Austin, TX Zoning
Districts & Requirements

Every zoning district in Austin with permitted uses, setbacks, height limits, and density requirements — in plain English. Austin uses traditional Euclidean zoning with combining districts and overlays layered on top. The HOME Initiative (Phase 1: Dec 2023, Phase 2: May 2024) dramatically changed residential zoning — up to 3 units on any SF lot, minimum lot size cut to 2,500 SF. Compatibility standards were reduced from 540 ft to 75 ft in 2024, unlocking height along corridors. SB 840 (Sept 2025) eliminated FAR limits for residential/mixed-use statewide, prompting Austin to adopt a 350-ft interim height cap in CBD while it reworks the downtown code.

Official Development Code →Interactive Zoning Map →GIS Portal →

Zoning districts

Overlay districts

1,000,000

Population

2024

Code adopted

Quick Reference

Find your district, see what you can do. Click any row for details.

District	At a glance	Height	Coverage
SF-1	1-acre minimum. Estate lots. No subdivision potential without rezoning.	35 ft	20% building / 25% impervious
SF-2	10,000 SF minimum. Suburban single-family. HOME allows 3 units and ADUs now.	35 ft	40% building / 45% impervious
SF-3	Austin's most common residential zone. 5,750 SF lots. Duplexes by right. 3 units under HOME.	35 ft	40% building / 45% impervious
SF-4A	Small lot single-family. 3,600 SF minimum. Higher coverage at 55%. Good infill product.	35 ft	55% building / 65% impervious
SF-6	Townhouses and condo sites. Zero-lot-line allowed. 2,500 SF per unit. Best attached-product district.	35 ft	50% building / 60% impervious
MF-1	Low-density multifamily, 17 units/acre max. Transition district between SF and higher MF.	40 ft (3 stories)	50% building / 60% impervious
MF-2	23 units/acre, 40 ft height. Garden-style apartments. Near single-family neighborhoods.	40 ft (3 stories)	50% building / 60% impervious
MF-3	36 units/acre, 40 ft height. Higher density garden apartments. Corridors and transition areas.	40 ft (3 stories)	55% building / 65% impervious
MF-4	54 units/acre, 50 ft / 4 stories. The step-up from garden to mid-rise. Transit corridors.	50 ft (4 stories)	55% building / 70% impervious
MF-5	No unit cap, 60 ft height. High-density apartments. VMU overlay can add 30 ft for 90 ft total.	60 ft (5 stories; 90 ft with VMU2)	65% building / 80% impervious
MF-6	No unit cap, no height limit. High-rise residential. Downtown and major activity centers only.	No fixed max (subject to Capitol View Corridors and CBD 350-ft interim cap)	65% building / 90% impervious
LO	Low-intensity office, 40 ft max. Transition between residential and commercial. No retail.	40 ft	50% building / 60% impervious
GO	Medium-intensity office, 60 ft. Allows larger office buildings. Hotels permitted.	60 ft	55% building / 70% impervious
GR	Austin's general commercial district. 60 ft, retail + office + restaurants. Most common commercial zone.	60 ft (90 ft with VMU2)	60% building / 80% impervious
CS	Broadest commercial uses. Auto, outdoor entertainment, limited warehouse. 60 ft. Austin's C-2 equivalent.	60 ft (90 ft with VMU2)	65% building / 85% impervious
CBD	350-ft interim cap (was unlimited). Downtown density bonus for additional height. Premium entitlement.	350 ft interim cap (additional with DDBP; subject to Capitol View Corridors)	95% building / 95% impervious
LI	Light industrial, warehouse, flex space. 60 ft. Allows office and limited commercial.	60 ft	70% building / 85% impervious
W/LO	Creative office and warehouse flex. Popular for adaptive reuse in East Austin.	40 ft	60% building / 75% impervious

Residential — Single-Family

4 districts in Austin

SF-1

Single-Family Residence — Large Lot

Large-lot single-family on 1+ acres. Functionally rural residential within city limits. If you're evaluating an SF-1 parcel, the play is land banking or rezoning — not building to the existing entitlement.

What you can build

✓Single-family home
✓ADU (post-HOME)
✓Up to 3 units on one lot (HOME Initiative)
✓Home occupation

✗Multifamily
✗Commercial or retail
✗Subdivision below 1-acre lots without rezoning

Key numbers

Height: 35 ft
Lot min: 43,560 SF (1 acre)
Width: 100 ft
Coverage: 20% building / 25% impervious
Front: 40 ft
Side: 15 ft
Rear: 20 ft

What this means in practice

20% building coverage on 43,560 SF = 8,712 SF footprint — a massive custom home. But the real math is land value: a 1-acre SF-1 parcel near a corridor could be worth 3-5x more rezoned to MF or GR. Check the future land use map before buying at residential pricing.

SF-2

Single-Family Residence — Standard Lot

Standard suburban single-family. 10,000 SF lots, 70-ft wide. The HOME Initiative changed the game here — you can now build up to 3 units on these lots without rezoning.

What you can build

✓Single-family home
✓ADU
✓Up to 3 units (HOME Initiative)
✓Home occupation

✗Multifamily beyond 3 units
✗Commercial or retail

Key numbers

Height: 35 ft
Lot min: 10,000 SF (2,500 SF under HOME Phase 2)
Width: 70 ft
Coverage: 40% building / 45% impervious
Front: 25 ft
Side: 5 ft (15 ft combined)
Rear: 10 ft

What this means in practice

40% of 10,000 SF = 4,000 SF footprint. Two stories gets you ~7,500 SF of living space. The HOME play: subdivide a 10,000 SF lot into two 5,000 SF lots, build a duplex on each. Or keep it whole and build 3 units. Run the per-door numbers both ways. Under HOME Phase 2, new lots can be as small as 2,500 SF.

SF-3

Single-Family Residence — Family Residence

The workhorse residential district covering most of Austin's neighborhoods. Duplexes have always been allowed here. HOME Phase 2 cut minimum lot size to 2,500 SF and allows up to 3 units, making SF-3 land significantly more valuable for infill.

What you can build

✓Single-family home
✓Duplex (by right)
✓ADU
✓Up to 3 units (HOME Initiative)
✓Home occupation

✗Multifamily beyond 3 units
✗Commercial or retail

Key numbers

Height: 35 ft
Lot min: 5,750 SF (2,500 SF under HOME Phase 2)
Width: 50 ft
Coverage: 40% building / 45% impervious
Front: 25 ft
Side: 5 ft (15 ft combined)
Rear: 10 ft

What this means in practice

40% of 5,750 SF = 2,300 SF footprint. A duplex at 2 stories = ~4,200 SF total, or two 2,100 SF units. With HOME, you can fit 3 units — a main house + ADU + second ADU, or a triplex. The subdivision play: split a 10,000 SF lot into two 5,000 SF lots and build a duplex on each for 4 total units. SF-3 land near East Austin corridors trades at a premium because of this math.

SF-4A

Single-Family Residence — Small Lot

Small-lot infill district. 40-ft wide lots, 3,600 SF minimum, 55% coverage. Built for compact urban homes. Popular for alley-loaded skinny homes in East Austin and North Loop.

What you can build

✓Single-family home
✓ADU
✓Up to 3 units (HOME Initiative)
✓Cottage-style infill

✗Multifamily beyond 3 units
✗Commercial or retail

Key numbers

Height: 35 ft
Lot min: 3,600 SF
Width: 40 ft
Coverage: 55% building / 65% impervious
Front: 15 ft
Side: 3 ft (one side), 5 ft (other side)
Rear: 5 ft

What this means in practice

55% of 3,600 SF = 1,980 SF footprint. Two stories gets you ~3,700 SF. The reduced setbacks (3-ft side, 5-ft rear) maximize the buildable envelope. SF-4A is the go-to for narrow lot spec homes — alley access eliminates front-facing garages and gets you 3-5 additional feet of buildable width.

Residential — Attached

1 district in Austin

SF-6

Townhouse & Condominium Residence

Austin's attached housing district. Townhouses, condominiums, and zero-lot-line homes. The party-wall provision (0-ft side setback) is the play — build row houses wall to wall.

What you can build

✓Townhouses
✓Condominiums
✓Zero-lot-line homes
✓Single-family
✓Duplex
✓ADU

✗Apartments (need MF district)
✗Commercial or retail

Key numbers

Height: 35 ft
Lot min: 2,500 SF per unit
Width: 25 ft
Coverage: 50% building / 60% impervious
Front: 15 ft
Side: 0 ft (party wall) or 5 ft
Rear: 10 ft

What this means in practice

2,500 SF per unit is the density driver. A half-acre lot (21,780 SF) = 8 townhouse units. At 50% coverage and 2 stories, each 25-ft-wide townhouse is ~2,200 SF — the sweet spot for Austin's $500K-700K price point. Party walls eliminate side setbacks and let you go unit to unit. This is Austin's most efficient for-sale attached product.

Residential — Multifamily

6 districts in Austin

MF-1

Multifamily Residence — Limited Density

Entry-level multifamily. Up to 17 units per acre, 40-ft height. Typically a buffer between single-family neighborhoods and more intense multifamily or commercial. Small apartment buildings and fourplexes.

What you can build

✓Small apartment buildings
✓Fourplexes
✓Townhouses
✓Duplexes and triplexes
✓Single-family + ADU

✗Large apartment complexes
✗Commercial or retail
✗Industrial

Key numbers

Height: 40 ft (3 stories)
Lot min: 8,000 SF
Width: 50 ft
Coverage: 50% building / 60% impervious
Front: 25 ft
Side: 5 ft (10 ft adjacent to SF)
Rear: 10 ft

What this means in practice

17 units/acre on a quarter-acre lot = 4 units. On a half-acre = 8 units. At 50% coverage and 3 stories, a half-acre MF-1 site yields ~32,600 SF gross — 8 units at ~1,200 SF each plus common areas. MF-1 pencils for small infill projects but not institutional-grade apartments. If you need more density, look for MF-2 or MF-3 sites.

MF-2

Multifamily Residence — Low Density

Low-density multifamily for garden-style apartments near residential areas. 23 units per acre, 40-ft height, 3-story max. The typical Austin garden apartment product.

What you can build

✓Garden-style apartments
✓Townhouse complexes
✓Small apartment buildings
✓Senior housing

✗Mid-rise or high-rise apartments
✗Commercial or retail (standalone)
✗Industrial

Key numbers

Height: 40 ft (3 stories)
Lot min: 8,000 SF
Width: 50 ft
Coverage: 50% building / 60% impervious
Front: 25 ft
Side: 5 ft (15 ft street side)
Rear: 10 ft

What this means in practice

23 units/acre on 1 acre = 23 apartments. At 40-ft height and 50% coverage, a 1-acre site yields ~65,000 SF gross — 23 units averaging 900-1,000 SF with corridors and stairs. Surface parking at 1.5 spaces/unit eats ~35% of site area. This is the bread-and-butter suburban apartment product in Austin.

MF-3

Multifamily Residence — Medium Density

Medium-density multifamily at 36 units per acre. Same 40-ft height as MF-2 but allows significantly more units. Found along corridors and transition areas between residential and commercial.

What you can build

✓Medium-density apartments
✓Townhouse complexes
✓Senior housing
✓Student housing

✗Mid-rise (4+ stories) apartments
✗Standalone commercial
✗Industrial

Key numbers

Height: 40 ft (3 stories)
Lot min: 8,000 SF
Width: 50 ft
Coverage: 55% building / 65% impervious
Front: 15 ft
Side: 10 ft
Rear: 10 ft

What this means in practice

36 units/acre on 1 acre = 36 apartments in a 3-story building. At 55% coverage: 23,958 SF footprint x 3 floors = ~72,000 SF gross. That's 36 units at ~750-850 SF average with common areas. At 36 units, you start to justify structured parking — surface lots won't fit. Check compatibility: if adjacent to SF-5 or more restrictive, the 75-ft step-down still applies.

MF-4

Multifamily Residence — Moderate-High Density

Moderate-high density multifamily along transit corridors and activity centers. 54 units/acre with 50-ft height. This is where you transition from garden-style to elevator-served buildings.

What you can build

✓Mid-rise apartment buildings
✓Large townhouse complexes
✓Senior housing
✓Student housing near UT

✗High-rise towers
✗Standalone commercial
✗Industrial

Key numbers

Height: 50 ft (4 stories)
Lot min: 8,000 SF
Width: 50 ft
Coverage: 55% building / 70% impervious
Front: 15 ft
Side: 10 ft
Rear: 10 ft

What this means in practice

54 units/acre on 1 acre = 54 apartments. At 55% coverage and 4 stories: 23,958 SF x 4 = ~96,000 SF gross. That supports 54 units averaging ~800 SF with common areas. At this density, structured parking is required — budget $20K-30K/stall. The fourth story materially changes construction type (wood over podium becomes attractive). MF-4 sites near Project Connect light rail stations are the play.

MF-5

Multifamily Residence — High Density

High-density multifamily with no unit-per-acre cap — density is controlled by height (60 ft) and site development standards. Found near downtown, along major corridors, and at activity centers.

What you can build

✓High-density apartment buildings
✓Condo towers (up to 60 ft)
✓Senior living complexes
✓Student housing

✗High-rise towers above 60 ft (without VMU)
✗Standalone commercial
✗Industrial

Key numbers

Height: 60 ft (5 stories; 90 ft with VMU2)
Lot min: 8,000 SF
Width: 50 ft
Coverage: 65% building / 80% impervious
Front: 15 ft
Side: 10 ft
Rear: 10 ft

What this means in practice

At 65% coverage and 5 stories on 1 acre: 28,314 SF x 5 = ~142,000 SF gross. That's 120-160 apartments depending on unit mix. With VMU2 overlay, you get 90 ft (7-8 stories) in exchange for 12% affordable at 60% MFI — the extra 2-3 floors of market-rate units more than pay for the affordability requirement. MF-5 + VMU2 is Austin's most efficient density play outside CBD.

MF-6

Multifamily Residence — Highest Density

Austin's most intensive residential district. No height limit, no unit-per-acre cap. Found in and around downtown. This is where residential towers happen.

What you can build

✓High-rise apartment towers
✓Luxury condo towers
✓Large-scale senior housing
✓Student housing towers

✗Standalone commercial (use CBD or CS)
✗Industrial

Key numbers

Height: No fixed max (subject to Capitol View Corridors and CBD 350-ft interim cap)
Lot min: 8,000 SF
Width: 50 ft
Coverage: 65% building / 90% impervious
Front: 15 ft
Side: 10 ft
Rear: 10 ft

What this means in practice

MF-6 land commands premium pricing because height is essentially unlimited (subject to CVC and the interim 350-ft CBD cap). A 1-acre MF-6 site at 20 stories = 280,000+ SF gross, or 250-350 apartments. Below-grade or structured parking is mandatory. Check Capitol View Corridors — they can cut your height to 40-125 ft depending on location. The Downtown Density Bonus Program may require affordable units or fees for height above base.

Commercial — Office

2 districts in Austin

LO

Limited Office

Low-intensity office district providing a buffer between residential and commercial areas. 40-ft height, 0.5 FAR. No retail or restaurant uses — strictly office, professional services, and medical.

What you can build

✓Professional offices
✓Medical/dental offices
✓Financial services
✓Administrative offices

✗Retail or restaurants
✗Residential (without VMU)
✗Industrial
✗Entertainment

Key numbers

Height: 40 ft
Lot min: 5,750 SF
Width: 50 ft
Coverage: 50% building / 60% impervious
Front: 25 ft
Side: 10 ft (adjacent to residential)
Rear: 10 ft

What this means in practice

50% coverage at 0.5 FAR on a quarter-acre = ~5,445 SF of office. Small-scale: a 2-story, 5,000 SF professional office building. With SB 840 (2025), residential and mixed-use are now allowed on LO parcels without rezoning — this makes LO sites near neighborhoods significantly more valuable as housing sites. Run the residential pro forma alongside the office pro forma.

GO

General Office

General office district for larger office developments. 60-ft height, 1.0 FAR. Hotels and financial services allowed. Found along corridors like Research Blvd, MoPac, and US 183.

What you can build

✓Office buildings (multi-story)
✓Hotels
✓Medical complexes
✓Financial institutions
✓Mixed-use with residential (SB 840)

✗Retail or restaurants (standalone)
✗Industrial
✗Entertainment venues

Key numbers

Height: 60 ft
Lot min: 5,750 SF
Width: 50 ft
Coverage: 55% building / 70% impervious
Front: 25 ft
Side: 10 ft
Rear: 10 ft

What this means in practice

At 60 ft and 1.0 FAR on 1 acre: up to 43,560 SF of office. A 4-story, 40,000 SF suburban office building is the typical GO product. Post-SB 840, GO sites are hot for residential conversion — a GO parcel on a transit corridor can now be developed as apartments without rezoning. The office vacancy rate in Austin (~20%) makes residential often the better play.

Commercial — Retail

1 district in Austin

GR

Community Commercial

The workhorse commercial district. Retail, restaurants, offices, entertainment, and services up to 60 ft. GR covers most of Austin's commercial corridors — South Lamar, Burnet Road, Airport Blvd.

What you can build

✓Retail and restaurants
✓Offices
✓Hotels
✓Entertainment
✓Mixed-use with residential (VMU or SB 840)
✓Day care, personal services

✗Heavy industrial
✗Outdoor storage (need CS)
✗Auto repair (need CS)

Key numbers

Height: 60 ft (90 ft with VMU2)
Lot min: 5,750 SF
Width: 50 ft
Coverage: 60% building / 80% impervious
Front: 0 ft (urban) to 25 ft
Side: 0 ft or 10 ft (adjacent to residential)
Rear: 0 ft or 10 ft (adjacent to residential)

What this means in practice

GR is where most VMU projects happen. Base 60 ft + VMU2 overlay = 90 ft (7-8 stories) with 12% affordable. On a typical half-acre GR-MU-V site on South Lamar: 90-ft building, ~100,000 SF mixed-use, ground-floor retail + 80-100 apartments. Without VMU, a 60-ft GR building on the same site yields ~65,000 SF. The VMU2 premium almost always pencils on corridor sites.

Commercial — Services

1 district in Austin

CS

General Commercial Services

Austin's most permissive general commercial district. Everything GR allows plus auto sales/repair, outdoor entertainment, limited warehousing, and contractor services. The catch-all for uses that don't fit GR.

What you can build

✓All GR uses (retail, restaurant, office)
✓Auto sales and repair
✓Outdoor entertainment
✓Limited warehousing
✓Contractor services
✓Mixed-use with residential (VMU or SB 840)

✗Heavy industrial manufacturing
✗Hazardous materials processing

Key numbers

Height: 60 ft (90 ft with VMU2)
Lot min: 5,750 SF
Width: 50 ft
Coverage: 65% building / 85% impervious
Front: 0 ft (urban) to 25 ft
Side: 0 ft or 10 ft (adjacent to residential)
Rear: 0 ft or 10 ft (adjacent to residential)

What this means in practice

CS sites are the conversion play in Austin. Auto dealerships and strip malls on CS-zoned land along corridors like East Riverside, South Congress, and North Lamar are being redeveloped as mixed-use. CS already allows the auto/service uses, so there's no rezoning risk if the market turns — you can always revert. With VMU2: 90 ft, ground-floor retail, 12% affordable. CS + VMU2 on a 1-acre corridor site = 150-200 apartments over retail.

Downtown

1 district in Austin

CBD

Central Business District

Austin's downtown core. Height was unlimited under FAR controls until SB 840 eliminated FAR limits statewide. The city imposed a 350-ft interim cap (Oct 2025) while reworking the code. Downtown Density Bonus Program allows additional height for affordable housing contributions.

What you can build

✓High-rise office towers
✓Residential towers
✓Hotels
✓Mixed-use
✓Entertainment and cultural venues
✓Retail and restaurants

✗Heavy industrial
✗Auto-oriented uses
✗Outdoor storage

Key numbers

Height: 350 ft interim cap (additional with DDBP; subject to Capitol View Corridors)
Lot min: 5,750 SF
Width: 50 ft
Coverage: 95% building / 95% impervious
Front: 0 ft (build-to line)
Side: 0 ft
Rear: 0 ft

What this means in practice

CBD land trades at $400-800/SF because entitlement is the most permissive in Austin. At 350 ft (~30 stories) and 95% coverage on a quarter-acre: ~340,000 SF of tower. The DDBP requires Great Streets improvements + affordable housing (on-site units or fee-in-lieu) for height above base. Capitol View Corridors are the wildcard — they can cut your height to 40 ft on otherwise premium sites. Check CVC before making an offer. Below-grade parking is standard.

Industrial

2 districts in Austin

LI

Limited Industrial

Light industrial and flex space. Warehousing, manufacturing, R&D, and office uses. 60-ft height. Found along US 183, SH 71, and east of I-35.

What you can build

✓Light manufacturing
✓Warehousing and distribution
✓Flex/R&D space
✓Office
✓Limited retail (accessory)

✗Residential
✗Heavy manufacturing with major environmental impact
✗Hazardous waste processing

Key numbers

Height: 60 ft
Lot min: 5,750 SF
Width: 50 ft
Coverage: 70% building / 85% impervious
Front: 0 ft to 25 ft
Side: 0 ft or 10 ft
Rear: 0 ft or 10 ft

What this means in practice

LI land east of I-35 and along US 183 is the rezoning opportunity in Austin. As neighborhoods gentrify around it, LI-to-MF or LI-to-CS rezonings are common. An LI parcel near the new Blue Line light rail could be worth 5-10x more as MF-5 or CS-MU-V. Under SB 840, residential is now allowed on LI parcels in cities over 150K — check if the site qualifies.

W/LO

Warehouse / Limited Office

Warehouse and limited office combining district. The darling of East Austin's creative economy — old warehouses converted to offices, breweries, and event spaces. Allows a mix of light industrial and office.

What you can build

✓Warehouse and storage
✓Office (limited)
✓Light manufacturing
✓Creative office / coworking
✓Brewery / distillery

✗Standalone retail or restaurant
✗Residential (without SB 840)
✗Heavy manufacturing

Key numbers

Height: 40 ft
Lot min: 5,750 SF
Width: 50 ft
Coverage: 60% building / 75% impervious
Front: 25 ft
Side: 10 ft
Rear: 10 ft

What this means in practice

W/LO is the adaptive reuse district. East Austin W/LO parcels (East 5th, East 6th, Springdale) have been converted to creative offices, event venues, and breweries. The 40-ft height limits the upside without rezoning. SB 840 may allow residential here — check eligibility. If the lot is near the Blue Line alignment, rezoning to CS or MF-5 is the play.

Development Bonus Program

Austin has two main bonus programs. The VMU2 overlay on commercial corridors allows 90 ft (vs. 60 ft base) in exchange for 12% affordable at 60% MFI, ground-floor retail, and Great Streets improvements. Near light rail, parking drops to 25% of base. The Downtown Density Bonus Program (DDBP) allows height above the 350-ft interim CBD cap in exchange for on-site affordable units or fee-in-lieu contributions to the Affordable Housing Trust Fund, plus Great Streets improvements. At least 50% of the bonus must be achieved through affordable housing. Both programs pencil well — the extra market-rate floors more than offset the affordability requirement. Run the pro forma both ways.

Overlay Districts

Capitol View Corridors (CVC)

Height limits protecting views of the State Capitol from 30+ designated vantage points. CVC can cap height as low as 40 ft on otherwise high-density sites. This is the single most important overlay to check before buying downtown or near-downtown land — it overrides base zoning height. Check the CVC map before making an offer.

Vertical Mixed Use (VMU / VMU2)

Allows 60 ft (VMU1) or 90 ft (VMU2) on qualifying commercial parcels in exchange for ground-floor retail and affordable units (10% at 60% MFI for VMU1, 12% at 60% MFI for VMU2). Waives front setback, FAR, and coverage limits. Near light rail: parking reduced to 25% of base requirement and compatibility limited to 100 ft. VMU2 is Austin's most powerful density bonus outside CBD.

Neighborhood Conservation Combining District (NCCD)

Applied to older neighborhoods (Hyde Park, North University, East 11th/12th) to modify base zoning and protect historic lot patterns. NCCDs can override base district standards — additional lot size minimums, height restrictions, or use limitations. Read the specific NCCD ordinance before assuming base zoning standards apply.

Waterfront Overlay (WO)

Covers properties near Lady Bird Lake and the Colorado River. 15 subdistricts with varying height limits and design requirements. Enhanced setbacks from the waterfront, scenic view protection, and design review. Limits can significantly reduce buildable area on lakefront parcels. The WO restrictions are why most tall development has shifted to Rainey Street (outside the most restrictive subdistricts).

Neighborhood Plan Combining District (NP)

Applied to parcels within adopted neighborhood plans. NP overlays can restrict or expand permitted uses, add design standards, or modify conditional use requirements. Over 50 neighborhood plans exist. Always check if an NP overlay applies — it may prohibit uses that base zoning allows.

FEMA Floodplain / Critical Water Quality Zone

Austin's aggressive environmental regulations restrict development in floodplains and over the Edwards Aquifer recharge zone. Impervious cover limits in the Barton Springs Zone (SOS Ordinance) cap coverage at 15-25% regardless of base zoning. Critical water quality zones along major creeks add additional buffer requirements. These environmental overlays can reduce buildable area by 50% or more on affected parcels.

Compatibility Standards (Revised 2024)

Reduced from 540 ft to 75 ft trigger distance in May 2024. Only properties zoned SF-5 or more restrictive with 1-3 homes trigger compatibility. Within 75 ft of triggering property, height steps up from 35 ft at the property line. This change unlocked substantial height along commercial corridors previously capped by nearby SF homes.

Frequently Asked Questions

How do I check zoning for a specific Austin property?

Use the City's Property Profile tool at austintexas.gov/gis/propertyprofile — enter any address to see base zoning, combining districts, overlays, NCCD status, flood zone, and Capitol View Corridor applicability. For what you can actually build on the site, you need to layer base zoning + overlays + compatibility + environmental constraints.

What did the HOME Initiative change?

HOME Phase 1 (Dec 2023) allowed up to 3 units on any SF lot and permitted ADUs in SF-1 and SF-2 (previously SF-3 only). HOME Phase 2 (May 2024) cut minimum lot size to 2,500 SF across all SF districts and reduced compatibility from 540 ft to 75 ft. This effectively ended single-family-only zoning in Austin and opened massive infill potential on existing SF lots.

What is SB 840 and how does it affect Austin development?

Texas SB 840 (effective Sept 2025) prohibits cities from enforcing FAR limits on residential and mixed-use projects. It also allows residential development on any commercially or industrially zoned land in cities over 150K. In Austin, this means apartments are now allowed by-right on LO, GO, GR, CS, and even LI parcels. The city responded with a 350-ft interim height cap in CBD to preserve the density bonus program.

How does VMU2 work and when does it pencil?

VMU2 allows 90 ft (vs. 60 ft base) on qualifying commercial parcels. Requirements: 12% of units at 60% MFI, ground-floor retail, and Great Streets. Near light rail, parking drops to 25% of base requirement. The extra 30 ft typically adds 2-3 floors of market-rate units, which generates more revenue than the affordable units cost. VMU2 pencils on virtually every corridor site with land costs under $200/SF.

What are Capitol View Corridors and how do they affect my site?

CVCs protect sightlines to the State Capitol from 30+ designated public vantage points. They impose absolute height caps (as low as 40 ft) that override base zoning. A CBD-zoned site in a CVC might be limited to 4 stories instead of 30. There is no variance process — CVCs are hard limits. Check the CVC map at the city's GIS portal before evaluating any site within 2 miles of the Capitol.

How has Austin's compatibility standard changed?

Pre-2024, buildings within 540 ft of single-family homes had to step down in height — effectively capping most corridor sites at 40-60 ft. In May 2024, the trigger distance was reduced to 75 ft and limited to properties zoned SF-5 or more restrictive with 1-3 homes. This unlocked an estimated 63,000 additional housing units along commercial corridors.

Can I build apartments on commercially zoned land without rezoning?

Yes, under SB 840 (effective Sept 2025), residential and mixed-use development is allowed by-right on any land zoned for office, commercial, retail, warehouse, or mixed-use in cities over 150K population. No rezoning required. This applies to LO, GO, GR, CS, LI, and W/LO parcels in Austin. The base zoning height and setback standards still apply — SB 840 only adds residential as a permitted use.

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any address in Austin

Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.

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Austin, TX ZoningDistricts & Requirements

Quick Reference

Residential — Single-Family

SF-1

SF-2

SF-3

SF-4A

Residential — Attached

SF-6

Residential — Multifamily

MF-1

MF-2

MF-3

MF-4

MF-5

MF-6

Commercial — Office

LO

GO

Commercial — Retail

GR

Commercial — Services

CS

Downtown

CBD

Industrial

LI

W/LO

Development Bonus Program

Overlay Districts

Capitol View Corridors (CVC)

Vertical Mixed Use (VMU / VMU2)

Neighborhood Conservation Combining District (NCCD)

Waterfront Overlay (WO)

Neighborhood Plan Combining District (NP)

FEMA Floodplain / Critical Water Quality Zone

Compatibility Standards (Revised 2024)

Frequently Asked Questions

How do I check zoning for a specific Austin property?

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How does VMU2 work and when does it pencil?

What are Capitol View Corridors and how do they affect my site?

How has Austin's compatibility standard changed?

Can I build apartments on commercially zoned land without rezoning?

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Austin, TX Zoning
Districts & Requirements

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