Fences, Fields, and Fine Print: An Introduction to Zoning on Rural Property

Zoning laws play a critical role in land use and property development across the United States. For landowners, buyers, and investors, understanding these regulations—particularly agricultural zoning—is essential to making informed decisions and avoiding costly surprises. Whether you're looking to farm, build a home, raise livestock, or subdivide rural acreage, zoning can significantly influence what is legally permissible on a given parcel.

This article provides an overview of how zoning works in counties across the U.S., with a special focus on agricultural zoning classifications and what they mean for landowners.

What Is Zoning?

Zoning is the process by which local governments (typically counties or municipalities) regulate land use within their jurisdiction. Zoning ordinances divide land into different categories or "zones" such as:

• Residential (R)
• Commercial (C)
• Industrial (I)
• Agricultural (A)
• Mixed-Use or Special Purpose

Each zone comes with specific rules regarding what types of structures can be built, what activities are allowed, and how properties can be subdivided or developed.

How Zoning Varies by County

Zoning regulations are highly localized. Each county or municipality can set its own zoning code, terminology, and enforcement process. For example:

• In Texas, rural counties often have limited zoning regulations outside of incorporated cities.
• In California, zoning ordinances tend to be more restrictive and detailed, even in rural areas.
• In the Midwest and Southeast, agricultural and residential zoning often coexist, but restrictions on subdivisions and commercial activity vary.

Because of this variation, it’s crucial to check directly with the county planning or zoning department when researching a property.

Agricultural Zoning: What Does It Mean?

Agricultural zoning is intended to protect farmland and open space from incompatible development. But the term “agricultural” can mean different things depending on where you are.

Common Agricultural Zoning Classifications:

1. A-1 or AG-1 (General Agriculture)

• Typically allows farming, ranching, timber, and limited residential use (usually one dwelling per parcel or per a minimum acreage).
• Some areas allow accessory uses like barns, silos, and farm stands.

A-2 or AG-2 (Agricultural Residential or Limited Agriculture)

• Often designed for hobby farms or low-density rural living.
• May allow livestock, gardens, and orchards, but restrict intensive farming or commercial operations.

Exclusive Agricultural (EA or EFU – Exclusive Farm Use)

• Found in states like Oregon, this zoning strictly limits non-agricultural development.
• Aims to preserve farmland and may require minimum acreage (e.g., 40–160 acres).

Rural Agricultural (RA or AR)

• A hybrid classification that permits both agricultural and rural residential uses.
• Ideal for landowners who want a small farm with a residence.

What You Can (and Can’t) Do in Agricultural Zones

Each zoning type comes with its own permitted uses and restrictions. Here's a general breakdown:

Always confirm with the county zoning code or planning office, as many uses require special permits or conditional use approvals.

Tips for Navigating Agricultural Zoning

1. Get a Zoning Verification Letter: Always request written confirmation from the county before purchasing rural land. This will outline current zoning and allowed uses.
2. Review the Comprehensive Plan: Many counties have long-term planning documents that can help you anticipate future rezoning or infrastructure development.
3. Beware of Conservation Easements or Deed Restrictions: Zoning is only one layer of regulation. Other covenants may further limit how the land is used.
4. Understand Minimum Lot Sizes: In agricultural zones, you may not be able to split off smaller parcels or build multiple homes unless minimum acreage requirements are met.
5. Consult a Local Land Expert: A real estate agent or attorney experienced in rural or agricultural land can save you from zoning headaches.

Final Thoughts

Agricultural zoning is designed to maintain the rural character and productivity of America’s farmland. While it can limit certain development opportunities, it also protects land values, supports local food systems, and preserves natural resources. For buyers and landowners, understanding zoning is a foundational step in managing land wisely and within the law.

If you’re considering buying or developing land with agricultural zoning, take the time to do your due diligence—or partner with professionals who can help navigate the details.