Week of Nov 4, 2025
🎯 Key Takeaways
Supply is clustering, not spreading. A large corridor multifamily approval moved forward, while detached outcomes stayed selective.¹ ²
North signal: Buford’s R-100 → M-1 action suggests some future rooftops may be displaced by employment uses in that node.³
South signal: A larger detached proposal was denied, a smaller one advanced, and a Loganville concurrency request adds timing risk to a large tract.¹ ² ⁴
⏱ 60-Second Take
Primary Lens: Supply compression + timing risk (what doesn’t get built can matter as much as what does).
North Gwinnett: 306-unit apartments approved (Duluth area) + R-100 → M-1 conversion approved (Buford).¹ ² ³
South Gwinnett: 87-lot denial (Moon Rd area) + 34-lot approval (Campbell Rd) + V25-018 pending (Loganville).¹ ² ⁴
Client talk track: “New supply appears to be routing into specific corridors, while some detached pipeline is getting filtered—timelines matter again.”
The Why It Matters
Gwinnett’s latest actions suggest approvals are still achievable, but fit and location appear to be doing more of the deciding—especially for detached rezonings.¹
When a city converts residential zoning to employment uses, it can compress future housing capacity while strengthening job-adjacent demand nearby.³
For agents and investors, the practical takeaway is pipeline shape: where units are added, where they’re constrained, and where timing risk enters the conversation.¹ ⁴
🟦 North Gwinnett Signals
Suwanee • Buford • Sugar Hill • Duluth • Peachtree Corners
1) 306-unit apartments — Duluth / Satellite Blvd corridor
Case ID: REZ2025-00024
Jurisdiction: Gwinnett County
Stage: BOC — Approved with stipulations (final)¹
What: Rezoning tied to a 306-unit apartment proposal.²
Where: 1855 Satellite Blvd (Duluth area).¹
Agent angle: This reads as a corridor inventory signal—useful when setting expectations for nearby resale positioning and buyer options over the next cycle.
Investor angle: Signals point to node resilience where land use aligns with the County’s preferred corridor pattern.¹
2) Residential → Light Industrial conversion — Buford
Case ID: Z-25-25
Jurisdiction: City of Buford
Stage: City Commission — Approved (final)³
What: R-100 (Single-Family) → M-1 (Light Industrial).³
Where: 3837 & 3857 Sudderth Rd (Buford).³
Agent angle: This is a clean “less future rooftop capacity here” signal that can support neighborhood positioning around job-adjacent demand.
Investor angle: Land-use conversion can tighten adjacent housing supply while increasing employment intensity—useful for nearby SFR rent/price underwriting.³
3) Countywide rules update — UDO text amendment
Case ID: UDOA2025-00001
Jurisdiction: Gwinnett County
Stage: BOC — Approved with change (final)¹
What: Unified Development Ordinance text updates (Titles 1–3 + Appendix) intended to improve code clarity/consistency.¹
Agent angle: This supports a simple explanation for clients: “the rulebook got tighter,” which can affect how quickly projects move and how heavily they’re conditioned.¹
Investor angle: Text amendments can shift process and cost assumptions—worth re-checking conditions language on active pursuits.¹
🟩 South Gwinnett Signals
Snellville • Loganville • Grayson • Lawrenceville • Lilburn • Norcross
1) 87-lot subdivision — Denied (Moon Rd area)
Case ID: REZ2025-00021
Jurisdiction: Gwinnett County
Stage: BOC — Denied (final)¹
What: Rezoning tied to an 87-lot single-family detached subdivision.²
Where: 2725 & 2700 block of Moon Rd (Loganville area).¹ ²
Agent angle: This is a clear detached pipeline constraint story that can support pricing/expectation conversations in the surrounding pocket.
Investor angle: The outcome suggests entitlement friction for certain detached rezonings—risk pricing and timelines appear to matter more here.¹
2) 34-lot subdivision — Approved (Campbell Rd area)
Case ID: REZ2025-00026
Jurisdiction: Gwinnett County
Stage: BOC — Approved with stipulations (final)¹
What: Rezoning tied to a 34-lot single-family detached subdivision.²
Where: 1109 / 1113 / 1117 Campbell Rd (Lawrenceville area).¹ ²
Agent angle: Smaller approvals like this can become quiet inventory—helpful for buyers who want new construction without mega-community competition.
Investor angle: Signals suggest small-lot detached can still pencil when site context fits; watch absorption against nearby competing nodes.¹
3) Timing risk — Loganville concurrency schedule variance (pending)
Case ID: V25-018
Jurisdiction: City of Loganville (staff packet references a portion in Gwinnett County)⁴
Stage: Pending (staff recommendation noted; not a vote outcome).⁴
What: Major variance request to allow an alternative building permit concurrency schedule under PUV zoning.⁴
Where: Acreage along Conyers Road / Tuck Road (per staff analysis report).⁴
Agent angle: This reads as delivery timing uncertainty—useful when pipeline inventory is being used to sell urgency.
Investor angle: Timing is underwriting; concurrency/phasing changes can reshape absorption curves and returns even without changing unit counts.⁴
Next Dates
Loganville V25-018: Work session minutes reflect the public hearing discussion and indicate a council vote referenced for the Thursday meeting (Nov 13, 2025).⁶ ⁷
Sources
Gwinnett County — Public Hearing Official Minutes (Oct 28, 2025).
Gwinnett County Planning Commission — Public Hearing Agenda Cover (Oct 7, 2025) (unit/lot counts).
City of Buford — City Commission Meeting Minutes (Nov 3, 2025).
City of Loganville — Staff Application Analysis Report (V25-018).
City of Buford — Agenda Packet (Nov 3, 2025).
City of Loganville — City Council Work Session Minutes (Nov 10, 2025) (V25-018 discussion).
City of Loganville — City Council Meeting Minutes (Nov 13, 2025) (V25-018 referenced).