McDuffie County, GeorgiaPlat recorded 8/18/2026Off market
Thomson, GA 2-Lot Land-Home Package
Two recorded ±1.93-acre tracts inside the city limits · City water and sewer at the frontage · Double-wides permitted
The two tracts are not the same product. One builds along the road where the utilities are. The other builds toward the rear and carries the cost of getting there. They are priced accordingly.
Two recorded lots, in town, with the water and sewer already at the road.
The parent parcel was surveyed on July 31, 2026 and divided into two tracts of ±1.93 acres each. The plat was approved by the McDuffie County Planning Commission and recorded on August 18, 2026. Both are conforming lots of record inside the City of Thomson, and both front Forest Clary Drive.
City water and city sewer run at the frontage — no well, no septic, no perc test. The water tap is $1,750 and the sewer tap is $1,200, quoted by the City of Thomson. Manufactured homes are permitted, double-wides only; the city does not allow single-wides.
On August 21, 2026 the county's Community Development Director walked the property and issued a written determination that the ditches are stormwater conveyances, not state waters — no buffer, no special consideration. That frees the full depth between Forest Clary and the drainage for a home site.
The honest part, and the reason to read the rest of this page: a soil evaluation is underway to establish the seasonal high water table for footing purposes. Ground near the drainage is expected to be wet. That work will tell you where a home can sit on each tract, and we will publish the result either way.
Tract B
±1.93 ac$32,000
Tract A
±1.93 ac$18,000
Both
$45,0003.86 ac surveyed
Parent parcel
0T3200133.73 ac per tax record
Plat
Bk E2026 Pg0069Recorded 8/18/2026
Zoning
1RCity of Thomson
Water & sewer
City of ThomsonBoth at the frontage
Taxes
$543.33/yrParent parcel, current
The two tracts
Same acreage. Different deals.
The division runs perpendicular to Forest Clary, so both tracts have their own road frontage and neither is landlocked. What separates them is where the house goes — and that changes the cost of everything downstream.
Tract B · west · your right from the road
$32,000
Area±1.93 ac
Home sitsAlong the front
Utility runsShort
Water tap$1,750
Sewer tap$1,200
CulvertNot needed
Tract A · east · your left from the road
$18,000
Area±1.93 ac
Home sitsToward the rear
Utility runsExtended
Water tap$1,750
Sewer tap$1,200
CulvertExisting
Both together
$45,000
Area3.86 ac
Saving vs. separately$5,000
Price per acre$11,658
City tap fees, both$5,900
Land + taps, both$50,900
Tract B is the near-term build. The home sits in the band between the road and the drainage, close to the taps, and no crossing is required — which is why it needs no culvert. Tract A carries an existing culvert over the drainage, and that is what makes its rear buildable area reachable at all; the trade is a long run for sewer, water and power. For many buyers Tract A makes more sense as yard, privacy and a longer hold than as a second build site today. That is what the $18,000 reflects.
Investor underwriting
How each tract pencils, separately.
These are our figures, not yours — put on the page so there is something concrete to argue with. Line items separate what has been quoted or contracted from what is still an allowance, and the allowances are where an operator who does this weekly will beat us.
Tract B · home built along the front
Item
Estimate
Land
$32,000
New manufactured homeCurrent dealer pricing for a new double-wide
$90,000
Water + sewer tapsCity-quoted 8/12/2026
$2,950
Subtotal — quoted or contracted
$124,950
Clearing, pad, setup, electrical, drive, permitsShort utility runs — the home sits near the taps
$20,000 – $30,000
Preliminary project basis
$145,000 – $155,000
Tract A · home built toward the rear
Item
Estimate
Land
$18,000
New manufactured home
$90,000
Water + sewer taps
$2,950
Subtotal — quoted or contracted
$110,950
Extended sewer, water and power runsRoughly 500 ft to the rear buildable area. Rough industry ranges — bid locally.
$25,000 – $50,000
Clearing, pad, setup, drive, permitsExisting culvert already crosses the drainage
$15,000 – $25,000
Preliminary project basis
$151,000 – $186,000
$14,000 cheaper. $6,000–$31,000 more expensive.Tract A's land costs $14,000 less than Tract B's — and its project basis runs $6,000 to $31,000 higher, because the utilities have to travel. That is the entire reason the two tracts are not priced the same, and it is why we would not tell you to build both at once.
Neither figure is an all-in cost. Both are preliminary project bases subject to final site-development, utility, setup, financing and closing costs, and both assume a buildable home site that the soil evaluation has not yet confirmed. Home pricing of approximately $90,000 reflects current dealer pricing for a new double-wide and is not a contracted price.
The balance sheet
What makes this attractive, and what still needs proving.
What makes this attractive
City water and sewer at the frontage
No well, no septic, no perc test. Every comparable land-home package in this market carries one or both.
No stream buffer
The county walked the property and deemed the ditches stormwater conveyances, not state waters — no buffer, no special consideration, full depth available between the road and the drainage.
Two conforming lots of record
Surveyed, approved by the county planning commission, and recorded 8/18/2026.
Double-wides only
The city permits manufactured homes but does not allow single-wides — the completed home cannot be undercut by cheaper product moving in beside it.
Inside the city limits
Paved county road, power at the frontage, no HOA on record.
Two independent exits
Sell, build or hold each tract on its own timeline.
What still needs to be proven
Seasonal high water table
The open question, and the one being answered now. A soil evaluation is underway to establish depth to the seasonal high water table for footing purposes on both tracts.
Site and utility-run costs
Clearing, pad, fill, utility extension and setup all require final local bids.
Manufactured-home ARV
No closed new-manufactured comp exists inside Thomson city limits. See the market section.
Appraisal and financing
Verify the intended exit and financing structure are supportable for a completed manufactured home at this location.
Utilities
What the city told us, on the record.
Every line below came from a return call with the head of water and sewer for Thomson-McDuffie on August 12, 2026. None of it is a guess by us, and where he did not know, we say he did not know.
The gravity sewer main runs the full frontage of the parcel — confirmed on the city's own GIS. The two manholes near the property are both sanitary. Neither is storm.
Tony Daniel · Head of Water & Sewer, Thomson-McDuffie · 8/12/2026
Water tap
Verified
$1,750 for a ¾" meter, $1,950 for a 1". A 2" is available but was not priced. The main sits on the opposite side of Forest Clary — the city performs the bore and sets the meter on this side, inside the tap fee. Multiple taps are allowed with no capacity objection, which is what makes two homes possible here.
Sewer tap
Verified
$1,200 each. City policy: if a tap is purchased and a pre-existing lateral is later located, the city refunds the payment.
Gravity feed, with a permitted fallback
In progress
The city's recommendation is that a grinder pump is not needed here — a manufactured home sits elevated on its piers, which raises the outlet relative to the main. We are leaving this marked open only because the invert elevation is not yet in the city's GIS, so nothing has been physically shot. If one does turn out to be needed, a grinder is permitted to the connection point. A cost variable with a known ceiling, not a question of whether the property can be served.
Where the city's responsibility stops
Verified
The city runs both connections to the right-of-way. From the connection point to the structure is the owner's cost, water and sewer both. On Tract B that run is short. On Tract A it is roughly 500 feet, and it is priced as its own line in the underwriting above.
Tap fees are scheduled to increase
In progress
Stated plainly by the city. They did not have the new amount or the effective date. Treat the figures above as a floor, not a ceiling.
Diligence
What is settled, and what is still open.
We are mid-diligence and not hiding it. These items are why this is currently priced off market instead of listed with an agent.
I went over to the property this morning and walked around. There are a few items on the checklist that would be for the ditch being a stream, but there were more that were missing. I am deeming the ditches on this property to be stormwater conveyances, requiring no buffer or special consideration. I would once again strongly advise against changing or removing them.
Brett Parsons, PE · Community Development Director, Thomson-McDuffie County · 8/21/2026
Verified Confirmed with the city or county
In progress Actively being confirmed now
Buyer verifies We have not confirmed it
Survey and recorded plat
Verified
Surveyed July 31, 2026 by John A. McGill, Georgia RLS #1753, job 2026-2730. Approved by the McDuffie County Planning Commission on August 18, 2026 and recorded the same day at Bk E2026 Pg0069, McDuffie County Superior Court. Both tracts are ±1.93 acres and are conforming lots of record. Note that the plat carries no topography, no creek location and no flood zone.
Seasonal high water table
In progress
This is the open question, and it is being answered now. A soil scientist is boring both tracts to establish depth to the seasonal high water table for footing purposes — read from redoximorphic features rather than today's free water level, since late summer is the annual low. Holes are sited in Tract B's front band and in Tract A's front and rear. NRCS maps the parent parcel as roughly 63% Wehadkee, 7% Worsham and 30% Altavista, so wet ground near the drainage is expected. We will publish the result either way.
Worth knowing while that is pending: the county's position is that a high water table does not preclude footings — it is a concrete mix-design question, and footings address the soft-ground problem that piers alone would face. That is the Community Development Director's read, and he is a licensed PE who poured bridge concrete underwater for GDOT.
Stream buffer — no buffer required
Verified
The Community Development Director walked the property on August 21, 2026 and issued a written determination: the ditches are stormwater conveyances, not state waters, requiring no buffer or special consideration. That removes the 25-foot undisturbed buffer question entirely and frees the full depth between Forest Clary and the drainage. The ditches must be left in place — the county advised strongly against altering or removing them, and nothing in the plan requires it.
Manufactured homes as a permitted use
Verified
Manufactured homes are permitted here — double-wides only. The city does not allow single-wides. Zoning is 1R. Buyers should still confirm setbacks and any appearance standards, such as foundation type or minimum roof pitch, directly with the county.
Homeowners association
In progress
No HOA appears on the county record and none is known to us. One third-party data aggregator flags this parcel as sitting inside an HOA, which we believe is a mapping artifact rather than a recorded covenant — but we are confirming against the recorded documents and will state the answer either way. Raised here because a buyer running the same data will see the same flag.
Permitting — no land disturbance permit, no soil report
Verified
Confirmed with the county on August 20, 2026. Residential land disturbance is folded into the building permit — a standalone land disturbance permit is only triggered by commercial work or by disturbing more than an acre, neither of which applies to a single home site. And no soil report is required to permit the foundation; the manufacturer's installation template is submitted with the building permit and reviewed by the county.
Site clearing and fill
Buyer verifies
Both tracts are wooded. Clearing, pad prep and any fill required to reach a competent bearing surface are real line items and they sit inside the allowances above, not outside them. Bid locally.
Flood
Buyer verifies
The recorded plat states that flood zone information is not shown on the survey. No mapped flood zone appears on the parcel in third-party mapping, but we have not obtained a FEMA determination. Verify independently.
Property taxes
Buyer verifies
The current bill on the parent parcel is $543.33 a year. Millage is 30.19 for Thomson District 02 and the record shows no homestead exemption. Georgia assesses at 40% of fair market value, so a sale would likely trigger reassessment. A separate fire fee applies, and the tracts will be billed separately once the split is reflected on the tax roll.
The market
Start with what you don't have to spend.
None of the comparables have sewer.Every competing land-home package in this market is on septic, and one carries a new well as well. These tracts have city water and city sewer at the frontage — a $1,750 water tap and a $1,200 sewer tap instead of a well at $8,000–$15,000 and a septic system at $8,000–$12,000. Roughly $13,000–$24,000 per lot that never leaves your pocket, no perc test to fail, and no drain field taking up usable ground.
That lands before any comparable does, because it is a cost your competition carries and you do not. There are two ways to take it: build the same house for less and keep the margin, or put the savings into the home and deliver more house at the same price. Either way you enter this market from a lower basis than every package listed below.
And the model is demonstrably working here. A brand-new manufactured home on ~3 acres in Dearing closed at $307,500 on 5/1/2026 — listed and sold at the same number, under contract in 17 days. Two more packages are on the market now in the high 200s.
Manufactured land-home packages · McDuffie and Burke Counties · public listing and MLS data
Property
Status
Sq ft
Acres
$/sq ft
Price
3116 Mitchner Road ExtDearing · McDuffie County · 5 bd / 3 ba, built 2026 Two separate lots sold together · public water + septic
Sold 5/1/26Listed 3/10 · pending in 17 days · 100% of ask
2,200
±3.0
$140
$307,500
152 Keys LnHephzibah · Burke County · 5 bd / 3 ba, built 2026 New well + septic
Active85 days · $10,000 buyer incentive
2,300
1.0
$117
$269,900
0 Radford CulbrethDearing · McDuffie County · package price range Septic
Active
—
2.0
—
High 200s
The top row is the most relevant number on this page. A brand-new manufactured home on land, in this county, listed and closed at the same $307,500 with only 17 days to contract — and it sold as two separate lots together, the same structure offered here.
Stated plainly: those comparables sit in Dearing and Burke County rather than Thomson city limits, and they are larger homes than the one underwritten here. One closed sale is a data point, not a comp set — which is exactly why the exit range used on this page is set well below it.
Comp interpretation
The stick-built market sets the broader price environment for new housing in Thomson. Current new construction is offered around the $228K–$250K+ range, while recent sales include substantially higher prices.
A new manufactured double-wide on ~1.93 acres would enter the market at a materially lower price point than much of the competing new construction. The thesis is not that a manufactured home should be valued identically to a stick-built home — it is that a new, permanently installed double-wide with acreage and city utilities may offer a compelling price/value proposition to the local buyer pool, in a city that does not permit single-wides so the surrounding product cannot drift downmarket. Buyer should independently verify this thesis.
Recently sold · stick-built · Thomson, GA 30824 · public listing data, August 2026
Address
Bd / ba
Sq ft
$/sq ft
Sold
2033 April Dawn Trl
5 / 3
3,050
$102
$310,000
2057 April Dawn Trl
3 / 3
1,795
$146
$262,000
Currently for sale · stick-built · same market · new construction unless noted
Listing
Bd / ba
Sq ft
$/sq ft
Asking
596 O'Neal StBuilt 2026, 0.25 ac lot
3 / 2
1,306
$175
$227,900
The Julep PlanEssence at Camellia Park
3 / 2
1,347
$174
$234,900
The Irving PlanEssence at Camellia Park
3 / 2
1,725
$145
$249,900
2015 April Dawn Trl
4 / 3
2,224
$126
$279,575
1016 Debutant Dr
5 / 3
2,295
$135
$309,900
Two of the active listings are production plans from a national homebuilder actively selling in Thomson. That signal is worth more than any single comp: a builder with real underwriting has decided this town absorbs new houses.
Exit strategy
Sale of a completed land-home package to an owner-occupant.
Preliminary target: $180,000–$200,000 per completed home. That sits 35%–41% below the $307,500 that a new manufactured home on land actually closed for in this county in May 2026 — deliberately conservative, for a smaller home on a smaller lot, priced to move rather than to test the ceiling.
Tract B is the near-term build. Tract A's higher project basis means its exit needs to clear a higher number, or it makes more sense held, used as yard and privacy by the Tract B owner, or built later once the front is proven.
There is no closed new-manufactured comp inside Thomson city limits. Validate the exit using:
Regional manufactured-home sales
Local manufactured-home dealer / retailer feedback
Local Realtor opinion
Appraisal guidance
Current competing new construction
Rental market analysis
The property
Wooded, in town, with pavement and a manhole at the frontage.
Aerials flown July 2026, oriented as you would see the property standing on Forest Clary. The yellow outline is the parcel boundary and the dashed line is the recorded division — both are illustrative overlays, not a substitute for the recorded plat at Bk E2026 Pg0069.
Overhead, with the recorded division shown. Forest Clary runs along the bottom of this frame, so you are seeing the property as you would from the road — Tract A on the left (east, adjoining Neal), Tract B on the right (west, adjoining Hancock, Garrison and Kent). Both run from the road back to the rear boundary; neither is landlocked.Frontage on Forest Clary. The manhole in the roadway is one of the two sanitary manholes the city confirmed at this property.Mature pine along the frontage — the band where a Tract B home would sit.Paved, striped county road — not a dirt easement. Power runs the frontage.Adjoining use is existing single-family homes on comparable lots.Looking across Thomson. The property sits inside the city limits and the city utility service area, which is the whole reason a sewer connection is possible at these numbers.
Who this is for
An operator who can execute the land-home strategy.
Best suited to an investor or operator who already understands manufactured-home development and can efficiently control home acquisition, delivery, setup, site preparation, utility connections, electrical, permitting, financing and retail disposition.
This is not a passive land investment. The value is created by converting low-basis land into a finished residential product. The ideal buyer is a manufactured-home retailer, land-home operator, or an investor who can bring that capability to the deal.
Where it stands
The property is under contract from the owner of record, M & S Swann Properties LLC — which is what you will see if you pull the parcel. The survey is complete and the plat is recorded. We are finishing a soil evaluation and a short list of diligence items, and showing it off market before it lists. Closing can be an assignment or a simultaneous close, whichever suits you.
We want the buyer to independently verify four things:
The seasonal high water table and buildable footprint
Site-development and utility-run costs
Completed-home resale value
Financing and appraisal feasibility
TERMS
$45,000 both · $32,000 Tract B · $18,000 Tract ABoth tracts to one buyer is the better price and the intended structure.
ACCESS
Walk it any timeFrontage is public road — you can see both tracts end to end from Forest Clary without an appointment. Wear long pants. The county noted poison ivy is heavy until the site is cleared.
CLOSING
Assignment or simultaneous closeAttorney closing, Georgia. Proof of funds requested before we take it off the market.
