Nashville Zoning & Land Use Guide
Key Zoning Facts
Nashville is a city of approximately 689,447 residents in Davidson County, Tennessee. As the state capital and largest city, Nashville operates under a consolidated metro government and manages land use through a comprehensive zoning ordinance administered by the Metro Nashville Planning Department.
Nashville's zoning framework includes estate-lot single-family zones (RS40, 40,000 sq ft minimum), large-lot single-family zones (RS20, 20,000 sq ft minimum), standard single-family zones (RS10, 10,000 sq ft minimum), compact single-family zones (RS5, 5,000 sq ft minimum), multi-family residential (RM), mixed use limited (MUL), mixed use neighborhood (MUN), mixed use general (MUG), downtown core (DTC), and industrial warehousing (IWD) districts.
Key Zoning Districts
The RS20 district requires 20,000 sq ft minimum lots with 30-foot front setbacks, 10-foot side setbacks, and 25-foot rear setbacks. The RS10 district allows 10,000 sq ft lots with 25-foot front, 5-foot side, and 20-foot rear setbacks. The RS5 district permits 5,000 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.
Nashville's mixed-use districts (MUL, MUN, MUG) allow varying intensities of residential and commercial development, while the DTC district supports the highest-density development in the downtown core.
ADU Regulations
Nashville allows accessory dwelling units (ADUs) in residential zones. Because Tennessee has no statewide ADU mandate, Nashville's local zoning ordinance governs ADU development. Property owners should contact the Metro Nashville Planning Department at (615) 862-7150 for specific requirements regarding size limits, setbacks, parking, owner occupancy, and design standards.
Development Process
Development in Nashville generally requires obtaining the appropriate permits from the metro 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 Nashville, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements
- Check for any overlay districts or urban design overlay (UDO) requirements
- 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 (615) 862-7150 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Nashville and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Metro Nashville Planning Department or municipal code before making development decisions.
Regulatory Layers That Apply in Nashville
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 — Davidson County
- Role: Property records, tax assessment (consolidated metro government)
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
- 40,000 sq ft
- Max Height
- 35 ft
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- 20,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 30 ft
- Side Setback
- 10 ft
- Rear Setback
- 25 ft
- Min Lot
- 10,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 5,000 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
- 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 Nashville
- Max Size
- DADU living space: 700 sq ft on lots under 10,000 sq ft; 850 sq ft on lots 10,000 sq ft or greater; may not exceed principal structure
- Max Height
- Maximum eave height 10 ft for one story or 17 ft for two stories; roof ridge must be lower than principal structure and no more than 27 ft
- Rear Setback
- For DADU footprint ≤850 sq ft behind principal structure: generally 3 ft minimum; 10 ft when garage/carport opening faces an alley
- Side Setback
- For qualifying DADU ≤850 sq ft behind principal structure: half the district side setback, but not less than 3 ft
- Owner Occupancy
- Principal dwelling and DADU must have same owner; one of the two dwellings must be owner-occupied
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 Nashville permit information →Official Sources
City-specific