Zoning Laws Explained: How to Find Out What You Can Build on Your Land in Madera County

Buying land in Madera County—especially in Oakhurst, Coarsegold, Ahwahnee, and the foothills—offers incredible opportunities. You can build a custom home, develop multiple structures, create agricultural projects, or plan long-term investments. But everything depends on zoning.

Your land’s zoning determines what you can build, how you can use the property, and what permits you’ll need. Many buyers skip this part and later discover restrictions that delay, limit, or stop their plans. This guide makes zoning simple, clear, and easy to understand.

In this article, we’ll break down Madera County zoning, show you how to check your parcel’s zoning designation, explain what different zoning types allow, and outline the steps to confirm whether your project is feasible.

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What Is Madera County Zoning? (And Why It Matters)

Madera County zoning is a set of rules that control land use. These rules protect the environment, maintain safety, and ensure the county develops in a predictable way.

Zoning dictates:

• What structures you can build

• Whether you can split or subdivide land

• Whether you can run a business on the property

• Where buildings must be placed (setbacks)

• How many dwellings you can build

• What types of utilities are required

• Whether the land is suitable for agriculture, residential, commercial, or recreational uses

If you plan to build a home, start a rental, or prepare for long-term development, you must confirm your zoning first.

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How to Check Your Land’s Zoning in Madera County (Step-by-Step)

You can check zoning on any parcel using the county’s free GIS system.

Step 1: Open Madera County GIS

Go to:
👉 https://www.madera-county.com/government/information-technology/gis

Step 2: Search by Address or APN

Enter:

• Your parcel number (APN)

• Your address

• Or browse the map manually

You’ll see your property boundary highlighted.

Step 3: Click “Zoning” on the Map Layers

Turn on the Zoning layer to see the exact zoning code for your property.

Examples include:

• ARE-20 – Agricultural, Residential, Estate (20-acre minimum)

• RRS-2.5 – Rural Residential, Single-Family (2.5-acre minimum)

• RMS – Mountain Suburban Residential

• CRM – Commercial, Rural

• OS – Open Space

Step 4: Read the Zoning Code Description

Click the parcel → zoning info appears in the sidebar.

Step 5: Download the Zoning Ordinance

👉 External link:
Madera County Zoning Ordinance PDF
https://www.maderacounty.com/government/planning

The ordinance describes what is allowed, what needs a permit, and what is restricted.

Step 6: Confirm with Planning (Optional but Recommended)

Call:
📞 Madera County Planning Department – (559) 675-7821

Ask:

“Can you confirm permitted uses for APN _______ and whether there are any overlays, restrictions, or special use requirements?”

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Common Zoning Types in Oakhurst, Coarsegold & the Foothills

Here’s what different zoning designations mean in everyday language.

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1. ARE (Agricultural, Residential, Estate)

This is common in rural Madera County.

Typical versions:

• ARE-20 (20-acre minimum)

• ARE-40 (40-acre minimum)

• ARE-80 (80-acre minimum)

Allows:

• Residential homes

• Agricultural uses

• Horses, livestock

• Accessory Dwelling Units (ADUs)

• Workshops and barns

Restrictions:

• Minimum lot size

• Often requires private wells and septic systems

• Limited commercial activity

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2. RRS (Rural Residential Single-Family)

Found throughout Coarsegold, Oakhurst, and North Fork.

Common minimum lots:
RRS-5, RRS-2.5, RRS-1

Allows:

• Single-family homes

• ADUs

• Small-scale agriculture

• Small home businesses (with proper permits)

Restrictions:

• Some commercial uses not allowed

• Density limits

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3. RMS (Mountain Suburban Residential)

You’ll see this near established neighborhoods.

Allows:

• Residential homes

• Smaller lots

• Limited agricultural uses

Restrictions:

• Tighter building envelopes

• More HOA-style conditions if neighborhood has CCRs

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4. CRM (Commercial Rural Medium)

Common along major roads like Highway 41.

Allows:

• Retail

• Lodging

• RV parks

• Offices

• Restaurants

Perfect for investors exploring tourism-based uses.

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5. OS (Open Space)

Highly restricted.
Often includes:

• Protected areas

• 

  Germany, Stuttgart, Magical orange sunset sky above ripe grain field nature landscape in summer

  Steep slopes

• Wildlife corridors

Generally not buildable without a lengthy approval process.

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How Zoning Affects What You Can Build

Understanding zoning helps prevent expensive mistakes. Here’s what zoning determines.

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1. Number of Homes Allowed (Density)

RRS-2.5 → one home per 2.5 acres
ARE-20 → one home per 20 acres

Some parcels allow ADUs or Junior ADUs, but only if zoning permits residential use.

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2. Setbacks

Setbacks determine where you can place structures.

Example (varies by zoning):

• 20–50 feet from property lines

• 100+ feet from streams

• Additional space from roads

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3. Utility Rules

Zoning dictates what utilities are required:

• Septic requirements

• Minimum well output

• Power access or alternative energy

• Fire-safe driveway standards

These impact your construction budget.

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4. Agricultural vs Residential Use

ARE zoning allows:

• Orchards

• Vineyards

• Livestock

• Large gardens

• Agricultural buildings

RMS zoning does not.

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5. Short-Term Rentals

Some areas limit or regulate STRs.

Internal link suggestion:
👉 Understanding Seasonal Trends in Central California Vacation Rentals

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How to Confirm What You Can Build (Checklist)

Here’s a simplified checklist to avoid surprises.

✔ Check zoning on Madera GIS

✔ Review the zoning ordinance

✔ Call Planning and ask about:

• Permitted uses

• Conditional use permits

• Setbacks

• Fire-safe rules

• Utility requirements

✔ Verify:

• Road access

• Easements

• Parcel splits

• Slope/topography

• Fire zone designation

✔ If planning a home:

• Order a septic percolation test

• Verify well depth expectations

• Estimate grading costs

Internal link:
👉 The Real Cost of Developing Raw Land in Central California

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Frequently Asked Questions About Madera County Zoning

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Can I build multiple homes?

Only if zoning permits more than one dwelling unit or if a subdivision is allowed.

Can I run a business on rural land?

Sometimes — often requires a Conditional Use Permit (CUP).

Can I park an RV and live in it?

Usually no, unless:

• You have an active building permit, AND

• You have approved septic or waste solutions

Can I split my land?

Only if the zoning minimum acreage allows it.

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When to Contact a Realtor or Land Specialist

If zoning feels confusing, that’s normal. It’s one of the most technical parts of land buying. A specialist can confirm:

• Whether a parcel fits your goals

• Whether improvements like perc tests or clearing add value

• Whether the land is buildable

• Whether zoning supports future appreciation

Buying land blindly leads to delays, unexpected costs, or unusable parcels.