How to find out what your land is zoned

What parcel number do I need to look up zoning?

You need your parcel number, also called the APN or tax ID. It is on your tax bill, your deed and the assessor's website. Address search is not always reliable. San Mateo County, California warns that its GIS database may not find property information by address, so it asks users to search by APN.

How do I use the county GIS or parcel viewer?

Search the web for your county name plus GIS, parcel viewer or zoning map. The steps are similar in most counties.

• Open the map and find the layers menu.
• Turn on the zoning layer. Charleston County, South Carolina calls it Zoning Districts.
• Search by parcel number or address.
• Click the parcel and read the pop-up for the zoning district code.
• Write down the code and look up its meaning in the zoning ordinance.

What does a Georgia county zoning lookup look like?

Georgia counties post their own zoning viewers, and each covers only its unincorporated area. Cherokee County, Georgia says its "interactive Geocortex website (Online GIS Map) allows users to find the zoning of property in unincorporated Cherokee County."

Cobb County, Georgia says its Zoning Division "has jurisdiction over properties located within unincorporated Cobb County." Each city regulates zoning within its own limits. Cobb also offers a tool to find the jurisdiction for any address.

Cherokee County adds that minimum lot size, setbacks and lot width sit in the development standards table of its zoning ordinance, not on the map.

Is my land zoned by the city or the county?

Zoning comes from the government that controls the land. Inside city limits, the city sets zoning. In unincorporated areas, the county does. Charleston County says that if the jurisdiction shown is not the county, you must contact that municipality.

San Mateo County's zoning layer is labeled for unincorporated areas. The City of Sebastopol, California says its jurisdiction ends at its city limit line. Check the boundary on the map before you trust a zoning result.

What are other ways to look up zoning?

You can call or visit the county or city planning department, and staff can confirm your district. The City of Sebastopol also notes that an assessor report can list zoning.

A phone call is the best check, since an online map can be out of date. Ask for the zoning in writing if you need it for a sale, a loan or an application.

How do I read the zoning code?

The map gives you a code, such as A-1 or R-1, and the zoning ordinance tells you what that code allows. Look for permitted uses, minimum lot size, setbacks and any conditions.

A parcel can sit in more than one layer. San Mateo County gives the example R-1/S-17/DR/CD and says development must comply with each layer. Overlays can add rules for design, coastal areas or hazards.

Is my land zoned agricultural, or is there no zoning at all?

The district code or name tells you whether land is zoned agricultural. Agricultural districts often start with A or AG, but codes differ. Read the ordinance to see what that district allows, such as farming, homes or both.

Some rural areas have no zoning at all. Pickaway County, Ohio says one of its townships has not adopted a zoning resolution. In that case, other rules like county subdivision regulations and health department approvals still apply.

Texas is a larger example. Texas A&M's Real Estate Research Center says Texas counties have limited land-use authority, which does not include zoning but does include platting. It adds that some counties have limited zoning authority, mainly around specific lakes. Texas cities hold the zoning power. So land outside a city often has no zoning map to find. Platting, deed restrictions and other rules can still apply. Ask the county where your land stands.

What other rules limit how I can use my land?

Deed restrictions, easements and flood zones can limit use even when zoning allows it. Pickaway County also points owners to flood hazard rules and driveway access approval. Check these before you plan a build or a sale.

What can I do if zoning blocks my plan?

If zoning blocks your plan, you can ask for a rezoning, a variance or a conditional use permit. Our guide to how to rezone land explains the differences. You can also split the land. See how to subdivide land.

Liberty Acres is a family-owned land company. We buy land anywhere in the US, in any condition, and close through a title company. We pay back taxes and all closing costs, with no agents and no commissions. We can close in as little as 14 days. Most sales close within a few weeks to a few months, once the title work is done. For larger parcels with development potential, we can sign terms that allow time for zoning and entitlement work. You keep title until closing, and the price can reflect the added value. To see an offer, get a cash offer.

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