Week of Oct 21, 2025
⏱ The 60-Second Take
Most meaningful zoning approval/denial: REZ2025-00021 (Moon Road) — Planning Commission action: DENIAL (7–1) of an 87-home subdivision request.⁶
Biggest infrastructure movement: Lilburn Resolution 2025-14 — City advanced $2.69M (incl. $966,232 loan) to the Downtown Development Authority for First & Main site development.⁸
One housing supply shift: REZ2025-00024 (1855 Satellite Blvd) — Planning Commission action: APPROVE w/ conditions (8–0) for 306 apartments.⁶
One key date: BOC Public Hearing — Tue, Oct 28, 2025 (7:00 PM) (UDOA + rezonings including REZ2025-00021, -00024, -00026 on the agenda).⁷
Why it matters: The data suggests the market is shifting from “scarcity” to “selection”: median listing price $450,995 is down ~2.01% YoY, while active listings are up ~21.48% YoY and DOM is 56.5.¹²³⁵ In that environment, pricing and condition do more work—and entitlement outcomes become a client-facing story again (what gets approved, what gets stopped, and what hits the BOC calendar next).⁶⁷ Signals point to micro-markets diverging: some pockets loosen quickly, while areas with constrained for-sale pipeline can hold firmer even as overall negotiation room expands.
🟦 NORTH GWINNETT
Suwanee • Buford • Sugar Hill • Duluth • Peachtree Corners
📸 Market Pulse Snapshot
Market Pulse Sep/2025: Median Listing: $450,995 (YoY -2.01%)¹²
DOM: 56.5³
Inventory (Active listings): 3,351⁴
North Gwinnett positioning (rule-of-thumb +15–20%): ~$519K–$541K¹
🚦 Market Signal
With inventory up and price growth cooling, negotiation power is less automatic—but entitlement signals suggest new for-sale supply can still be constrained, which tends to protect “A-location” pricing longer.¹²⁵⁶
1️⃣ Moon Road (87 homes)
What: Rezoning R-100 → R-60 for an 87-unit single-family detached subdivision.
Where: 2725 and 2700 block of Moon Road (Tax Parcels R5166 001 & 028).
Jurisdiction: Gwinnett County
Stage: Planning Commission action: DENIAL (7–1); scheduled for BOC Public Hearing Oct 28, 2025.⁶⁷
Why it matters: This is a direct supply-constraint signal for for-sale product—useful when buyers ask “how much new inventory is coming?” and when sellers push back on aggressive discount expectations.⁶
Next: BOC Public Hearing — Oct 28, 2025 (7:00 PM).⁷
Source:⁶⁷
2️⃣ Unified Development Ordinance update (policy lever)
What: Countywide UDO amendment to update regulations (best practices, illustrations, code consistency).
Where: Countywide
Jurisdiction: Gwinnett County
Stage: Planning Commission action: Approve w/ Conditions (8–0); listed on BOC Public Hearing Oct 28 as tabled on 9/23 (public hearing not held).⁶⁷
Why it matters: Code changes quietly re-price land: they can loosen or tighten what’s feasible by-right, which shows up later as where supply concentrates and how quickly projects can move from concept to construction.
Next: BOC Public Hearing — Oct 28, 2025 (7:00 PM).⁷
Source:⁶⁷
3️⃣ Corridor/Infrastructure Watch
Watch: Oct 28 BOC Public Hearing docket is the near-term “decision choke point” for several land-use moves this cycle.⁷
⚡ What This Means
For Agents: Position listings around value clarity: if you’re not the best comp on price/condition/terms, today’s buyers will keep shopping longer. Use entitlement outcomes (like Moon Rd) to explain why some neighborhoods can still resist big cuts.¹²³⁵⁶
For Investors: Signals point to selective constraint on for-sale pipeline; underwriting should reward submarkets where entitlement friction is rising, because supply doesn’t arrive evenly across the county.⁶⁷
🟩 SOUTH GWINNETT
Snellville • Loganville • Grayson • Lawrenceville • Lilburn • Norcross
📸 Market Pulse Snapshot
Market Pulse Sep/2025: Median Listing: $450,995 (YoY -2.01%)¹²
DOM: 56.5³
Inventory (Active listings): 3,351⁴
South Gwinnett positioning (rule-of-thumb −5–10%): ~$406K–$428K¹
🚦 Market Signal
Southside negotiation is showing up faster because buyers are more payment-sensitive; at the same time, approvals indicate supply is still being added in specific nodes, not everywhere.¹²⁵⁶
1️⃣ 1855 Satellite Blvd (306 apartments)
What: Rezoning O-I → MRR for 306 apartments (with concurrent variances/waiver).
Where: 1855 Satellite Boulevard (Tax Parcel R7122 042 (portion)).
Jurisdiction: Gwinnett County
Stage: Planning Commission action: APPROVE w/ Conditions (8–0); scheduled for BOC Public Hearing Oct 28, 2025.⁶⁷
Why it matters: This is a meaningful rental supply signal near a major corridor node—relevant for investor absorption assumptions and for agents explaining “rent vs buy” alternatives that influence buyer urgency.
Next: BOC Public Hearing — Oct 28, 2025 (7:00 PM).⁷
Source:⁶⁷
2️⃣ Campbell Road (34 homes)
What: Rezoning RA-200 → R-60 for a 34-unit single-family detached subdivision.
Where: 1109, 1113, 1117 Campbell Road (Tax Parcels R5246 125/126/127).
Jurisdiction: Gwinnett County
Stage: Planning Commission action: APPROVE w/ Conditions (8–0); scheduled for BOC Public Hearing Oct 28, 2025.⁶⁷
Why it matters: Incremental for-sale supply can reset nearby comp expectations—especially if new construction delivers at a different price-per-foot than existing resale inventory.
Next: BOC Public Hearing — Oct 28, 2025 (7:00 PM).⁷
Source:⁶⁷
3️⃣ Corridor/Infrastructure Watch
Lilburn First & Main: City advanced $2.69M for site development at First & Main, a classic “enablement” step that can pull future mixed-use momentum once site work begins.⁸
⚡ What This Means
For Agents: On the southside, lead with terms strategy (repair posture, closing costs, clean showing condition). With DOM elevated, the first negotiation often happens before the showing.¹³
For Investors: Approvals suggest density and supply additions cluster in corridor nodes. Underwrite by node—not by county average—because inventory and demand are becoming more location-selective.⁶⁷⁸
📅 Next Dates to Watch
Planning Commission: Wed, Nov 5, 2025 (7:00 PM) — next regular meeting shown on the public hearing agenda cover.⁹
BOC Hearing: Tue, Oct 28, 2025 (7:00 PM) — Public Hearing agenda includes UDOA and multiple rezonings (including REZ2025-00021, -00024, -00026).⁷
City Council (if relevant): Lilburn — continue monitoring posted agendas for First & Main implementation updates following Resolution 2025-14.⁸
Public Input Deadline: Oct 28, 2025 Public Hearing — public comment occurs during the BOC public hearing.⁷