accessRequired

    Access to lots proposed for building in McIntosh County.

    • A building permit cannot issue and a building cannot be erected unless access is established under the Zoning Code.
    • Residential permit applications require a driveway-culvert status and a Public Works Department letter where applicable.
    “No building permit shall be issued and no building shall be erected on any lot in the county unless access has been established in accordance with this Zoning Code.”
  • Building in a floodplainRequired

    New construction, substantial improvements, manufactured homes, utilities, and on-site waste systems in designated flood-hazard areas.

    • New construction and substantial improvements must minimize flood damage.
    • Elevated enclosures must allow automatic entry and exit of floodwater, except as specified for coastal high-hazard areas.
    • Service facilities must be at least 1 foot above base flood elevation.
    • Manufactured homes must be anchored.
    • On-site waste systems must avoid impairment or contamination during flooding.
    • In A1-30, AE, AH, and A areas with available base-flood data, the lowest floor must be at least 1 foot above base flood elevation.

    minimum elevation above base flood elevation: >= 1 foot (specified flood-hazard areas)

    “In all areas of special flood hazard designated as A1-30, AE, AH, A (with engineered or estimated BFE), the following provisions are required: (1) New construction and substantial improvements. Where base flood elevation data are available, new construction and substantial improvement of any structure including manufactured home shall have the lowest floor, including basement, elevated no lower than one foot above the base flood elevation.”
  • Permit feesPublished (with conditions)

    McIntosh County Building & Zoning fees for new residential construction and related inspections.

    • A permit must be obtained before construction begins; beginning construction without one results in a double fee.
    • If an inspection fails, or the inspection is called before the site is ready, a reinspection fee must be paid before the inspector returns.
    • The 2026 application requires at least 24 hours advance notice for inspections, by 12 p.m. the previous day.
    • The permit becomes null and void if work does not begin within six months, or if construction is suspended or abandoned for six months.
    • The current PDF text layer displays reinspection figures as $3500, $5000, and $6500; these were normalized to $35.00, $50.00, and $65.00 because the extracted formatting appears to omit decimal/superscript formatting.

    new residential construction permit fee: per 0.3 USD per square foot (The 2024 county application states a double fee of $0.60 per square foot for work begun before permit issuance.) · pre-permit double fee: per 0.6 USD per square foot (Applies when construction begins before obtaining the permit.) · first reinspection fee: 35 USD (Applies after a failed inspection or when the site is not ready.) · second reinspection fee: 50 USD (Applies after a failed inspection or when the site is not ready.) · third reinspection fee: 65 USD (Applies after a failed inspection or when the site is not ready.)

    “Failure to obtain a permit before beginning construction will result in your being fined a double fee ($0.60/sq. ft. instead of $0.30/sq. ft. Permit Fee)”
    One more reviewed finding on this topic
    • Variable (with conditions) — Re-inspection fees for McIntosh County new residential construction permits.
      “If an inspection fails, or if an inspection is called in and not ready when the Inspector shows up onsite, a Re-inspection Fee will be charged and must be paid before the Inspector can re-visit the site: 1st: $3500 2nd: $5000 3rd: $6500 _____ Initial”
  • Permit processPublished (with conditions)

    Building-permit applications in McIntosh County.

    • Applications require a dimensioned plat or scale plan, intended uses, and County Health Department certificates for wells, septic, private water, or private sewage systems.
    • Certain nonresidential, multifamily, and alternative-material structures require professionally prepared plans.
    • If conforming, the administrator issues the permit after payment of the required fee within 10 days; refusals require written reasons.
    • Construction must begin within six months or the permit must be renewed.

    issuance period after conforming application and fee: <= 10 days

    “If the proposed work as set forth in the building permit application conforms to the provisions of this Ordinance, the Building and Zoning Administrator shall issue the building permit upon payment of the required fee within 10 days. If the building permit is refused, the Building and Zoning Administrator shall give the applicant a written explanation of the reason(s) for refusal.”

Georgia rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    A person constructing a building or structure on real property owned by that person for the person's or qualifying family, firm, or corporation's own occupancy.

    • The property must be owned by the person.
    • Upon completion, use or occupancy must be solely by that person and his or her family, firm, or corporation and its employees.
    • The building must not be for use by the general public and must not be offered for sale or lease.
    • The owner-builder may personally provide direct supervision and management of work not performed by licensed contractors.
    • If the person or qualifying family, firm, or corporation sold or transferred a building or structure constructed without a licensed residential or commercial general contractor within the prior 24 months, measured from the certificate-of-occupancy date, another separate building or structure may not be constructed under the exemption without the required license or a duly licensed contractor; otherwise intent for solely personal occupancy is presumed absent.
    • The owner-builder may not delegate direct supervision and management to another person unless that person is licensed and the work is within that person's license scope.
    • All work must comply with applicable title provisions, board and division rules, and county or municipal resolutions, ordinances, codes, permitting, and inspection requirements.

    prior sale or transfer lookback: 24 months (measured from the date the certificate of occupancy was issued)

    “Nothing [...] shall preclude any person from constructing a building [...] on real property owned by such person [...] not offered for sale or lease.”
    One more reviewed finding on this topic
    • Available (with conditions) — An owner building the owner's own home in Georgia, as an exemption from the state residential/general contractor licensing requirement.
      “Georgia does not require that you hold a license to build your own home; [...] comply with all required local building codes and regulations.”
  • Off-grid sanitationLimited

    Off-grid sanitation using privies, approved alternative onsite sewage systems, or certified composting toilets in Georgia.

    • Privies must meet the Manual's minimum design and construction criteria.
    • Alternative onsite sewage systems must be approved by the Department and meet the Manual's minimum design and construction criteria.
    • Composting toilets must be certified by the National Sanitation Foundation to current Standard 41 or certified by the manufacturer as meeting a nationally recognized standard.
    • Applicable County Board of Health permits and inspections remain required where the system is an onsite sewage management system.
    “composting toilets may be considered”
  • Agricultural exemptionAvailable (with conditions)

    Bona fide agricultural and/or timber property qualifying for Georgia conservation-use current-use assessment.

    • The property must be devoted to a qualifying conservation use.
    • The property must be maintained in a qualifying use for ten years.
    • The owner must file the application with the county board of tax assessors by the county deadline for filing ad valorem tax returns.
    • This is a property-tax assessment benefit and does not itself establish an exemption from local zoning or building regulations.

    assessment basis: 40 percent of current use value · minimum covenant period: >= 10 years

    “Real property that is devoted to bona fide conservation uses is assessed at 40% of its current use value.”
    2 more reviewed findings on this topic
    • Available (with conditions) — Farm buildings or structures qualifying under Georgia law for exemption from the state minimum standard building codes.
      “exempts such buildings from the state minimum standard building codes.”
    • Available (with conditions) — Crop-management and animal-husbandry practices involved in producing agricultural or farm products on private property in Georgia.
      “regulating crop management or animal husbandry practices involved in the production of agricultural or farm products on any private property.”
  • Short-term rentalsLimited

    Property-management services for Georgia properties available for less than 90 days' occupancy by guests or occupants; this is a conditional exemption from Chapter 40 of Title 43 and does not eliminate applicable zoning, tax, licensing, permit, or other local requirements.

    • The property manager must enter into a written agreement with the owner specifying all management terms and conditions, reporting of income and expenses, and remitting income to the owner.
    • The management agreement must not allow the property manager to rent or lease the property, and the guest or occupant agreement must not be a lease or rental agreement.
    • Applicable zoning laws must not prohibit short-term occupancy uses of the property.
    • The guest's or occupant's occupancy must be for less than 90 days.
    • No deposit may exceed the cost of the rental required for the minimum rental period.
    • The guest or occupant must pay required state or local sales taxes or excise taxes on rooms, lodgings, and accommodations, and the property manager must have required state or local business licenses or permits.
    • The property manager must have authority to specify the rooms or units the guest or occupant will occupy.
    • No extra charge may be made for basic utilities.
    • Notice is not required for a guest or occupant to terminate occupancy of the room or unit, except as provided under Article 1 of Chapter 21 of Title 43.
    • The room or unit must not be the guest's or occupant's permanent residence.
    • The cited enactment concerns exemption from real-estate-broker licensing requirements; it is not a statewide authorization overriding local short-term-rental ordinances or private restrictions.

    maximum occupancy duration: < 90 days (The condition requires occupancy for less than 90 days.)

    “(a) Except as otherwise provided, this chapter shall not apply to: [...] (11) Any person who provides property management services on properties available for less than 90 days' occupancy by guests or occupants and meets all of the following conditions:”
  • county zoning authorityGeneral

    Georgia counties exercising zoning power over unincorporated areas within their territorial boundaries.

    • The Zoning Procedures Law confirms local-government zoning authority generally; it does not require a local government to exercise zoning power.
    • For counties, territorial boundaries are the unincorporated areas and certain areas defined in O.C.G.A. § 36-70-2(5.1).
    • County zoning ordinances and zoning decisions remain subject to the statutory minimum procedures, including public-hearing and notice requirements.
    • The statute defines zoning to include districting property for various uses, prohibiting other uses within zones or districts, and regulating development and improvement of real estate within those zones or districts.
    “While recognizing and confirming the authority of local governments to exercise zoning power within their respective territorial boundaries [...] “Local government” means any county or municipality”
  • county building authorityGeneral

    Georgia counties administering and enforcing state minimum construction codes, including residential construction in unincorporated areas.

    • Local governments must adopt reasonable administrative provisions for administering and enforcing state minimum standard codes.
    • Those administrative powers include inspecting buildings, employing inspectors and other personnel, requiring permits and establishing permit charges, and contracting with other local governments for code enforcement.
    • A local government may choose which mandatory state codes it locally enforces, but any mandatory code locally enforced must use the latest edition and DCA amendments.
    • Local amendments may not be less stringent than the state minimum code, must be based on local climatic, geologic, topographic, or public-safety factors, require legislative findings identifying the need, and must be submitted to DCA 60 days before proposed adoption.
    • Local amendments must be filed with DCA after adoption.
    “These powers include: [...] Requiring permits and to establishment charges for said permits; and Contracting with other local governments for code enforcement.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Camping on your land — Temporary camping outside specifically regulated recreational-vehicle occupancy.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in McIntosh County, Georgia

Is McIntosh County a good place to live off-grid or homestead?

McIntosh County scores 60/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 48.5″/yr rainfall with little drought.

Do you need a building permit in McIntosh County, Georgia?

McIntosh County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by McIntosh County Environmental Health, Georgia Coastal Health District (under GA DPH). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in McIntosh County?

Living in an RV on your own land in McIntosh County is limited to specific cases: Parking, storage, or occupancy of a recreational vehicle on private premises outside an RVP park. One unoccupied recreational vehicle may be stored in a private garage, accessory building, rear yard, or side yard if it belongs to the owner or lessee. One recreational vehicle may accommodate a nonpaying guest for no more than 15 days in any one year. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in McIntosh County, Georgia?

Land in McIntosh County runs about $2,056 per acre, based on the latest county data.

What is the water situation in McIntosh County?

McIntosh County gets about 48.5" of rain a year, with severe drought in roughly 11.7% of years.

How remote is McIntosh County?

A representative private-land location has about 48,247 people within a 30-minute drive and 2,644,643 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How McIntosh compares in Georgia

Compare side-by-side →See all 159 Georgia counties ranked →