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Buying land in Long County, Georgia: what to check

Long County covers 400 square miles of land and 3 of water in Georgia, with about 20,439 residents in 2024 (up 26.5% since 2020). The 2020 Census counted 99% of its land as rural and 20% of residents as living in urban areas. Farms operate 6.7% of the county's land. Below: how much of Long 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 Long CountySee a sample report

Long County at a glance

In the 100-year floodplain

1.9%

Below the state's county median (3.9%)

FEMA National Risk Index

Hydric (wetland-type) soils

66%

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

$4,019/acre

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

USDA NASS, 2022 Census of Agriculture

Weeks in severe drought

12%

Share of weekly maps, 2021–2026

U.S. Drought Monitor county statistics

Land classed rural

99%

Census 2020 Census urban and rural classification

What to check before buying land in Long County

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

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

    About 66% of Long County's mapped soils are hydric (formed under saturated conditions, a federal wetland indicator) and 63% 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

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

    USDA rates 100% of Long 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

  3. 3.Put flood checks first in Long County

    1.9% of the county's area is in the 1%-annual-chance (100-year) floodplain FEMA's National Risk Index uses for inland flooding; under 1% is exposed to coastal flooding; 38% 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

  4. 4.Confirm legal road access and power

    The 2020 Census classified 99% of Long County's land area as rural.

    Rural tracts are often sold without recorded access or a power line nearby. Get the title company to confirm a recorded easement or public road frontage, and ask the electric co-op what a line extension costs.

    Guide: Road access and landlocked land

  5. 5.Find out where the water comes from

    At least half of Long County was in severe drought (D2) or worse in 12% 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 Long County averaged $4,019 an acre including buildings in the 2022 Census of Agriculture, and 17% 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 Long County

Area in the 1%-annual-chance (100-year) floodplain
1.9%, 28th lowest of 159 in Georgia FEMA National Risk Index
Area exposed to coastal flooding
under 1% FEMA National Risk Index
Mapped soils that flood occasionally or frequently
38% USDA NRCS Web Soil Survey (SSURGO)
Hydric soils (a federal wetland indicator)
66% USDA NRCS Web Soil Survey (SSURGO)
Poorly or very poorly drained soils
63% USDA NRCS Web Soil Survey (SSURGO)
Surface water (lakes, rivers, reservoirs)
3 sq mi Census 2024 Gazetteer Files
Drought on 2026-10-27
0% 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 Long 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
16% 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 Long County's soil-surveyed land (about 250,141 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)
94 USDA NASS, 2022 Census of Agriculture
Share of the county's land in farms
6.7% USDA NASS, 2022 Census of Agriculture
Average farm size
182 acres (median 52) USDA NASS, 2022 Census of Agriculture
Average value of land and buildings
$4,019 per acre, 75th lowest of 159 in Georgia USDA NASS, 2022 Census of Agriculture
Cropland
6,403 acres USDA NASS, 2022 Census of Agriculture
Pasture and rangeland
2,384 acres USDA NASS, 2022 Census of Agriculture
Woodland on farms
6,880 acres USDA NASS, 2022 Census of Agriculture
Irrigated land
269 acres USDA NASS, 2022 Census of Agriculture

Natural hazard ratings

FEMA's National Risk Index rates each hazard for Long County relative to every other U.S. county. Overall risk: Very Low.

  • HurricaneRelatively Low
  • Heat waveRelatively Low
  • LightningRelatively Low
  • Coastal floodingVery Low
  • DroughtVery Low
  • EarthquakeVery Low
  • HailVery Low
  • River and inland floodingVery Low
  • LandslideVery Low
  • Strong windVery Low
  • TornadoVery Low
  • WildfireVery Low
  • Winter weatherVery Low

FEMA National Risk Index, December 2025

Questions about buying land in Long County

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

About 1.9% of Long County's area is in the 1%-annual-chance (100-year) floodplain used by FEMA's National Risk Index (December 2025), 28th lowest of 159 counties in Georgia. Another under 1% 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 Long County?

The 2022 Census of Agriculture put the average value of farm land and buildings in Long County at $4,019 an acre, 75th lowest 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 Long County?

Often, but test first. USDA soil surveys rate 100% of Long 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 Long County?

under 1% of Long County's mapped soils are prime farmland, 0% are prime only if drained, irrigated or protected from flooding, and 16% are farmland of statewide importance (USDA SSURGO). The 2022 Census of Agriculture counted 94 farms averaging 182 acres.

How often is Long County in drought?

Since 2021, at least half of the county was in severe drought or worse in 12% of weekly U.S. Drought Monitor maps, and in extreme drought in 8%. On 2026-10-27, 0% of the county was in moderate drought or worse.

Can I check a specific property in Long County?

Yes. Enter the address or drop a pin anywhere in Long 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 Long County: flood zone, slope, soils, wetlands, roads, power and more. The full report is $29.

Check a location in Long County

What these numbers can't tell you

  • County shares describe Long 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.