Zoning is one of the most important, and often overlooked factors that can make or break a land deal. Zoning laws regulate how land can be used in each area and understanding them is crucial to real estate success. Let’s look at the most common zoning classifications and go over how to verify zoning before you sign on the dotted line. Check out LandCentral’s Understanding Zoning Laws: A Summer Refresher:
First, let’s break down the purpose of zoning laws and how they impact your land investment strategy.
Why Zoning Laws Exist
1. Promote Public Safety
One of the core goals of zoning is to keep people safe. Imagine if a factory emitting loud noises or harmful chemicals was placed next to a preschool. Zoning prevents this by separating incompatible land uses. It can also set requirements for building setbacks, fire access, and floodplain development to reduce risk.
2. Protect Property Values
No one wants to build a dream home only to find a junkyard pop up next door. Zoning regulations protect your investment by ensuring that surrounding land uses are compatible and appropriate for the area, helping to maintain property values over time.
3. Manage Growth and Infrastructure
Zoning helps local governments plan for utilities, transportation, and services like schools and fire departments. It ensures infrastructure keeps pace with development, preventing traffic jams, overloaded sewage systems, and over-crowded schools.
4. Preserve Community Character
Every town or neighborhood has its own character, whether it’s suburban, rural, or urban. Zoning helps preserve that character by regulating things like building height, lot size, and population density. In some areas, it’s also used to protect historic buildings or open space.
5. Encourage Economic Development
Strategic zoning can attract businesses, boost tourism, and create jobs. For example, cities might zone areas near highways for commercial development, while designating space downtown for mixed-use projects that blend retail and housing.
Learn the difference between Zoning Restrictions VS. Deed Restrictions.
Common Zoning Classifications
- Residential (R) – Everything from single-family homes to large apartment complexes. Residential zones may also limit the number of structures on a parcel or require specific setbacks from property lines.
- Commercial (C) – Designated for businesses like retail stores, restaurants, offices, and service providers. There may be restrictions on parking, signage, and building height.
- Industrial (I) – Used for manufacturing, warehousing, and heavy industrial operations. These zones are typically located away from residential areas due to noise and traffic considerations.
- Agricultural (A) – Meant for farming, livestock, and other rural uses. Depending on local rules, some limited residential or commercial use may also be allowed.
- Mixed-Use (MU) – These flexible zones allow for a combination of residential, commercial, and sometimes industrial uses. They’re increasingly popular in urban planning to promote walkability and reduce commuting.
- Recreational or Open Space – Used for parks, golf courses, or conservation areas. Development in these areas is usually restricted or tightly regulated.
What This Means for Land Buyers
If you’re buying raw land, zoning laws tell you what you can and can’t do with the property. You may have big plans, but if the land isn’t zoned to match, those plans could be delayed or denied entirely.
That’s why due diligence is crucial. Before you buy, always:
- Confirm the current zoning classification
- Understand what uses are allowed “by right” and which require special permits
- Check for any zoning overlays or proposed changes
- Consider the long-term zoning trends in the area
How to Verify Zoning Information
- Check the County or City Zoning Map – Most local governments offer online zoning maps. Simply search for “[County or City] zoning map” and enter the parcel address or parcel number.
- Call the Local Zoning Department – If the online map isn’t clear, contact the planning or zoning department directly. Ask for the zoning code, permitted uses, and any overlay districts or upcoming changes.
- Review the Zoning Ordinance – Zoning ordinances spell out the details. What you can build, how tall it can be, how far it must be from the road, etc. Make sure your intended use aligns with these rules.
- Request a Zoning Verification Letter – Some jurisdictions will issue an official letter confirming the zoning classification and allowed uses. This document can be helpful for due diligence or securing financing.
- Watch for Zoning Changes or Variances – Just because a property is zoned one way today doesn’t mean it’ll stay that way. Check with local officials to see if any rezoning proposals or developments could impact the area.
So there you have it. LandCentral’s Understanding Zoning Laws: A Summer Refresher. By understanding zoning, you can make smarter decisions and spot great opportunities before anyone else. And we’re here to help you navigate the zoning landscape and find the perfect parcel for your goals. Check out our amazing properties today!