When it comes to housing, some counties are scrambling to keep pace with growth. Gwinnett County is charting its own path, actively shaping how development happens and who it serves. Matthew Elder, division director with the Gwinnett County Department of Planning and Development, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss how the county is rethinking housing policy to make room for more diverse, attainable options.

What Does “Attainable Housing” Really Mean?

Elder explains that Gwinnett County’s vision for attainable housing rests on three key principles:

• Affordability across income levels – Housing should cost no more than 30% of a household’s income, whether that family earns $50,000 or $500,000 a year.
• Accessibility with low barriers – Renters shouldn’t face unnecessary hurdles, like excessive deposits or outdated disqualifiers on background checks.
• Choice in housing types and locations – From townhomes to tiny homes, residents should have options in different neighborhoods, not just isolated developments.

“Choice is fundamental in everything that we do,” said Elder. “Having choice in housing is a key part of how we’re moving forward for accountability.”

Updating Codes, Removing Barriers

Gwinnett County recently updated its Unified Development Ordinance (UDO), giving developers more flexibility and opportunities for new housing models. With the removal of “minimum square footage” limitations, tiny homes, ADUs and cottages are now viable options in Gwinnett County. Relaxed density rules also mean that multifamily projects can use floor-to-area ratios instead of strict unit-per-acre caps, allowing more creative designs.

The updated ordinance introduces a new category – residential infill zoning – which features no minimum lot size and is designed for “missing middle” housing and smaller, unconventional parcels. What about walkability? Gwinnett County residents can look forward to reduced parking minimums, opening up possibilities for mixed-use, pedestrian-friendly communities.

“Time is money, and time can be as expensive as the actual dollars you need to invest to go vertical or horizontal with your development,” said Elder. “We focus on listening to our development partners, where they had pain points in the process, and we see what we can do.”

Supporting Innovation and Partnerships

In 2024, Gwinnett County launched its first Affordable Housing Development Fund, investing $18 million in residential projects. The response was overwhelming: 26 requests totaling $75 million. Gwinnett County ultimately funded 12 projects and is expected to deliver 780 new affordable units.

The county is also backing innovative housing models. Through a partnership with Gwinnett Housing Corporation and the Microlife Institute, federal dollars are helping fund Gwinnett County’s first tiny home community, which features 11 cottage-style units.

What’s Next for Gwinnett County?

Elder predicts that within the next decade, the housing landscape will look “anything but typical.” Instead of “cookie-cutter” subdivisions, the county envisions neighborhoods that reflect their residents—diverse, walkable and accessible at every price point.

Conversations about new housing sometimes bring up “NIMBY” concerns. Elder acknowledges that skepticism exists but believes proof will speak louder than fears.

Elder said, “I tell them, ‘Come back to me in five or 10 years, when this is done and we’ve got great residents living here who are great taxpayers and improving your property,’”

While these challenges remain, Gwinnett County’s proactive stance is already earning positive feedback from developers, community partners and residents alike. Tune into the full episode to learn more about Gwinnett County and visit https://www.GwinnettCounty.com/Departments/PlanningDevelopment.

About Gwinnett County

Gwinnett County, located just northeast of Atlanta, is one of Georgia’s fastest-growing counties. Home to more than 950,000 residents, it is recognized as the most diverse county in the Southeast and among the most diverse in the nation. Gwinnett County blends suburban communities and thriving business districts with a strong school system and a focus on smart growth and infrastructure.

Podcast Thanks

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About Atlanta Real Estate Forum Radio

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it. Atlanta Real Estate Forum Radio was recently honored on FeedSpot’s Top 100 Atlanta Podcasts, ranking 16th overall and number one out of all ranked real estate podcasts.