It is important to understand that the pricing of every home varies. Fluctuations are due in large part to the daily changes within the economy. As the cost of fuel, lumber, and other construction materials change, so too does the cost of building our homes. These pricing fluctuations are industry-wide.

The benefit in choosing to build with Valdosta Home Center is that we are the contractors. We design the floorplans, and we build your home from start to finish, to delivery and set up. We are partnered with many reputable sub-contractors in order to subsidize costs as much as possible so that we can pass on those savings to you, the customer.

We work with dozens of local and national lenders - all of which we have developed strong relationships with. What that means for you, as the home buyer, is that we know their processes and can help you meet conditions and complete all necessary paperwork in a timely and efficient manner.

We work with all kinds of credit scores. We have the unique advantage of having access to dealer-sponsored FREE credit programs with several of our lenders. So, if credit is a concern, don't be shy! Come and meet with one of our sales managers - we'll walk through your report together, and help you decide on the lender that is best fit to serve your needs!

We have lot models readily available for purchase in our Valdosta location. We typically keep between 20-25 homes on the lot at any given time, and run promotions on these showcase homes. With that being said, if you would prefer or need a custom built home, we do it every day! The standard 1500 square foot home takes about 6-7 weeks to build. During that time, we will be preparing your property, pulling permits, and getting the financing squared away while your home is being built just miles away at our factory location in Waycross, GA.

Georgia sales and use tax is applicable to the sale of a mobile or manufactured home. In certain instances, the sale of a manufactured home that is permanently incorporated into real property by the seller may not be subject to sales tax. Georgia sales tax usually applies to the total sales price of a retail sale of a manufactured home delivered within the state of Georgia regardless of the state where manufactured.  

Sale price includes charges for transportation, dealer preparation fees, import duties, consumer fees, display furniture (if included), HVAC, appliances, skirting, and other charges associated with the manufactured home’s sale.

Charges that are not considered elements of the sales price, when separately stated, are:

• Extended Warranties

• Extended Service Agreements

• Setup Fees

• Tax and Title Fees

• Trade-In Allowances

• Finance Charges

• Charges for Underpinning

• Sewer Hookup

The items used to set up a manufactured home are generally considered to be used by the manufactured home dealer not the purchaser. The selling dealer is considered the consumer of the property because the items become part of the real property. Thus, the selling dealer would be responsible for either payment of sales or use tax to their supplier or payment of use tax to the State.

Examples of items used to set up a mobile home are:

• Concrete pads

• Block(s)

• Pinning materials

• Steps, decks, or porches

• Sewer and electrical connections

• Other items or materials that become part of the real property.

Valdosta Home Center manufactured homes include air conditioning, appliances, delivery, skirting and steps included in the final sales price. The final price provided to the customer does not have hidden costs and includes all applicable Georgia sales tax per the county rate where the home will reside. Other dealers may quote the price of just the home without all needed items and services to site the home on your property. Therefore, it is important to question whether quotes provided by other dealers include sales tax on separate items and fees such as A/C, delivery, skirting, appliances, furniture etc which are tallied into the final price paid by the customer in cash or financed by a lender. 

The helpful chart below can be referenced to determine the approximate sales tax incurred for homes by county where the home will be sited. Generally the tax assessor’s office can be found in the county seat and can be contacted to determine if there are other fees or sales tax percentages specific to the town where the home will be placed. The chart below is for reference and accurate at the time this article was published. A PDF of the most recent rates can be downloaded from the Georgia Department of Revenue per the following link “https://dor.georgia.gov/sales-tax-rates-general”.

An updated list of all Georgia counties is provided below

Appling County

Atkinson County

Bacon County

Baker County

Baldwin County

Banks County

Barrow County

Bartow County

Ben Hill County

Berrien County

Bibb County

Bleckley County

Brantley County

Brooks County

Bryan County

Bulloch County

Burke County

Butts County

Calhoun County

Camden County

Candler County

Carroll County

Catoosa County

Charlton County

Chatham County

Chattahoochee County

Chattooga County

Cherokee County

Clarke County

Clay County

Clayton County

Clinch County

Cobb County

Coffee County

Colquitt County

Columbia County

Cook County

Coweta County

Crawford County

Crisp County

Dade County

Dawson County

Decatur County

DeKalb County

Dodge County

Dooly County

Dougherty County

Douglas County

Early County

Echols County

Effingham County

Elbert County

Emanuel County

Evans County

Fannin County

Fayette County

Floyd County

Forsyth County

Franklin County

Fulton County

Gilmer County

Glascock County

Glynn County

Gordon County

Grady County

Greene County

Gwinnett County

Habersham County

Hall County

Hancock County

Haralson County

Harris County

Hart County

Heard County

Henry County

Houston County

Irwin County

Jackson County

Jasper County

Jeff Davis County

Jefferson County

Jenkins County

Johnson County

Jones County

Lamar County

Lanier County

Laurens County

Lee County

Liberty County

Lincoln County

Long County

Lowndes County

Lumpkin County

McDuffie County

McIntosh County

Macon County

Madison County

Marion County

Meriwether County

Miller County

Mitchell County

Monroe County

Montgomery County

Morgan County

Murray County

Muscogee County

Newton County

Oconee County

Oglethorpe County

Paulding County

Peach County

Pickens County

Pierce County

Pike County

Polk County

Pulaski County

Putnam County

Quitman County

Rabun County

Randolph County

Richmond County

Rockdale County

Schley County

Screven County

Seminole County

Spalding County

Stephens County

Stewart County

Sumter County

Talbot County

Taliaferro County

Tattnall County

Taylor County

Telfair County

Terrell County

Thomas County

Tift County

Toombs County

Towns County

Treutlen County

Troup County

Turner County

Twiggs County

Union County

Upson County

Walker County

Walton County

Ware County

Warren County

Washington County

Wayne County

Webster County

Wheeler County

White County

Whitfield County

Wilcox County

Wilkes County

Wilkinson County