How to rezone land: process, cost and timeline

Can you rezone your property?

Most property owners can apply to rezone their land, but approval is a decision, not a right. Goochland County, Virginia says any property owner may request a rezoning. A rezoning changes the zoning map designation, and with it the uses the code allows.

The board weighs the request against the comprehensive plan and the effect on neighbors. Goochland's application must show the use fits the plan and does not harm the surrounding area.

What are the steps to rezone land?

The rezoning steps are similar in most counties, and Johnston County, North Carolina and Goochland County, Virginia are two examples. Your county may add or drop steps.

• Meet with planning staff before you file. Both counties start here.
• File the application, a parcel map and the fee by the submittal deadline.
• Staff reviews the request. Johnston County sends it to a technical review committee.
• The county posts a sign and mails notice to nearby owners. Johnston County mails to owners within 500 feet.
• The planning board holds a public hearing and recommends approval or denial.
• The governing board holds its own hearing and makes the final decision.

How much does it cost to rezone land?

County rezoning application fees in these examples run from $250 to $1,500 plus per-acre charges. Johnston County, North Carolina charges $500 under 3 acres, $750 for 3 to 6 acres, and $1,250 plus $18.75 per acre above 6 acres.

Goochland County, Virginia charges $450 to rezone to an agricultural district, and $1,500 plus $50 per acre for a residential district. Asotin County, Washington lists a $250 non-refundable fee.

The application fee is not the whole bill. Ask the planning office which of these your request needs, then get quotes from local firms.

• A boundary survey and a concept or site plan from a surveyor or civil engineer.
• Traffic, drainage, soils or septic studies, if the county asks for them.
• A land use attorney for the hearing, if the request is contested.
• Sign posting and mailing costs, if the county charges for them.

How long does it take to rezone land?

Rezoning takes about 90 to 120 days without delays in Goochland County, Virginia, which holds its meetings on a set monthly schedule. A deferral or a contested hearing adds time.

In Asotin County, Washington, the planning commission has up to 90 days after the hearing to make its recommendation. The commissioners then act. Ask your planning office for its meeting calendar and the submittal date for the next hearing.

Can you rezone agricultural land to residential?

Agricultural land can sometimes be rezoned to residential, but counties often ask for more proof first. Expect questions on whether the site can support homes with water, septic or sewer, and roads.

Check your county's comprehensive plan before you apply. It may mark your area for farming or for growth. A request that matches the plan has better odds than one that does not.

What is the difference between rezoning, a variance and a conditional use permit?

Only a rezoning changes the zoning district. A variance asks to vary one rule inside the district, such as a setback. The Town of Ripon, Wisconsin describes a variance as a hardship request that the owner did not cause.

A conditional use permit allows a use the district does not otherwise permit, under conditions. Some places call it a special use or special exception. Ask your planning office which tool fits your goal.

Can you appeal a rezoning denial?

You can usually appeal a rezoning decision in court, but the deadline is short. In Washington, the Land Use Petition Act requires a petition within 21 days of the land use decision, under RCW 36.70C.040.

Some rezonings, such as area-wide legislative changes, can fall outside that law. Each state sets its own rules, so ask a land use attorney about your deadline the day the decision comes out.

Should you rezone the land or sell it as-is?

Selling as-is avoids the cost and risk of a rezoning, while rezoning first can raise the price if it succeeds. Our guides on what land entitlement is and selling to a developer or builder explain rezone-contingent deals.

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. Get a cash offer.

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