One of the first things we look at when helping a client buy land in Tucson or Pima County is the property’s zoning. Zoning determines how a parcel can be used, what can be built on it, and what restrictions may apply. Understanding zoning early in the process can save buyers significant time, money, and frustration later on.
Zoning in Southern Arizona can get complicated quickly because different municipalities all have their own zoning codes. The City of Tucson, Pima County, Oro Valley, and Marana each regulate land use differently. Some zoning classifications overlap between municipalities, while others are unique to a specific area. That’s why understanding the zoning attached to a parcel is such an important first step before making an offer.
Common Residential Zoning Types in Pima County
In Pima County, some of the most common residential zoning classifications include:
- CR-1 (Single Residence Zone) – Minimum lot size of 36,000 square feet (0.83 acres)
- GR-1 (Rural Residential) – Minimum lot size of 1 acre
- SR (Suburban Ranch) – Minimum lot size of 3.31 acres
- RH (Rural Homestead) – Minimum lot size of 4.13 acres
Each zoning type comes with its own rules regarding:
- Minimum lot sizes
- Home height restrictions
- Setback requirements
- Allowed structures
- Density limitations
- Permitted land uses
All residential zoning classifications allow for 2 story homes up to 34 feet high, although the majority of new homes tend to be single level and usually no more than 20’ or so high.
Zoning Affects More Than Just the Home
While most residential zoning categories are intended primarily for homesites, many also allow additional uses that buyers may not expect. For example, certain zoning classifications may permit uses such as churches, public parks, childcare centers, home occupations, agricultural activities, or equestrian uses.
Depending on the zoning designation, rules may affect:
- Whether a parcel can be subdivided
- Whether guest houses or casitas are allowed
- Placement of manufactured homes
- Keeping horses or farm animals
- RV storage and accessory buildings
- Home-based businesses
- Building height and number of stories
For buyers planning a custom home, these details matter. A parcel may appear perfect on the surface, but zoning restrictions could limit your long-term plans for the property.
Start With the Zoning
When buying vacant land, zoning should always be one of the first items reviewed during due diligence. Even before evaluating home design, utilities, or construction costs, buyers should confirm that the parcel’s zoning aligns with their intended use.
The good news is you don’t have to navigate it alone.
At Buy Tucson Lots, we’ve helped buyers understand Tucson and Pima County land since 1985. Whether you’re searching for a homesite, horse property, investment parcel, or land for a future custom build, we can help you better understand the zoning, restrictions, and opportunities associated with a property before you buy.
Contact us to get started on evaluating the zoning for your future property.
