Long County sits directly west of Liberty County on US-84, sharing a border with Fort Stewart’s installation boundaries. Ludowici, the county seat, is a small city of a few thousand residents that has developed as an affordable alternative housing market for Fort Stewart-affiliated families who find Liberty County rents too high or prefer the quieter character of Long County’s less congested communities. The county’s population of roughly 19,000 — substantially influenced by the military presence — gives it a rental market that punches above its geographic weight: consistent demand, a significant military tenant component, and the same SCRA obligations that every landlord near Fort Stewart must understand and respect.
Georgia state law governs all residential tenancies in Long County. No local rent control, no just-cause eviction requirement, and no deposit rules beyond the state statute. All dispossessory proceedings are handled by the Magistrate Court of Long County in Ludowici. Military tenants in Long County are subject to the same SCRA protections as those in adjacent Liberty County — proximity to Fort Stewart, not county lines, determines the market character here.
📊 Quick Stats
County Seat
Ludowici
Population
~19,000
Key Communities
Ludowici, Gardi, Jesup (nearby Wayne Co.)
Court System
Magistrate Court of Long County
Rent Control
None (state preemption)
SCRA Applies
Yes — military tenants common
⚡ Eviction At-a-Glance
Nonpayment Notice
Demand for Rent (no statutory waiting period)
Military Tenants
Verify SCRA status before filing
Filing Fee
~$60–$100
Court Type
Magistrate Court of Long County
Avg. Timeline
3–5 weeks
Writ Enforcement
Long County Sheriff
Long County Ordinances & Local Rules
Topic
Rule / Notes
Rent Control
None. Georgia state law preempts any local rent control ordinance statewide.
Security Deposit
No statutory cap. Must be returned within 30 days of move-out with itemized written deductions (O.C.G.A. § 44-7-34). Must be held in a separate escrow account or backed by a surety bond.
SCRA — Military Protections
Active-duty Fort Stewart servicemembers living in Long County are protected by the federal Servicemembers Civil Relief Act. Early lease termination rights upon PCS or deployment orders apply identically in Long County as in Liberty County. Verify military status through the DMDC SCRA website before filing any dispossessory against a servicemember. Consult an attorney if the tenant asserts SCRA protection.
Habitability Standard
O.C.G.A. § 44-7-13 requires landlords to maintain premises in good repair. No repair-and-deduct right for tenants under Georgia law.
Self-Help Eviction
Prohibited. Dispossessory through Magistrate Court is the only lawful removal process.
Retaliatory Eviction
O.C.G.A. § 44-7-24 prohibits retaliatory eviction following a tenant habitability complaint.
Late Fees
No statutory cap. Must be disclosed in the lease.
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As of July 1, 2024 (HB 404 "Safe at Home Act"), landlords must provide a 3-business-day written notice to vacate or pay before filing a dispossessory for nonpayment. Tenant can tender all rent owed within 7 days of service of the dispossessory summons to avoid eviction (once per 12-month period per O.C.G.A. §44-7-52(a)). Filing fees vary by county ($60-$78 typical).
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Magistrate Court. Pay the filing fee (~$75).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Georgia eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Georgia attorney or local legal aid organization.
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tenant screening in Georgia —
including background checks, credit history, income verification, and rental references — is one of the most
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AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Georgia requirements.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏙️ Local Market & Screening Tips
Key markets: Ludowici (primary), rural Long County near Fort Stewart boundary
Value play vs. Liberty County: Many Fort Stewart families choose Long County for lower rents than Hinesville. This is a legitimate strategy — verify Fort Stewart employment and accept LES income documentation. Price to BAH just as you would in Liberty County.
SCRA applies equally here: Being one county west of Liberty County doesn’t change the SCRA framework. Check active-duty status on the DMDC website before filing any dispossessory against a military tenant, every time.
Ludowici and Long County: Fort Stewart’s Western Spillover Market and Georgia Landlord-Tenant Law
Long County is not Liberty County, but it might as well be when it comes to the rental market. Sharing a border with Fort Stewart’s installation boundary and sitting directly west of Hinesville on US-84, Long County functions as an affordable alternative housing market for Fort Stewart-affiliated families who find Liberty County rents too high, prefer a quieter setting, or simply end up in Ludowici based on where they found a good unit during the pressure of a PCS move. The county’s 19,000 residents include a significant military component, and the landlord experience here — BAH income, SCRA obligations, predictable assignment-cycle turnover — mirrors Liberty County in most operational respects at a lower price point.
The Fort Stewart Connection
Fort Stewart’s land boundary touches Long County directly, and the daily commute from Ludowici to the installation’s main gates is short. For servicemembers and families who couldn’t find affordable housing in Hinesville during a PCS surge — or who actively prefer Long County’s lower density — Ludowici is a practical and popular choice. This creates a rental market in Long County that is disproportionately military in character relative to the county’s civilian population. Landlords who position themselves as military-friendly, understand BAH income documentation, and comply with SCRA requirements will have a reliable tenant pipeline from the Fort Stewart assignment cycle. Those who are unfamiliar with military tenancies will encounter avoidable friction.
The SCRA applies fully to Fort Stewart servicemembers living in Long County. Early lease termination rights, eviction protections, and the court notification requirements are identical to those in Liberty County — the county line does not create a legal distinction. Before filing any dispossessory against an active-duty tenant, verify military status through the Defense Manpower Data Center’s SCRA lookup tool and consult an attorney if the tenant has asserted or is likely to assert SCRA protection. See the Liberty County page for a full treatment of SCRA obligations that apply equally here.
Georgia Law: Standard Framework
Long County applies Georgia state landlord-tenant law without local modification. Deposits in escrow, returned within 30 days with written itemized accounting; habitability maintained under O.C.G.A. § 44-7-13; evictions through the Magistrate Court of Long County in Ludowici. The court is small and the docket is manageable — a well-documented case moves through efficiently. Self-help eviction is prohibited, and the prohibition applies identically whether the tenant is a Fort Stewart servicemember or a local civilian. In either case, the only lawful path to reclaiming possession is through the magistrate court.
Positioning for Long County’s Market
Long County’s value proposition is straightforward: Fort Stewart proximity at Liberty County’s spillover price. Market explicitly to incoming Fort Stewart families — list on military housing referral networks, advertise acceptance of BAH and LES documentation, and make it easy for PCS families under time pressure to apply and qualify quickly. A landlord in Ludowici who makes the military application process frictionless will consistently outperform competitors who treat military applicants like unusual cases. They are not unusual here — they are the market.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Consult a licensed Georgia attorney or contact the Magistrate Court of Long County for guidance on specific matters. Last updated: March 2026.
