The Houston County Board of Commissioners voted 3 to 1 on April 7, 2026 to rezone 346 acres along Elko Road from R-AG, the county's agricultural residential district, to R-1, its single-family residential district, according to 13WMAZ. The developer told commissioners the property would be subdivided regardless of the vote and requested R-1 zoning specifically to restrict mobile homes and livestock, both of which the county's ordinance permits under R-AG but not R-1. The plan calls for roughly 240 homes on 2-acre lots.
More than 50 residents attended the meeting to oppose the request, with road infrastructure the primary concern. Elko is an unincorporated community of roughly 1,500 people in south Houston County between Perry and Hawkinsville, and a subdivision of 240 homes would represent a large addition to a community that size. The vote was not unanimous; one commissioner voted against the rezoning.
The rezoning is notable for what the developer conceded. Under Houston County's ordinance, R-AG already allows single-family homes, so the property could have been subdivided without a zoning change. The R-1 request was about restricting what neighbors could do with their lots rather than about permission to build. That distinction matters for buyers, because it means the future subdivision will carry the tighter use limits of R-1 on lots large enough that the R-AG limits would otherwise have applied.
R-AG Versus R-1 in Houston County
Use | R-AG (agricultural residential) | R-1 (single-family residential) |
Single-family homes | Permitted | Permitted |
Manufactured or mobile homes | Permitted under county code | Not permitted |
Livestock | Permitted with conditions | Not permitted |
Typical setting | Farmland, large tracts, rural residential | Subdivisions |
The practical effect of the change is that the future Elko Road subdivision will be a residential-only neighborhood with covenants and zoning that exclude manufactured housing and animals, on lots that are far larger than the county's typical subdivision lot. That combination, acreage with subdivision rules, is the product the developer is building toward.
How Elko Fits the South Houston County Market
Elko sits south of Perry along Highway 41 and Elko Road, in the portion of Houston County that Central Georgia MLS reports as Perry and South Houston County. That reporting area recorded 35 closings at a $290,000 median in August 2026, with 19 of the 35 financed through VA, FHA or USDA programs. USDA rural development loans, which require no down payment and are limited to eligible rural areas, are available in parts of south Houston County that do not qualify closer to Warner Robins, which is one reason the area draws first-time buyers.
Market | August 2026 median | Closings | Days on market |
Perry and South Houston County | $290,000 | 35 | 40 |
Kathleen | $376,000 | 24 | 35 |
Bonaire | $359,154 | 43 | 52 |
Warner Robins | $228,000 | 69 | 36 |
Neighboring Byron | $275,000 | 25 | 41 |
Central Georgia MLS, August 2026. Elko closings report within the Perry and South Houston County area.
Does the Elko Rezoning Affect My Property Value?
For existing owners along Elko Road and the surrounding roads, the rezoning replaces agricultural neighbors with a residential subdivision on 2-acre lots. The homes, when built, will establish new comparable sales in an area that has had few, which tends to support values for existing homes on acreage. The road capacity concerns residents raised are real and would be addressed, if at all, through the county's capital improvement plan, which is funded largely through SPLOST.
What I tell owners near Elko is that the developer's own statement is the most useful fact in the story. The homes were coming either way; the vote decided the rules they come with. An owner who wanted the area to stay agricultural lost that outcome before the meeting. An owner who wants to sell in the next several years gained a set of new construction comps on large lots, which is a category south Houston County has lacked.
Should I Buy a 2-Acre Lot Home in South Houston County?
Acreage lots in a zoned subdivision offer space without the uncertainty of a neighboring tract that could be used for livestock or manufactured housing, which is the product the Elko Road project is designed to deliver. The trade-offs are distance and infrastructure: Elko is roughly 10 miles south of Perry, farther from Robins Air Force Base than any of the county's other markets, and served by county roads that residents have already identified as a constraint. Water and sewer availability on large lots should be confirmed parcel by parcel, since septic systems are common on acreage.
From my side, the buyer this project serves is the one who has been waiting for acreage with subdivision rules south of Perry and has been looking at Sugar Creek or at raw land. Neither the price nor the timeline has been published, and single-sourced projects at the rezoning stage routinely change before the first lot is sold. Watch for the preliminary plat at the Houston County Planning Commission, because that is where lot counts, road layout and utilities become fixed.
Frequently Asked Questions
What was approved for Elko Road in Houston County?
On April 7, 2026 the Houston County Board of Commissioners voted 3 to 1 to rezone 346 acres along Elko Road from R-AG to R-1, according to 13WMAZ. The developer plans a subdivision of about 240 homes on 2-acre lots. The rezoning changes the permitted uses on the property; it does not by itself approve a plat or a construction schedule.
Why did the developer want R-1 zoning if homes were already allowed?
Houston County's R-AG district permits single-family homes, so the property could have been subdivided under its existing zoning. The developer told commissioners the subdivision was coming regardless and requested R-1 zoning to prohibit mobile homes and livestock, which R-AG allows and R-1 does not, giving the future neighborhood residential-only use restrictions.
Where is Elko, GA?
Elko is an unincorporated community of roughly 1,500 people in south Houston County, Georgia, located south of Perry along Highway 41 and Elko Road toward Hawkinsville. Residents pay Houston County and Houston County Board of Education property taxes with no city levy, and the area is served by the Houston County School District.
How many people opposed the Elko rezoning?
13WMAZ reported that more than 50 residents attended the April 7, 2026 commission meeting to oppose the rezoning, with road infrastructure as the primary concern. The vote passed 3 to 1.
What is the difference between R-AG and R-1 zoning in Houston County?
R-AG is Houston County's agricultural residential district and permits single-family homes along with uses such as manufactured homes and livestock under the county code. R-1 is the single-family residential district and does not permit manufactured homes or livestock. Minimum lot standards vary by district and by utility availability and should be confirmed with the county.
How big are the lots in the planned Elko subdivision?
The developer described the plan as roughly 240 homes on 2-acre lots across 346 acres, per 13WMAZ. Lot sizes become fixed at the preliminary plat stage before the Houston County Planning Commission, and buyers should rely on the recorded plat rather than the rezoning description.
When will homes be built in Elko?
No construction timeline or pricing has been published. Rezoning is the first step; a preliminary plat, infrastructure approvals and final plat follow before lots can be sold. Projects at this stage routinely change in scope and schedule.
Are there other acreage subdivisions in south Houston County?
Yes. Perry's Sugar Creek community offers 2-acre lots in south Houston County, and acreage outside the Perry city limits along Highway 41, Highway 224 and the Elko area has historically sold as raw land or individual homesites. The Elko Road project would add a large, zoned acreage subdivision to that inventory.
Can I use a USDA loan to buy in Elko?
USDA Rural Development loans are limited to eligible rural areas and income limits, and portions of south Houston County have historically qualified where areas closer to Warner Robins do not. Eligibility is determined by address on the USDA eligibility map and should be confirmed with a lender. In August 2026, USDA financing accounted for one closing in the Perry and South Houston County reporting area.
What is the home price in south Houston County?
The Central Georgia MLS Perry and South Houston County reporting area, which includes Elko, recorded 35 residential closings at a $290,000 median in August 2026 with 40 average days on market. Nineteen of the 35 closings were financed through VA, FHA or USDA programs.
Who will provide water and sewer to the Elko subdivision?
Utility provision for the project has not been published. Large-lot subdivisions in unincorporated Houston County commonly rely on county water where available and individual septic systems, and the county adopted a new water connection fee schedule for new construction in 2026. Utility availability should be confirmed parcel by parcel at the plat stage.
How do I follow the Elko project through the county?
The Houston County Board of Commissioners publishes meeting minutes on houstoncountyga.gov, and the Houston County Planning Commission reviews preliminary and final plats. The April 7, 2026 commission minutes document the rezoning vote, and subsequent plat submissions for the Elko Road property will appear on planning commission agendas.
About the Author
William Walton-Dean is a licensed REALTOR® with Walton Dean Realty, operating under Real Broker LLC, serving buyers and sellers across Houston County, Georgia, including Perry, Warner Robins, Bonaire, Kathleen, Byron, and the surrounding Middle Georgia housing market. Known for a data-driven, hyper-local approach and deep expertise in the military and PCS relocation market around Robins Air Force Base, he helps buyers and sellers at every price point make clear, confident decisions backed by real market insight.
📱 478-371-7069
Walton Dean Realty | Real Broker LLC
Buying or Selling in Perry or South Houston County? Let's Talk
Acreage with subdivision rules is the product south Houston County has been missing, and the Elko Road project is the first large one. If you own land or a home out there, or you have been waiting for a 2-acre lot near Perry, reach out and I will keep you ahead of the plat.
William Walton-Dean | Walton Dean Realty
📱 478-371-7069
A More Strategic Approach to Real Estate
Disclaimer: This article is provided for general informational purposes only and does not constitute real estate, legal, tax or financial advice. Figures reflect the reporting periods, sources and reporting areas stated and are subject to change. Public meeting dates, proposals, votes and project timelines are subject to revision by the governing bodies involved and should be confirmed directly with the applicable agency before relying on them. Consult a licensed REALTOR®, attorney or tax professional regarding your specific situation. Walton Dean Realty operates under Real Broker LLC. Equal Housing Opportunity
