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Buying land in Chatham County, Georgia: what to check

Chatham County covers 433 square miles of land and 197 of water in Georgia, with about 307,336 residents in 2024 (up 4.1% since 2020). The 2020 Census counted 56% of its land as rural and 97% of residents as living in urban areas. Farms operate 2.8% of the county's land. Below: how much of Chatham County floods, what its soils allow, what farmland is worth and how often it's in drought, from free public data with every source linked.

Check a location in Chatham CountySee a sample report

Chatham County at a glance

In the 100-year floodplain

10%

Above the state's county median (3.9%)

FEMA National Risk Index

Hydric (wetland-type) soils

62%

Above the state's county median (7.6%)

USDA NRCS Web Soil Survey (SSURGO)

Soils very limited for septic

100%

USDA NRCS Web Soil Survey (SSURGO)

Farm land value, 2022

$4,753/acre

Above the state's county median ($4,133)

USDA NASS, 2022 Census of Agriculture

Weeks in severe drought

13%

Share of weekly maps, 2021–2026

U.S. Drought Monitor county statistics

Land classed rural

56%

Census 2020 Census urban and rural classification

What to check before buying land in Chatham County

Ordered by what Chatham County's numbers point to. Every parcel differs, so treat this as where to look first.

  1. 1.Put flood checks first in Chatham County

    10% of the county's area is in the 1%-annual-chance (100-year) floodplain FEMA's National Risk Index uses for inland flooding; 3.5% is exposed to coastal flooding; 53% of its mapped soils flood occasionally or frequently.

    Look up the FEMA flood zone at the pin, not the parcel's address. If any of the land is in zone A or V, price flood insurance before you offer, ask for an elevation certificate, and check whether the access road floods too.

    Guide: Flood zones before buying land

  2. 2.Expect wetlands; map them before you plan

    About 62% of Chatham County's mapped soils are hydric (formed under saturated conditions, a federal wetland indicator) and 67% are poorly or very poorly drained (USDA SSURGO).

    Open the National Wetlands Inventory mapper at the parcel. Filling or draining a wetland can need a Clean Water Act Section 404 permit, and wet ground limits septic fields and building pads.

    Guide: Wetlands on land for sale

  3. 3.Budget for a perc test and maybe an engineered septic

    USDA rates 100% of Chatham County's mapped soils "very limited" for conventional septic absorption fields and 0% "not limited".

    Without city sewer you need a septic permit from the county or state health department. Make the offer contingent on a passing soil or perc test; mound and aerobic systems can cost several times a conventional one.

    Guide: Perc tests and septic systems

  4. 4.Check wildfire exposure and insurance

    FEMA rates Chatham County's wildfire risk relatively moderate, and 2.7% of the county's area is in the wildfire exposure zone the National Risk Index uses.

    Ask an insurer for a quote early; some carriers won't write new policies in high-hazard areas. Check access for fire trucks, nearby fire stations and the vegetation around the building site.

    Guide: Wildfire risk for rural land

  5. 5.Find out where the water comes from

    At least half of Chatham County was in severe drought (D2) or worse in 13% of the 262 weekly U.S. Drought Monitor maps from 2021 to 2026.

    Ask whether the land has a public water connection, an existing well (and its log and yield), or neighbors' well depths from the state well database. For a new well, check permits and typical depth with the state agency first.

    Guide: Wells, public water and water rights

  6. 6.Sanity-check the price per acre

    Farm real estate in Chatham County averaged $4,753 an acre including buildings in the 2022 Census of Agriculture, and 16% of its mapped soils are prime or of statewide importance.

    Compare the asking price with recent sales of similar tracts, not the county average, which mixes cropland, pasture, timber and homesites. If an ag tax valuation applies, ask what the rollback taxes would be if you change the use.

    Guide: Land due diligence checklist

Flood zones, wetlands and water in Chatham County

Area in the 1%-annual-chance (100-year) floodplain
10%, 31st highest of 159 in Georgia FEMA National Risk Index
Area exposed to coastal flooding
3.5% FEMA National Risk Index
Mapped soils that flood occasionally or frequently
53% USDA NRCS Web Soil Survey (SSURGO)
Hydric soils (a federal wetland indicator)
62% USDA NRCS Web Soil Survey (SSURGO)
Poorly or very poorly drained soils
67% USDA NRCS Web Soil Survey (SSURGO)
Surface water (lakes, rivers, reservoirs)
197 sq mi Census 2024 Gazetteer Files
Drought on 2026-10-27
24% moderate or worse, 0% severe or worse U.S. Drought Monitor county statistics

The floodplain share is the area FEMA's National Risk Index counts as exposed to inland flooding, mostly mapped 100-year flood zones. It says how common flood-prone land is in Chatham County, not whether a given parcel floods. For that, look up the zone at your exact point on the FEMA Flood Map Service Center or run the free check.

Soils and terrain

Prime farmland
under 1% USDA NRCS Web Soil Survey (SSURGO)
Farmland of statewide importance
15% USDA NRCS Web Soil Survey (SSURGO)
Average slope over 15%
0% USDA NRCS Web Soil Survey (SSURGO)
Very limited for septic absorption fields
100% USDA NRCS Web Soil Survey (SSURGO)
Not limited for septic absorption fields
0% USDA NRCS Web Soil Survey (SSURGO)

Shares of Chatham County's soil-surveyed land (about 280,463 acres, open water excluded), using each map unit's dominant condition in USDA's SSURGO soil survey. Soils change within a few hundred feet, so the soil at your building site is what matters.

Farms and land use

Farms (2022)
41 USDA NASS, 2022 Census of Agriculture
Share of the county's land in farms
2.8% USDA NASS, 2022 Census of Agriculture
Average farm size
189 acres (median 28) USDA NASS, 2022 Census of Agriculture
Average value of land and buildings
$4,753 per acre, 63rd highest of 159 in Georgia USDA NASS, 2022 Census of Agriculture
Cropland
5,155 acres USDA NASS, 2022 Census of Agriculture
Pasture and rangeland
743 acres USDA NASS, 2022 Census of Agriculture
Woodland on farms
853 acres USDA NASS, 2022 Census of Agriculture
Irrigated land
121 acres USDA NASS, 2022 Census of Agriculture

Natural hazard ratings

FEMA's National Risk Index rates each hazard for Chatham County relative to every other U.S. county. Overall risk: Relatively High.

  • Coastal floodingVery High
  • HurricaneVery High
  • LightningRelatively High
  • EarthquakeRelatively Moderate
  • Heat waveRelatively Moderate
  • River and inland floodingRelatively Moderate
  • Strong windRelatively Moderate
  • TornadoRelatively Moderate
  • WildfireRelatively Moderate
  • Winter weatherRelatively Moderate
  • DroughtRelatively Low
  • HailRelatively Low
  • LandslideVery Low

FEMA National Risk Index, December 2025

Questions about buying land in Chatham County

How much of Chatham County, GA is in a flood zone?

About 10% of Chatham County's area is in the 1%-annual-chance (100-year) floodplain used by FEMA's National Risk Index (December 2025), 31st highest of 159 counties in Georgia. Another 3.5% is exposed to coastal flooding. Whether a given parcel is in a flood zone depends on its exact location, so check the FEMA map at your pin.

How much does land cost per acre in Chatham County?

The 2022 Census of Agriculture put the average value of farm land and buildings in Chatham County at $4,753 an acre, 63rd highest of 159 counties in Georgia (the median Georgia county was $4,133). It's a self-reported average across farms, so small homesites and recreational tracts often sell for more per acre.

Will a septic system work on land in Chatham County?

Often, but test first. USDA soil surveys rate 100% of Chatham County's mapped soils very limited for conventional septic absorption fields, usually because of wetness, slow permeability, shallow rock or flooding. A perc or soil test on the parcel decides what system the health department will permit.

Is there good farmland in Chatham County?

under 1% of Chatham County's mapped soils are prime farmland, 0% are prime only if drained, irrigated or protected from flooding, and 15% are farmland of statewide importance (USDA SSURGO). The 2022 Census of Agriculture counted 41 farms averaging 189 acres.

How often is Chatham County in drought?

Since 2021, at least half of the county was in severe drought or worse in 13% of weekly U.S. Drought Monitor maps, and in extreme drought in 4.6%. On 2026-10-27, 24% of the county was in moderate drought or worse.

Can I check a specific property in Chatham County?

Yes. Enter the address or drop a pin anywhere in Chatham County on the free check. It shows which checks return data at that exact point, and the full report costs $29: flood zone, slope, soils, wetlands, roads, power lines, wildfire and more, each with its source. It is a screen of public maps, not a survey, title search or perc test.

Check the parcel, not just the county

County numbers tell you what to look for. The free check looks at your exact point in Chatham County: flood zone, slope, soils, wetlands, roads, power and more. The full report is $29.

Check a location in Chatham County

What these numbers can't tell you

  • County shares describe Chatham County as a whole; a parcel can be entirely in or out of a flood zone, wetland or poor soil.
  • It doesn't look at the whole parcel, its boundaries, title, easements, zoning or permits.
  • It isn't a survey, appraisal, elevation certificate, soil or perc test, or Phase I environmental site assessment.
  • It can't see local distribution power lines, driveways, legal access, wells or mineral rights.
  • Maps lag behind the ground, and distances are straight-line, not driving distance.

Sources and vintages

Summarized per county by our build script on 2026-10-31. County figures cover the whole county; checks on the report are at your point.