Week of October 28, 2025
🎯 Key Takeaways
The “rulebook” updated: The BOC approved the UDO amendment (5–0), signaling a more stable framework for 2026 entitlements.¹
Density vs. detached: High-density apartments advanced (Satellite Blvd, 5–0) while a major detached subdivision was blocked (Moon Rd, 4–1).¹²
Market pivot signal: Active listings rose +21.48% YoY (Sep 2025), signals increasingly point to a shift from “Scarcity” toward “Selection” where pricing and condition matter more.⁴
⏱ The 60-Second Take
Primary Lens: Policy clarity is the new leverage.
The Board’s UDO approval reduces interpretation risk for developers and investors.¹ The Oct 28 outcomes suggest the County remains selective on location—supporting higher density in established corridors while resisting certain detached rezoning pressure in lower-density nodes.¹²
📸 Gwinnett County Market Pulse (Baseline)
Median Listing: $450,995 (YoY -2.01%)⁵
Active Listings: 3,351 (YoY +21.48%)⁴
Median Days on Market (DOM): 56.5 days (+10.5 days vs Sep 2024)⁶
🚦 The Signal: Buyers have more leverage; pricing and condition are driving the timeline more than pure inventory scarcity.⁴⁶
🟦 NORTH GWINNETT
Suwanee • Buford • Sugar Hill • Duluth • Peachtree Corners
Signal: Pipeline clarity is tightening the “permission set” in premium corridors—what gets through tends to be corridor-aligned and condition-heavy.¹
1) REZ2025-00024 — 306 Apartments (Satellite Blvd)
Jurisdiction: Gwinnett County
Stage: Approved w/ Stipulations (5–0)¹
Where: 1855 Satellite Boulevard³
Professional Read: High-utility supply add. This adds meaningful rental competition to the corridor and supports more realistic absorption talk tracks.¹²
Next: Track follow-on filings (site plans/permits) to confirm timing moves from “approved” to “deliverable.”¹
2) UDOA2025-00001 — Unified Development Ordinance (Policy)
Jurisdiction: Gwinnett County
Stage: Approved with Change (5–0)¹
Professional Read: This reduces uncertainty in the entitlement process. It’s a signal that the rules of the game are stabilizing heading into 2026.¹
⚡ What This Means
For Agents: Use the Satellite Blvd approval to frame corridor momentum in seller conversations—especially for homes that compete with rental alternatives on value.¹²
For Investors: Policy stability can lower the “political risk premium” when underwriting new filings—**but corridor fit still matters.**¹
🟩 SOUTH GWINNETT
Snellville • Loganville • Grayson • Lawrenceville • Lilburn • Norcross
Signal: The BOC appears more comfortable with smaller, conditional for-sale additions than larger detached rezonings that change the neighborhood baseline.¹²
1) REZ2025-00021 — Moon Rd (87-Lot Subdivision)
Jurisdiction: Gwinnett County
Stage: DENIED (4–1)¹
Where: 2725 & 2700 block of Moon Road³
Professional Read: High-utility constraint signal. This decision limits near-term new detached comps in that pocket—useful context when buyers are still hunting for “new-ish” inventory.¹²
Next: Watch for any redesign or future re-file on a later docket.¹
2) REZ2025-00026 — Campbell Rd (34-Lot Subdivision)
Jurisdiction: Gwinnett County
Stage: Approved w/ Stipulations (4–1)¹
Where: 1109 Campbell Road³
Professional Read: Local supply add. Approval is the first gate—delivery timing depends on engineering, permitting, and recording milestones.¹²
⚡ What This Means
For Agents: The Moon Rd denial is a clean talk track for sellers worried about new-construction competition showing up overnight.¹²
For Investors: Underwrite South Gwinnett by corridor node; the BOC signal favors smaller, condition-heavy approvals over larger rezoning lifts.¹²
📅 Next Dates to Watch
Watch next: Follow-on site plans and permits for Satellite Blvd and Campbell Rd to track real “shovels in the ground” timing.¹
Sources
Gwinnett County Board of Commissioners — Public Hearing Official Minutes (Oct 28, 2025). https://www.gwinnettcounty.com/static/upload/bac/52/20251028/m_98106_2025.10.28___Public_Hearing_Official_Minutes.pdf
Gwinnett County Planning Commission — Agenda (Oct 7, 2025). https://www.gwinnettcounty.com/static/upload/bac/24/20251007/a_31417_October_PC_Agenda_Cover.pdf
Gwinnett County Board of Commissioners — Public Hearing Agenda (Oct 28, 2025). https://www.gwinnettcounty.com/static/upload/bac/52/20251028/a_68419_2025.10.28___Public_Hearing_Agenda.pdf
FRED (Realtor.com) — Active Listing Count (ACTLISCOU13135) + YoY (ACTLISCOUYY13135), Gwinnett County, GA. https://fred.stlouisfed.org/series/ACTLISCOU13135 ; https://fred.stlouisfed.org/series/ACTLISCOUYY13135
FRED (Realtor.com) — Median Listing Price (MEDLISPRI13135) + YoY (MEDLISPRIYY13135), Gwinnett County, GA. https://fred.stlouisfed.org/series/MEDLISPRI13135 ; https://fred.stlouisfed.org/series/MEDLISPRIYY13135
FRED (Realtor.com) — Median Days on Market (MEDAONMACOUNTY13135) + YoY change in days (MEDOYYDACOUNTY13135), Gwinnett County, GA. https://fred.stlouisfed.org/series/MEDAONMACOUNTY13135 ; https://fred.stlouisfed.org/series/MEDOYYDACOUNTY13135