Toombs County, GA zoning map, flood zone and property lines by address
Free, no account. Or open the Georgia map and tap a lot.
Towns in Toombs County: Vidalia, Lyons.
Flood zone by address
ParcelSheet reads FEMA's National Flood Hazard Layer at the lot: the zone, whether it is a high risk area where lenders ask for flood insurance, and the base flood elevation where FEMA lists one. FEMA's countywide study for Toombs County has 27 FIRM panels, the newest effective August 2010; no coastal V zones are mapped in it.
The official panel and any Letter of Map Amendment are at FEMA's Map Service Center. An elevation certificate for a Toombs house comes from a licensed surveyor and is often on file with the county or city building office.
Property lines
The parcel outline, parcel number and mapped size come from the Georgia county parcel layers (each county publishes its own), so a Toombs lot shows the same lines the county tax assessor draws. Toombs County covers about 232,970 acres of land and 4,465 acres of water.
Mapped lines are approximate. The Toombs County tax assessor keeps the parcel record (Toombs County website); a licensed surveyor sets the true corners.
Zoning
Toombs County zones its unincorporated land, and Vidalia, Lyons each zone the land inside their limits. ParcelSheet shows the use the county tax assessor lists for the lot and links the county planning and zoning office for the district, the uses it allows and the lot size it needs.
ADU and guest houses
Under Georgia's Zoning Procedures Law (Official Code of Georgia Title 36, Chapter 66), local governments can allow an accessory dwelling unit on a lot with a house. Whether a Toombs lot can add one depends on its district; the county planning and zoning office has the rule. ParcelSheet shows the mapped lot size and the ground's slope, the first two things the question turns on.
Septic and soil
ParcelSheet reads the USDA soil survey at the lot: the soil's name, its septic absorption rating and whether it is prime farmland. Toombs County is soil survey area GA647, Montgomery, Toombs, and Wheeler Counties, Georgia, last updated September 2026, on Web Soil Survey.
A new or changed septic system in Toombs County needs a permit from the Toombs County environmental health office (county board of health, under the Georgia Department of Public Health).
Setbacks
Setbacks in Toombs County come from the zoning district: the front, side and rear distances a house must keep. ParcelSheet does not draw setback lines; the county zoning office gives them for the lot's district, and Vidalia and Lyons for land inside their limits.
Hazards that apply
- Wetlands and wildfire. ParcelSheet shows the National Wetlands Inventory near a Toombs lot and the Forest Service wildfire hazard rating at it.
Questions
Is my house in a flood zone in Toombs County?
Type the address in the box above and ParcelSheet reads FEMA's flood zone at the lot's center. FEMA's countywide flood map for Toombs County has 27 panels, the newest effective August 2010. A lender or insurer uses the official FIRM panel; FEMA's Map Service Center has it.
How do I find property lines in Toombs County?
Open the Georgia map, type the address, and the parcel outline from the Toombs County tax assessor shows on the map with its parcel number and mapped size. Mapped lines are approximate; only a licensed surveyor sets the true corners.
What is my property zoned in Toombs County?
Zoning in Toombs County is set by the county for unincorporated land and by each city (such as Vidalia, Lyons) inside its own limits. ParcelSheet shows the use code the county tax assessor lists and links the office that sets the zoning; the planning office has the final word.
Can I build an ADU in Toombs County?
Under Georgia's Zoning Procedures Law (Official Code of Georgia Title 36, Chapter 66), counties and cities can allow an accessory dwelling unit, and each sets its own rules. In Toombs County ask the zoning office for the lot's district first; ParcelSheet shows the lot size as mapped so you can see the room you have.
Do I need a septic permit in Toombs County?
Yes. A new or changed septic system in Toombs County needs a permit from the Toombs County environmental health office (county board of health, under the Georgia Department of Public Health). ParcelSheet shows the USDA soil survey's septic rating at the lot, from survey area GA647 (Montgomery, Toombs, and Wheeler Counties, Georgia).
What can I build on 5 acres in Toombs County?
Zoning in Toombs County is set by the county for unincorporated land and each city inside its own limits (such as Vidalia, Lyons). The zoning district decides the uses, how many homes and the smallest lot it allows on 5 acres. ParcelSheet shows the lot size as mapped and the use code on the parcel record; the planning office has the district and its rules. See the Toombs County website.
What are the residential setbacks in Toombs County (2026)?
Setbacks in Toombs County come from the zoning code of the county, or of the city when the lot is inside city limits: the front, side and rear distances depend on the lot's district. ParcelSheet does not draw setback lines or give a number it did not read; the zoning office gives them for the district. See the Toombs County website.
Next to Toombs County: Appling County, Emanuel County, Jeff Davis County, Montgomery County, Tattnall County, Treutlen County.
The Georgia map · All Georgia counties · Flood zones explained · FIRM panels and LOMAs · All 50 states