Georgia leaves most of the checking to the buyer: in the Georgia REALTORS’ words, the state is seen as a buyer-beware state. So the due-diligence period in your contract is when the work gets done. Describe the home and this builder lists the checks that apply, in order, each with its source.
Decision tool · Checklist builder
Build the due-diligence list for one Dawson County home
Switch on what is true of the home you are looking at. The list adds the checks that apply, in the order you will need them, each with the rule or office behind it. Tick items off as you go; your list stays in this browser.
1 Before you make an offer
Answers you can get from public records in an evening.
A Dawsonville ZIP covers most of the county, so the address alone does not tell you. The city decides zoning and some services inside its limits.
Source: Census ZCTA-county file, checked Oct 19, 2026
Search by address or parcel number and click the parcel to see its zoning district.
Source: Dawson County zoning map, checked Oct 19, 2026
Owner, acreage, assessed value and sales history are in the county’s qPublic record.
Source: qPublic Dawson County, checked Oct 19, 2026
A sale resets the value the county works from, and the floating homestead cap starts over for a new owner.
Source: Dawson County Schools, checked Oct 19, 2026
The official flood maps can be searched by address.
Source: FEMA flood maps, checked Oct 19, 2026
Big Canoe straddles the Pickens and Dawson county line; the county decides the tax bill, schools and services.
Source: Big Canoe POA, checked Oct 19, 2026
Dawson County Schools registers students centrally and asks for two proofs of county residency.
Source: Dawson County Schools, checked Oct 19, 2026
2 During the due-diligence period
Georgia leaves most of the checking to the buyer, so use the time.
Georgia is seen as a buyer-beware state: a buyer generally cannot claim fraud over a problem ordinary, reasonable care would have found.
Source: Georgia REALTORS, checked Oct 19, 2026
Records of approved septic systems are kept at the county Environmental Health office; compare the permit with the bedrooms being sold.
Source: District 2 Public Health, checked Oct 19, 2026
751 Hwy 53 East, Suite 120, Dawsonville; 706-265-2930.
Source: District 2 Public Health, checked Oct 19, 2026
Georgia DPH recommends a bacteria test every year and a chemical screen including arsenic and lead every three years.
Source: Georgia DPH, checked Oct 19, 2026
The Etowah Water & Sewer Authority and the City of Dawsonville both provide water and sewer in the county; three power companies split it.
Source: City of Dawsonville, checked Oct 19, 2026
Private docks are allowed only where the Corps designates Limited Development shoreline.
Source: 36 CFR 327.30, checked Oct 19, 2026
A shoreline permit conveys no real estate rights or exclusive use of the shore.
Source: 36 CFR 327.30, checked Oct 19, 2026
The county requires a 50-foot undisturbed buffer along creeks, ponds, lakes, rivers and streams, 150 feet in watershed overlays.
Source: Dawson County Community Development, checked Oct 19, 2026
Farm and forest land can be under a 10-year covenant; know its terms before you change how the land is used.
Source: Dawson County Tax Assessor, checked Oct 19, 2026
New structures over 200 square feet, additions, pools, retaining walls over 4 feet and fences over 7 feet need county permits.
Source: Dawson County Community Development, checked Oct 19, 2026
Rentals under 30 days need a county permit before they are advertised: $350 new, $300 to renew.
Source: Dawson County STR, checked Oct 19, 2026
A new short-term rental permit needs a septic tank letter.
Source: Dawson County STR, checked Oct 19, 2026
Big Canoe limits gate access to owners, their guests and rental guests.
Source: Big Canoe POA, checked Oct 19, 2026
3 At closing and after
Deadlines that cost money if you miss them.
$1 per $1,000 of the sale price, paid before the deed is recorded.
Source: Georgia DOR, checked Oct 19, 2026
$1.50 per $500 of the loan, capped at $25,000 per note.
Source: Georgia DOR, checked Oct 19, 2026
A new owner must apply for a Shoreline Use Permit within 14 days or remove the facility within 30.
Source: 36 CFR 327.30, checked Oct 19, 2026
Applications are taken year-round but must be in by April 1 for that tax year, and must be made in person.
Source: Dawson County Tax Assessor, checked Oct 19, 2026
You must own and live in the home on January 1 to get a homestead exemption for that year.
Source: Georgia DOR homestead, checked Oct 19, 2026
Newcomers from out of state must buy a Georgia tag within 30 days of moving to Dawson County.
Source: City of Dawsonville, checked Oct 19, 2026
You have 45 days to appeal a new valuation, in writing.
Source: Dawson County Tax Assessor, checked Oct 19, 2026
A local agent can pull the septic record, the parcel’s zoning and the dock permit status with you before your due-diligence period runs out.
The offices you will call
Dawson County Tax Assessor
Values, homestead and exemptions · 25 Justice Way, Suite 1201
Phone 706-344-3590. Homestead applications in person, by April 1.
Source: Dawson County Tax Assessor, checked Oct 19, 2026
Dawson County Tax Commissioner
Tax bills and car tags · 25 Justice Way, Suite 1222
Phone 706-344-3520.
Source: Dawson County Tax Commissioner, checked Oct 19, 2026
Dawson County Community Development
Zoning, permits, short-term rentals · Unincorporated Dawson County
Phone 706-344-3604.
Source: Dawson County Community Development, checked Oct 19, 2026
Dawson County Environmental Health
Septic permits and records · 751 Hwy 53 East, Suite 120
Phone 706-265-2930. Georgia DPH District 2.
Source: District 2 Public Health, checked Oct 19, 2026
Dawsonville City Hall
City limits, city water and sewer · 415 Highway 53 East, Suite 100
Phone (706) 265-3256; Monday to Friday, 8:00 a.m. to 4:30 p.m.
Source: City of Dawsonville, checked Oct 19, 2026
Dawson County School District
Registration and schools · 28 Main Street
Phone 706-265-3246.
Source: Dawson County Schools, checked Oct 19, 2026