Memphis Zoning & Land Use Guide
Key Zoning Facts
Memphis is a city of approximately 633,104 residents in Shelby County, Tennessee. As the largest city in the state and a major regional hub, Memphis manages land use through a comprehensive zoning ordinance administered by the city's planning department.
Memphis's zoning framework includes large-lot single-family zones (R-15, 15,000 sq ft minimum), standard single-family zones (R-8, 8,000 sq ft minimum), compact single-family zones (R-6, 6,000 sq ft minimum), residential urban (RU), commercial mixed use (CMU), central business district (CBD), and industrial (I) districts.
Key Zoning Districts
The R-15 district requires 15,000 sq ft minimum lots with 30-foot front setbacks, 10-foot side setbacks, and 25-foot rear setbacks. The R-8 district allows 8,000 sq ft lots with 25-foot front, 5-foot side, and 20-foot rear setbacks. The R-6 district permits 6,000 sq ft lots with 20-foot front, 5-foot side, and 15-foot rear setbacks. All single-family districts have a 35-foot height limit.
The RU district allows a mix of housing types at higher densities, while the CMU and CBD districts support mixed-use and high-density urban development.
ADU Regulations
Memphis allows accessory dwelling units (ADUs). Because Tennessee has no statewide ADU mandate, Memphis's local zoning ordinance governs ADU development. Property owners should contact the Planning Department at (901) 576-6600 for specific requirements regarding size limits, setbacks, parking, owner occupancy, and design standards.
Development Process
Development in Memphis generally requires obtaining the appropriate permits from the city's planning and building departments. The process typically involves:
- Zoning Verification -- Confirm that your proposed use is permitted in the applicable zoning district
- Site Plan Review -- For commercial and multi-family projects, submit a site plan for review
- Building Permit -- Apply for a building permit with construction documents
- Inspections -- Schedule required inspections during construction
- Certificate of Occupancy -- Obtain final approval before occupying the structure
For projects that do not conform to existing zoning, property owners may need to seek a variance, special exception, or rezoning through the local board of zoning appeals or planning commission.
Key Considerations
Before starting any development project in Memphis, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements
- Check for any overlay districts or special regulations
- Determine if the property is in a flood zone using FEMA's flood map service
- Confirm whether HOA covenants or deed restrictions apply
- Contact the planning department at (901) 576-6600 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Memphis and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Memphis Planning Department or municipal code before making development decisions.
Regulatory Layers That Apply in Memphis
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA flood mapping: check parcel-specific flood-zone status
- View FEMA Flood Map
State — Tennessee
- Building Code: TN State Fire Marshal codes (IBC/IRC based)
County — Shelby County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The municipality's zoning ordinance, building-code enforcement, and local permits form the primary local layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- Private covenants, deed restrictions, condominium rules, or association rules can impose requirements beyond zoning.
- Check HOA CC&Rs and deed restrictions for additional requirements.
Primary Zoning Districts
- Min Lot
- 15,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 30 ft
- Side Setback
- 10 ft
- Rear Setback
- 25 ft
- Min Lot
- 8,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 6,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- None
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- None
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- None
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
ADU Rules in Memphis
- Max Size
- For residential lots from 7,000 sq ft to under 1.5 acres: 700 sq ft or one-third of the principal dwelling's gross floor area, whichever is smaller. On lots 1.5 acres or greater: up to 50% of the principal dwelling's gross floor area. A zoning administrator may approve up to a 10% administrative deviation from the maximum living area.
- Max Height
- Generally may not exceed the principal structure's height; where required parking is on the ground floor of the ADU structure, the ADU may be taller but not more than 1.5 times the principal structure's height or the district height limit.
- Parking
- Additional parking is required only if the ADU would reduce existing parking below the amount required by the underlying zoning; required ADU parking must be in the side or rear yard or on the ground floor of the ADU structure.
Permit Costs & Timelines
Check Current Permit Fees & Timelines
Permit fees and review times can vary by project type, scope, valuation, and required approvals. Check the current schedule with the local permitting authority before filing.
Check current Memphis permit information →Official Sources
City-specific