Gwinnett / Suwanee
Northern Gwinnett
Suwanee, GA: what to know before you buy.
Suwanee handles its own planning, permits, inspections and code enforcement.
- City zoning and permits
- City inspections
- County water and sewer
- 31.6 mills
Key figures
Suwanee next to the county.
- 2025 millage rate
- 31.6mills, county-billedUnincorporated Gwinnett: 34.86 mills. The city also bills its own tax separately, which isn’t in this figure.
- Tax example
- $474a month on a $450,000 homeUnincorporated Gwinnett: about $523 a month on the same home. 40% assessed value, no exemptions, separate city tax not included.
- Price context
- $553,000across 292 salesNo countywide price figure is loaded on this site. Of the ten cities that have one, the range runs from $376,000 (Lawrenceville) to $577,000 (Peachtree Corners).
- School clusters
- 3GCPS clusters serve the cityGwinnett County Public Schools has 20 clusters countywide. Cluster lines don’t follow city limits.
Millage and tax example: published 2025 rates. Price context: Redfin, average of monthly medians, June 2025 to May 2026, whole-city geography. Not a single twelve-month median, and it can include any part of the city outside Gwinnett.
What it’s like
Suwanee, in plain terms
Large-lot suburban homes from the 1970s and 80s, half-acre subdivisions from the 1990s, and small-lot homes and townhomes around Town Center.
Source: Suwanee 2040 Comprehensive Plan, adopted 2023.
It ran a small municipal water system until December 1, 2021, when it transferred roughly 360 customers to the county because the system was too small to be sustainable. Water and sewer are county services now.
Commercial fire plan review still goes to the county fire marshal before the city issues a certificate of occupancy.
For comparison, the county describes unincorporated Gwinnett as mostly detached single-family subdivisions, some on sewer and some on septic, with denser housing along the major highway corridors. (Gwinnett County 2045 Unified Plan, adopted February 2024)
Price context
$553,000 across 292 sales. That’s Redfin’s average of monthly medians from June 2025 to May 2026, for the whole city. It isn’t a single twelve-month median, and it isn’t a price for any one home.
Main roads
I-85 at Exit 111, SR 317 / Lawrenceville-Suwanee Rd, Buford Hwy, Peachtree Industrial Blvd and Suwanee Dam Rd.
Transit
No Ride Gwinnett local bus or microtransit service.
Interactive map
See Suwanee on the map.
The map opens on the city’s boundary, with its schools, parks, places and what’s changing around it.
City or unincorporated
Who governs a Suwanee address
Inside city limits, these offices answer the question. A home outside them is governed directly by the county, even with a Suwanee mailing address.
- Zoning and permits
- City of Suwanee. Unincorporated: Gwinnett County Planning and Development.
- Inspections
- City of Suwanee. Unincorporated: Gwinnett County.
- Water and sewer
- Gwinnett County.
- Property tax
- County-billed at 31.6 mills for 2025, plus a separate city tax bill. Unincorporated: 34.86 mills, no separate city bill.
- Police
- Suwanee Police Department, 373 Buford Highway, Suwanee, non-emergency 770-945-8995, serves the City of Suwanee. Gwinnett Police, Central Precinct covers the unincorporated areas around Suwanee.
- Schools
- Gwinnett County Public Schools, through several clusters. See school context below.
A Suwanee mailing address alone doesn’t establish city jurisdiction, city police service or school assignment. Police details verified October 2, 2026.
Before you make an offer
Check the address, not the mailing city.
- Confirm jurisdiction. Find out whether the parcel is inside Suwanee or in unincorporated Gwinnett. Start with the county’s land and property maps.
- Verify school assignment. Use the GCPS school locator for the exact address and school year.
- Review zoning and proposed changes. Inside city limits, that’s the City of Suwanee. Outside, it’s Gwinnett Planning & Development. A plan isn’t a promise that construction will happen.
- Compare the full cost. Add the separate city tax bill to the county-billed figure, then check homestead exemptions with the Tax Commissioner.
School context
3 clusters, and the lines can move
All three are named in reporting on the 2027-28 phase. Cluster names follow the high school, not the city.
- North Gwinnett
- Anchored by North Gwinnett HS. Serves the City of Suwanee, City of Sugar Hill. GCPS has not published cluster names for this phase. Engagement runs through fall 2026 with a board vote expected in December 2026. Named in reporting for the 2027-28 phase.
- Collins Hill
- Anchored by Collins Hill HS. Serves unincorporated north of Lawrenceville. GCPS has not published cluster names for this phase. Engagement runs through fall 2026 with a board vote expected in December 2026. Named in reporting for the 2027-28 phase.
- Peachtree Ridge
- Anchored by Peachtree Ridge HS. Serves unincorporated between Duluth, Suwanee and Peachtree Corners. GCPS has not published cluster names for this phase. Engagement runs through fall 2026 with a board vote expected in December 2026. Named in reporting for the 2027-28 phase.
GCPS is running a phased redistricting program with a board vote every December, out to 2030-31. Cluster association here is based on where schools are located, not on attendance boundaries. Confirm any address with the GCPS school locator.
What’s changing
Plans and projects to know about
The city works from an Old Town master plan, a downtown master plan updated in 2019, and a Town Center Park expansion plan. Status below is what each source reported, not a delivery promise.
Downtown Suwanee Master Plan Update
Livable Centers (LCI) plan, adopted 2015, complete. Town Center and City Hall at Buford Hwy and Lawrenceville-Suwanee Rd, Town Center Park, Old Town along Main St, the DeLay site and Buford Hwy to the Russell St roundabout.
- Built 2024Town Center on Main and DeLay Nature Park
- Built 2023Better Buford Highway streetscape and bike lanes
- BuiltSolis Town Center mixed-use
- Built 2023Town Center parklets
Suwanee Roundabout Master Plan
Redevelopment plan, adopted 2024. Three tracts around the Buford Hwy and Russell St roundabout, between Old Town and Town Center Park.
Suwanee Gateway Redevelopment Plan and TAD
Redevelopment plan, adopted 2005, underway. The I-85 and Lawrenceville-Suwanee Rd interchange (Exit 111).
- Built 2012Police substation and training center
- Built 2013Former hotel purchased and removed
- BuiltI-85 interchange streetscaping
Parks and everyday places
Parks, downtown and the big anchors
- George Pierce Park
- County park. 304 acres. 55 Buford Highway, Suwanee. Community center / gym, basketball, sports fields, baseball / softball, playground, pavilion, paved trail, walking trails, restrooms. County page Park updates: Ivy Creek Greenway extended into the park with a boardwalk and creek bridge (complete 2024); New trail signs and wayfinding (planned 2026).
- Town Center Park
- City park. Splash pad, amphitheater / event lawn. Big Splash fountain and the Saturday farmers market. City page
- Suwanee Creek Greenway
- City park.
- Sims Lake Park
- City park. Walking trails, playground. 7-acre lake and 1.2-mile loop trail. City page
- Rock Springs Park
- County park, adjacent. 550 Rock Springs Road, Lawrenceville. Tennis, pickleball, playground, pavilion, restrooms, paved trail, sports fields, dog park. County page
Not on the map: Town Center on Main & DeLay Nature Park (no address on the city site); Main Street Park (the address matched a different street); Station Park (only placed to the street); Martin Farm Park (only a street name given).
Where this comes from
Sources for this page
- Governance, 2025 millage, tax example and school clusters: the site’s Gwinnett community data, as shown on the Gwinnett page and the interactive map.
- Housing character: Suwanee 2040 Comprehensive Plan, adopted 2023. County comparison: Gwinnett County 2045 Unified Plan, adopted February 2024.
- Price context: Redfin, average of monthly medians, June 2025 to May 2026, whole-city geography.
- School clusters: GCPS School Cluster Location Map, July 2026, school year 2026-27.
- Police: Suwanee Police Department, verified October 2, 2026.
- Plans: Downtown Suwanee Master Plan Update, Suwanee Roundabout Master Plan, Suwanee Gateway Redevelopment Plan and TAD.
- Parks: Gwinnett County and city park pages, linked above.
Built from the site’s Gwinnett data on October 19, 2026. Verify current, property-specific information with the linked official resources. I’m an independent mortgage broker, not a city or county representative.
Your next step
Let’s connect the place with the payment.
Bring the Suwanee address you’re considering or the question you haven’t been able to answer. We can connect what you’re learning about the place with financing that fits your situation.