SF-3 — Family Residence

The most common single-family zoning district in Austin, covering the majority of residential neighborhoods. Permits single-family homes, duplexes on lots 7,000+ sq ft, and ADUs. Under HOME reforms, now allows up to 3 units per lot.

Typical uses: Single-family dwelling, Duplex, Accessory dwelling unit (ADU), Home occupation, Group home (small)

Max height: 35 ft. FAR: 0.40:1. Min lot size: 5,750 sq ft (1,800 sq ft under HOME Phase 2). Setbacks: Front: 25 ft, Side: 5 ft (15 ft combined), Rear: 10 ft. Lot coverage: 40%.

Developer notes: Highest-demand infill zoning in Austin. Under HOME reforms, SF-3 parcels of 7,000+ sq ft support duplexes or house + ADU, making them prime targets for small-scale multifamily infill in East Austin and near transit corridors.

SF-6 — Townhouse / Condominium Residence

Permits attached single-family dwellings such as townhouses and condominiums at moderate density. Bridges the gap between single-family and multifamily zones, allowing fee-simple ownership of attached units.

Typical uses: Townhouses, Condominiums, Single-family dwellings, Duplexes, Group homes

Max height: 35 ft. FAR: 0.50:1. Min lot size: 3,500 sq ft. Setbacks: Front: 15 ft, Side: 5 ft (0 ft attached wall), Rear: 10 ft. Lot coverage: 50%.

Developer notes: Ideal for townhome developments. The 3,500 sq ft minimum makes it economically efficient for attached-product builders. Often found in transitional areas between single-family neighborhoods and higher-density corridors.

MF-3 — Multifamily Residence, Medium Density

Allows apartment and condominium projects at medium density. Commonly found along secondary corridors and near neighborhood commercial nodes. Permits a range of residential building types.

Typical uses: Apartments, Condominiums, Townhouses, Duplexes, Bed & breakfast

Max height: 40 ft. FAR: 0.50:1. Min lot size: 8,000 sq ft. Setbacks: Front: 15 ft, Side: 10 ft, Rear: 10 ft. Lot coverage: 50%.

Developer notes: The workhorse multifamily district for mid-density projects. 40 ft height allows 3-story wood-frame construction — the most cost-efficient multifamily building type. Attractive for value-add and ground-up apartment developers.

MF-4 — Multifamily Residence, Moderate-High Density

Permits higher-density multifamily development with additional height. Typically found near major corridors, employment centers, and downtown-adjacent areas.

Typical uses: Apartments, Condominiums, Townhouses, Group residential, Bed & breakfast

Max height: 50 ft. FAR: 0.75:1. Min lot size: 8,000 sq ft. Setbacks: Front: 15 ft, Side: 10 ft, Rear: 10 ft. Lot coverage: 55%.

Developer notes: 50 ft height allows 4-story construction. The jump from MF-3's 0.50 FAR to 0.75 FAR represents significantly more leasable area per land dollar. Key district for developers pursuing mid-rise multifamily near transit and employment corridors.

MF-6 — Multifamily Residence, Highest Density

The most intensive multifamily residential district, permitting high-density apartment and condominium towers. Found in and around downtown Austin and major activity centers.

Typical uses: High-density apartments, Condominiums, Group residential, Limited ground-floor commercial

Max height: 60 ft. FAR: 1.0:1. Min lot size: 8,000 sq ft. Setbacks: Front: 15 ft, Side: 10 ft, Rear: 10 ft. Lot coverage: 65%.

Developer notes: The 80% impervious cover allowance and 1.0 FAR make this the most developer-friendly residential zone. With VMU2 overlay, can gain an additional 30 ft of height (90 ft total). Prime for high-density apartment projects near downtown and transit.

LO — Limited Office

Low-intensity office district providing a transition between residential neighborhoods and commercial areas. Restricts retail and service uses to maintain a quieter, office-oriented environment.

Typical uses: Professional offices, Medical offices, Financial services, Day care (limited), Civic uses

Max height: 40 ft. FAR: 0.50:1. Min lot size: 5,750 sq ft. Setbacks: Front: 25 ft, Side: 10 ft (adjacent to residential).

Developer notes: Often found adjacent to residential neighborhoods. Under SB 840, multifamily is now allowed by-right in this district, making LO parcels potential multifamily conversion targets.

GO — General Office

Moderate-intensity office district allowing a wider range of office and limited retail uses than LO. Permits office buildings with ancillary commercial services.

Typical uses: General offices, Medical offices, Financial services, Restaurants, Personal services

Max height: 60 ft. FAR: 1.0:1. Min lot size: 5,750 sq ft. Setbacks: Front: 25 ft, Side: 10 ft (adjacent to residential).

Developer notes: The 60 ft height and 1.0 FAR make this attractive for mid-rise office development. SB 840 implications are significant — multifamily is now by-right, making GO-zoned parcels near transit extremely valuable for apartment developers.

GR — Community Commercial

Austin's general retail and community-serving commercial district. Permits a wide range of retail, restaurant, service, and office uses. One of the most common commercial designations in the city.

Typical uses: Retail sales, Restaurants, Personal services, Offices, Entertainment, Hotel/motel

Max height: 60 ft. FAR: 1.0:1. Min lot size: 5,750 sq ft. Setbacks: Front: 0 ft (urban) to 25 ft.

Developer notes: Broad use allowances and 60 ft height make GR one of the most versatile commercial districts. With VMU or MU combining district, it becomes a prime mixed-use development target. GR parcels along transit corridors are among the hottest development sites in Austin.

CS — General Commercial Services

Austin's most permissive general commercial district. Allows virtually all commercial, retail, service, and light industrial uses. The go-to district for auto-oriented and service-heavy commercial developments.

Typical uses: Retail, Restaurants, Auto sales/repair, Outdoor entertainment, Warehousing (limited), Hotels

Max height: 60 ft. FAR: 1.0:1. Min lot size: 5,750 sq ft. Setbacks: Front: 0 ft (urban) to 25 ft.

Developer notes: CS is the most commonly rezoned-to commercial district in Austin. Under SB 840, multifamily is now by-right here with no rezoning required — a major shift already driving land acquisition activity along corridors.

CBD — Central Business District

Austin's downtown core zoning district. Historically had no height limit, regulated solely by FAR. After SB 840, Austin established a 350 ft base height limit. Permits the most intensive commercial and mixed-use development.

Typical uses: Office towers, Hotels, Residential towers, Retail, Entertainment, Civic/cultural facilities

Max height: 350 ft (up to 700 ft in Rainey Street subdistrict with density bonus). FAR: 8:1 (up to 15:1 in Rainey Street with density bonus).

Developer notes: The premier high-rise development zone. The Downtown Density Bonus Program allows up to 15:1 FAR in exchange for community benefits. Rainey Street subdistrict is the most active high-rise corridor.

LI — Limited Industrial Services

Permits light industrial, warehouse, and flex space uses generally compatible with nearby commercial areas. Restricts heavy manufacturing and noxious uses.

Typical uses: Warehousing, Light manufacturing, Research and development, Flex space, Wholesale distribution

Max height: 60 ft. FAR: 1.0:1. Min lot size: 5,750 sq ft. Setbacks: Front: 0 ft to 25 ft.

Developer notes: Increasingly valuable as flex/industrial demand surges in Austin. Many LI-zoned parcels along US 183 and SH 130 are targets for logistics and last-mile distribution. Industrial-zoned land is becoming scarcer and more valuable.

Capitol View Corridors (CVC)

30+ designated view corridors protecting sightlines to the Texas State Capitol from publicly accessible landmarks throughout the city.

Affected areas: Downtown and near-downtown — corridors from Congress Avenue Bridge, Ann W. Richards Bridge, Texas State Cemetery, French Legation, and other viewpoints

Key restrictions: Strict height limits within each corridor; Buildings cannot penetrate the protected view plane to the Capitol dome; No variances or exceptions available

Developer implication: Can severely limit height on otherwise unrestricted parcels. Always check CVC maps before acquiring any site within 2 miles of the Capitol. Multiple high-profile projects have been redesigned or killed by CVC restrictions.

Vertical Mixed Use Overlay (VMU1 / VMU2)

Applied to properties along Core Transit Corridors and Future Core Transit Corridors. VMU2 grants additional height in exchange for affordability commitments.

Affected areas: Burnet Road, South Lamar, East Riverside, South Congress, North Lamar, Guadalupe, and other designated transit corridors

Key restrictions: VMU1: ground-floor commercial required with residential above; VMU2: additional 30 ft height above base zoning; VMU2 requires 12% of units at 60% MFI or 10% at 50% MFI

Developer implication: VMU2 is one of the most powerful tools for maximizing height and density along Austin corridors. A GR-zoned parcel with VMU2 can reach 90 ft instead of 60 ft. Actively seek VMU2-eligible sites along transit corridors for mixed-use projects.

Equitable Transit-Oriented Development Overlay (ETOD)

Created in May 2024 to catalyze dense, mixed-use development along the planned Project Connect light rail alignment with density bonuses and affordability requirements.

Affected areas: Non-single-family properties within approximately 1/2 mile of Project Connect light rail Phase 1 alignment and priority extensions

Key restrictions: Up to 120 ft within 1/4 mile of stations; Up to 90 ft between 1/4 and 1/2 mile; Ground-floor commercial or civic space required; Affordable housing or fee-in-lieu required

Developer implication: Massive opportunity for developers ahead of light rail construction. ETOD-eligible parcels along the Blue Line and Orange Line corridors (North Lamar, Guadalupe, South Congress, East Riverside) will see significant land value appreciation. Getting entitled under ETOD before rail opens is a timing play.

Neighborhood Conservation Combining District (NCCD)

Applied to older, historically significant neighborhoods to protect existing character by modifying base zoning with additional restrictions on lot subdivision, building mass, and uses.

Affected areas: North University, Hyde Park, East 11th & 12th Streets, and other designated neighborhoods

Key restrictions: May restrict lot subdivision below base zoning allowances; Can limit building mass and scale; Additional design requirements beyond base zoning; May restrict uses beyond what base zoning allows

Developer implication: Adds regulatory complexity for infill and redevelopment. Each NCCD has its own specific ordinance — always review the specific neighborhood NCCD before pursuing a project in these areas.

Planned Unit Development (PUD)

Custom zoning for large or complex developments (typically 10+ acres) that allows deviation from standard zoning in exchange for negotiated conditions and community benefits.

Affected areas: Mueller (700 acres), Eastside Memorial, Domain, and other large planned developments across the city

Key restrictions: Each PUD is essentially a custom zoning district; Requires City Council approval; Significant community engagement required; Negotiated conditions specific to each project

Developer implication: The path for large-scale master-planned developments. Maximum flexibility but longer and more politically exposed entitlement process than standard rezoning. Best suited for projects of significant scale where the flexibility justifies the timeline.

SB 840 Unlocks Multifamily By-Right in Commercial Zones

Texas Senate Bill 840 (effective Sept 2025) preempted Austin's authority to regulate density and height for multifamily in commercial zones. Multifamily is now allowed by-right in CS, GR, LO, GO, and similar districts at a minimum 36 units/acre and 45 ft height — no rezoning, variance, or CUP needed. CS and GR parcels along corridors are now de facto multifamily sites without entitlement risk.

Project Connect Light Rail Creates Generational Land Play

Austin's $7.1 billion Project Connect system, including a 15-mile light rail line, is the largest infrastructure project in city history. The ETOD overlay allows 90–120 ft buildings along the alignment. Developers who acquire land within 1/2 mile of planned stations before construction advances stand to benefit from substantial value appreciation. Key station areas include North Lamar/Crestview, UT campus, South Congress, and East Riverside.

Density Bonus Programs Offer Height for Affordability

Austin offers multiple density bonus programs: DB90 (up to 90 ft), DBETOD (up to 120 ft near transit), VMU2 (additional 30 ft on transit corridors), and the Downtown Density Bonus (up to 15:1 FAR). These programs offer significant additional height and density in exchange for 10–12% of units as income-restricted. For projects where additional square footage more than offsets the affordability commitment, these programs pencil well.

HOME Reforms Make SF-3 Infill Scalable

HOME Phases 1 and 2 allow up to 3 units per single-family lot with a minimum lot size of just 1,800 sq ft. Combined with eliminated parking minimums, this opens thousands of SF-3 parcels across central Austin for small-scale multifamily infill — triplexes, cottage courts, or house + duplex configurations. East Austin, North Loop, and Crestview are hotspots for this strategy.

Compatibility Standards Rollback Frees Corridor Sites

The May 2024 compatibility reform reduced the trigger distance from 540 ft to just 75 ft from single-family homes. Previously, a single SF home within 540 ft of a commercial corridor could cap development at 2–3 stories for blocks in every direction. Corridor sites along South Lamar, Burnet Road, and East Riverside that were previously constrained now have dramatically improved development potential.

Capitol View Corridors Remain an Entitlement Trap

While much of Austin's zoning has been liberalized, the 30+ Capitol View Corridors remain firmly in place and can impose strict height caps on parcels that otherwise appear to have no height limit. Downtown and near-downtown sites within a CVC can be capped as low as a few stories. Always check CVC maps before acquiring any site within 2 miles of the Capitol.

What is the HOME Initiative and how does it affect single-family properties in Austin?

HOME Phases 1 and 2 (adopted December 2023 and May 2024) allow up to 3 residential units on any single-family lot citywide, reduced the minimum lot size from 5,750 sq ft to 1,800 sq ft, and removed unrelated adult occupancy limits. These changes apply to all SF-zoned properties across Austin.

Does Austin require minimum parking for new developments?

No. Austin eliminated all minimum off-street parking requirements citywide in November 2023, becoming the largest U.S. city to do so. Only ADA-accessible parking spaces are still required. Developers can provide as much or as little parking as the market demands.

How does Texas SB 840 affect what I can build on commercially zoned land in Austin?

SB 840 (effective September 2025) allows multifamily and mixed-use residential development by-right in commercial zones at a minimum of 36 units per acre and 45 ft in height, with no rezoning or special permits needed. This applies to CS, GR, LO, GO, and similar commercial districts throughout Austin.

What are Capitol View Corridors and will they affect my project?

Capitol View Corridors (CVCs) are 30+ protected sightlines to the Texas State Capitol from publicly accessible landmarks. They impose strict height limits on any parcel within the corridor, regardless of base zoning. Check the CVC map at the City's Property Profile tool before pursuing any downtown or near-downtown site.

How long does a typical rezoning case take in Austin?

Zoning requests are typically heard by the Land Use Commission approximately 6–7 weeks after submittal, then by City Council approximately 4 weeks later. Simple cases can take 3–4 months total; complex or contested cases can take 6–12+ months.

What density bonus programs are available in Austin?

Key programs include DB90 (up to 90 ft height bonus), VMU2 (additional 30 ft on transit corridors), ETOD Density Bonus (up to 120 ft near light rail stations), and the Downtown Density Bonus Program (up to 15:1 FAR in CBD). Each requires income-restricted affordable housing or a fee-in-lieu payment.

What is the ETOD overlay and where does it apply?

The Equitable Transit-Oriented Development overlay applies within approximately 1/2 mile of the planned Project Connect light rail alignment. Adopted in May 2024, it allows buildings up to 120 ft within 1/4 mile of stations and 90 ft between 1/4 and 1/2 mile, with affordability requirements.

How were Austin's compatibility standards recently changed?

In May 2024, Austin reduced the compatibility trigger distance from 540 ft to 75 ft and limited which properties trigger compatibility to those zoned SF-5 or more restrictive with 1–3 homes. This significantly freed up development potential along commercial corridors that were previously height-capped by nearby single-family properties.