1190 Lumpkin Campground Rd South, Dawsonville GA
An exceptional opportunity to acquire 9.41± acres of commercial land in a high-growth corridor
Marketing description
Updated Property Description: 1190 Lumpkin Campground Rd S, Dawsonville, GA 30534 (Parcel ID: 107-259)
Prime 10.41 ± Acre Highway Business Development Site | GA-400 Corridor in Dawson County's Entertainment District | Utilities at Street
Property Overview This 10.41 ± acre vacant commercial parcel offers significant development potential in Dawsonville's growing Lumpkin Campground Rd corridor, part of the GA-400 commuter and tourism artery in Dawson County. Featuring high-visibility frontage on Lumpkin Campground Rd S, the site is strategically located ~2.5 miles from the Hwy 53/GA-400 intersection and ~8 miles from I-985, making it ideal for retail, office, hospitality, or mixed-use projects. Zoned Highway Business (HB) and situated in Dawson County's Entertainment District, it supports a wide array of uses, including shopping centers, restaurants, entertainment venues, services, and light industrial. The terrain features gentle slopes with wooded areas and a stream along the front portion (co-located with the sewer line), requiring clearing and grading for build-out; all utilities are at the street to facilitate efficient development in this high-demand recreational and residential area.
Key Highlights
Site Size: 10.41 ± Acres (453,820 SF; rectangular shape for flexible layout)
Frontage: 1,200 ± ft on Lumpkin Campground Rd S (high-visibility arterial)
Zoning: Highway Business (HB) in Entertainment District (Dawson County)—permits retail, office, auto services, hotels, entertainment, and more (verify specifics with Dawson Planning & Development at 706-344-3500)
Utilities: All available at street (water, sewer via Etowah Water & Sewer Authority, electricity); no known encumbrances
Traffic: 25,000+ ADDT on nearby arterials (GDOT 2024); signalized access potential
Topography: Gently sloped with wooded areas and a front stream (requiring clearing and grading); no flood zones or wetlands (FEMA Zone X)
Location Benefits: ~2.5 miles to Hwy 53/GA-400 intersection; ~8 miles to I-985; adjacent to Lake Lanier recreation and 5-mile residential growth
Demographics (5-Mile Radius, 2024): Population ~15,200 (up 4.5% YoY); Avg. HH Income $88,986; 4,800 households (U.S. Census ACS 2024 estimates)
Value-Add Potential Surrounding area analysis reveals strong demand for convenience retail and entertainment venues, with nearby housing expansions (e.g., 500-acre development at Lumpkin/GA-400) and tourism from Lake Lanier creating gaps in QSR anchors, dining, and mixed-use pads (20K–50K SF). Market metrics support viability: Atlanta metro retail vacancy at 5.5% (CoStar Q3 2025), with net absorption +1.2 MSF YTD; asking rents $15–$22+/SF NNN (up 5% YoY). The Entertainment District overlay and ongoing intersection upgrades (e.g., Lumpkin at SR 53) enhance access, amplifying potential for tourism-driven outlets like event spaces or services.
Broker Contacts
Harrison Watson, Senior Director Century 21 Results | Ocean Commercial P: 770-314-2920 | O: 770-889-6090 Email: cpcgcre@gmail.com
Aaron McLaughlin, Director Bridge 2 Invest P: 678-521-5043 | O: 770-889-6090 Email: aaronmclaughlin@bridge2invest.com
Disclaimer Every effort has been made to provide accurate information, but no liability is assumed for errors or omissions. Data sourced from Crexi listing (ID: 1825545), Dawson County GIS/qPublic (Parcel 107-259), GDOT, U.S. Census ACS 2024, and local development announcements. Prospective buyers should verify zoning/utilities via Dawson Planning & Development (706-344-3500) and conduct survey/environmental assessments.
Investment highlights
Surrounding Area Report: Dawsonville / Lumpkin Campground Rd Corridor (Dawson County, GA)
Location and Demographics
Dawsonville, Dawson County's seat (pop. ~28,700 in 2024), anchors the Lumpkin Campground Rd corridor as a gateway to Lake Lanier (1 mile east) and Atlanta (45 miles south via GA 400/I-985). The site's Highway Business (HB) zoning in the Entertainment District aligns with the area's shift from rural to suburban-commercial, with easy access to recreational tourism and commuter routes.
Demographic Summary (5-Mile Radius, 2024 Estimates):
Population: ~15,200 (up 4.5% YoY)
Households: 4,800; Avg. HH Income: $88,986 (up 3.2% YoY)
65+ Population: 3,200 (21%; up 6% YoY)
Owner-Occupied Units: 3,900
This middle-income, retiree-heavy demographic (median age 43.9) fuels demand for retail/services; verify via U.S. Census ACS 2024.
Market Snapshot: Commercial Land / Retail-Office (Dawson County / Dawsonville Submarket, Q3 2025)
Dawson County's market is tight due to limited supply and Lake Lanier draw. Atlanta metro proxies apply for county-specific gaps. Key metrics (3; CoStar Q3 2025):
Retail Vacancy: 5.5% (Atlanta metro; county est. 4.8% based on low supply)
Asking Rents: $15–$22+/SF NNN (up 5% YoY; corridor average $18/SF)
Net Absorption: +1.2 MSF YTD (retail/office; +10% YoY, metro data)
Land Sales Velocity: 800K SF transacted Q3 (up 8% YoY; avg. $140K/acre)
Under Construction: 600K SF retail/office (mostly Lake Lanier pads); cap rates 7.0–8.0% for stabilized sites
Overall Commercial Context (Supports Highway Business Zoning):
Industrial Vacancy: 7.5% (metro; county 6.8%)—net absorption +1.5 MSF Q3
Office Vacancy: 18.5% (metro; county est. 15%)
Multifamily Vacancy: 7.2% (up 20 bps YoY; avg. rent $1,550/unit)
Dawson's 4.5% pop. growth (2020–2025) and tourism ($200M+ annual impact) drive land values; for full Q3 data, consult
Industrial and Economic Momentum (2024–2025)
Dawson's $500M+ investments emphasize business parks and infrastructure, adding 1,200 jobs. Key projects:
Dawson County Business Park: New 100-acre industrial park announced August 15, 2025; Phase I entitlements Q4 2025; targets logistics/manufacturing. Source: Dawson County Development Authority
I-985/GA 400 Interchange Upgrades: $200M GDOT project (design 2024; construction 2025–2028); improves Lumpkin Rd access, reducing congestion 20%. Source: GDOT I-985 Projects
Lumpkin Campground Rd at Grizzle/Industrial Park Rd intersection: $5M safety improvements (signalization, turn lanes; bid award Q3 2025). Source: Dawson County Engineering
GA 400 Mixed-Use Rezoning: 20-acre site (lots 20 & 179) approved June 17, 2025 for commercial/residential; supports retail pads. Source: Dawson Planning Commission Agenda
Cumulative Milestones: 25+ expansions; $400M capital, 1,000 jobs (Dawson Development Authority through Q3 2025); 2025 includes Etowah River trail extensions. Source: Dawson Development Authority
Residential & Mixed-Use Momentum (2024–2025)
Dawson issued 1,200+ permits (up 10% YoY); median home $425K (up 5.2%). Key projects:
Sagewood (DRB Group): 196 single-family homes; planning approved October 7, 2025; sales Q2 2026 ($350K–$450K). Source: Atlanta Business Chronicle
Cresswind at Dawson Springs (Kolter Group): 785 detached 55+ homes; proposed October 15, 2024; entitlements Q1 2025. Source: Kolter Group News
The Cottages at Dawsonville (Jim Chapman Construction): 195-unit build-to-rent community; land-disturbance permit December 6, 2024; Phase I Q3 2025. Source: Atlanta Agent Magazine
Dawson Forest Rd/GA 53 Mixed-Use: Commercial pads (retail/services) at front of 100-acre development; planning underway June 2024. Source: Dawson News
Georgia 400 Mixed-Use (ZA 25-05): Rezoning for residential/commercial (lots 20/179); approved June 17, 2025. Source: Dawson Planning Commission
Semi-Detached Residential Downtown: Aid to downtown Dawsonville; approved August 4, 2025. Source: City of Dawsonville Agenda
Utility Focus: Sewer Availability & Capacity
Sewer available at street via Etowah Water & Sewer Authority (EWSA); no capacity issues noted for commercial sites (treatment at Etowah WRF, 10 MGD capacity, ~65% utilization). Process: Free availability letter (706-216-8474); connection $5K–$15K. Recent expansions support growth. Source: Etowah Water & Sewer Authority; City of Dawsonville Utilities.
Listing Contacts
Valuation Calculator
Valuation Metrics
Map
Broker Selected Comps View More Comps
Property History
Similar Properties
Additional Information
Is there information that looks off?
