Land in Effingham County, GA
Who keeps the records, who zones the land, which wetland and coastal rules apply, and what is driving growth in Effingham County.
Effingham County at a glance
- County seat
- Springfield
- Land area
- About 479 square miles
- Population
- 64,769 (2020 Census) to about 74,397 (2025 estimate), up 14.9%
- Deeds
- Effingham County Clerk of Superior Court
- Property records
- Effingham County Board of Assessors
- Wetland permits
- U.S. Army Corps of Engineers, Savannah District
Who zones the land
Effingham County zones the unincorporated parts of the county. These incorporated places set their own zoning: Rincon, Springfield, Guyton. A parcel inside town limits follows the town’s ordinance and goes to the town for a rezoning. See how rezoning works in Georgia.
Wetlands, flood zones and the coast
Wetlands that fall under federal jurisdiction are permitted by the U.S. Army Corps of Engineers, Savannah District. It is in Georgia’s coastal management area, and work in tidal marsh or tidal waters needs a permit under the Coastal Marshlands Protection Act, processed by the Georgia DNR Coastal Resources Division.
On the coastal plain, wetlands and flood zones decide what much of the land is worth. See wetlands and flood zones and price per upland acre.
What is moving land in Effingham County
- Effingham grew about 15% from 2020 to 2025 as Savannah-area growth moved north along GA-21 and GA-30.
- Suppliers to the Hyundai Metaplant have located here, including a Sewon America plant announced in 2023 in Rincon.
Questions about land in Effingham County
Where are deeds recorded in Effingham County, GA?
Deeds in Effingham County are recorded by the Effingham County Clerk of Superior Court.
Who keeps property records in Effingham County?
The Effingham County Board of Assessors keeps the property records: owner, mailing address, acreage and assessed value. Land Shark shows every parcel in Effingham County with its owner on one map.
Who handles zoning in Effingham County?
The county zones unincorporated land. Incorporated places such as Rincon, Springfield, Guyton set their own zoning, so check which jurisdiction a parcel is in first.
Who regulates wetlands in Effingham County?
Federal wetland permits are handled by the U.S. Army Corps of Engineers, Savannah District. It is in Georgia’s coastal management area, and work in tidal marsh or tidal waters needs a permit under the Coastal Marshlands Protection Act, processed by the Georgia DNR Coastal Resources Division.
Figures checked October 2026. Population from the U.S. Census Bureau (2020 Census and the July 2025 estimate). This page is general information, not legal advice.
Land Shark in Effingham County
Researching a tract in Effingham County means the county's records, the deeds, the zoning, the wetland and flood maps and the town limits, each in a different place. Land Shark puts them together.
- Every parcel and owner in Effingham County on one map, with flood, wetland and zoning layers.
- Recent sales nearby, priced per upland acre, where the county publishes them.
- The zoning code for the parcel’s district, county or town, one click from the parcel.
- Owners as contacts, every call and letter logged, and alerts when a parcel in your pipeline sells.