Zoning Guide

Nashville Setbacks & Height Limits — Residential Zones

Last updated: Verified:

Fact-checked against current Metro Nashville zoning guidance and Title 17 bulk standards on September 21, 2026.

Nashville's residential envelope depends on both the base zoning district and the street classification. In established neighborhoods, a contextual front-setback rule can also replace the ordinary minimum.

Current Single- and Two-Family Bulk Standards

Current Metro guidance for common residential districts includes:

Zone Min. Lot Area Max. Building Coverage Rear Setback Side Setback
RS20 / R20 20,000 sq ft 35% 20 ft 10 ft
RS10 / R10 10,000 sq ft 40% 20 ft 5 ft
RS7.5 / RS7.5-A 7,500 sq ft 45% 20 ft 5 ft
RS5 / RS5-A 5,000 sq ft 50% 20 ft 5 ft

The previous page listed RS20 rear 25 ft and RS5 rear 15 ft. Current Metro materials use 20 ft for these common districts.

Street Setback Is Not One Number by Zone

Metro's current zoning explanation gives the following street-setback framework for single- and two-family structures:

  • 20 ft on minor-local and local streets;
  • 40 ft on other streets;
  • an established-development-pattern rule can apply instead under §17.12.030(C).

That means the prior page's district-by-district front setbacks such as 30 ft for RS20 and 25 ft for RS10 were too simplistic.

Height Is Expressed Through the Current Bulk Table

Current Metro materials describe maximum height for common RS/R single- and two-family development by stories, with table notes and overlay/context rules.

The City's current RS5 example describes a maximum of 3 stories. Older summaries that simply state a universal 35-ft cap should not be relied on without checking the current bulk table and any applicable overlay.

R and RS Are Not Identical Use Districts

RS districts are intended for single-family dwellings. Parallel R districts can allow additional residential forms, including two-family development where the code permits.

Do not assume that identical numeric suffixes mean identical permitted uses.

Overlays and Specific Plans

Historic Preservation Zoning Overlays, Neighborhood Conservation Zoning Overlays, Urban Design Overlays, Urban Zoning Overlay areas, and Specific Plan (SP) zoning can alter or replace base standards.

For an SP parcel, the approved specific plan must be read directly.

ADUs / DADUs

Detached accessory dwelling units have their own current Metro eligibility and design rules. Tennessee does not supply a statewide zoning mandate that replaces Nashville's local standards.

See the Nashville ADU rules page for the current local framework.

How to Check a Property

  1. Confirm the current zoning district.
  2. Check Table 17.12.020A for lot area, coverage, side/rear setbacks, and height.
  3. Identify the street classification and apply §17.12.030.
  4. Check for an established development pattern.
  5. Check overlays and SP zoning.
  6. Confirm parcel-specific questions with Metro Planning or Codes.

Official Sources

This guide is informational only. Current Title 17, street classification, overlays, and parcel-specific approvals control.

More about Nashville Zoning

ADU Rules in NashvilleBuilding Permits — Cost & Timeline

Sources

  1. Metro Nashville Code of Ordinances, Title 17 — Zoning·library.municode.com·Accessed 2026-04-14·Direct link
  2. Metro Nashville Planning Department·nashville.gov·Accessed 2026-04-14·Direct link

FAQ

What are the setback requirements in Nashville?
Setbacks in Nashville vary by zoning district under Metro Code Title 17. For standard RS10 single-family zones, expect a 25 ft front setback, 5 ft interior side setbacks, and a 20 ft rear setback. Compact RS5 zones use 20 ft front, 5 ft side, and 15 ft rear. Large-lot RS20 uses 30 ft front, 10 ft side, and 25 ft rear. Always verify your specific zone on the Metro Nashville zoning map.
What is the maximum building height in Nashville residential zones?
Maximum building height in Nashville RS and R single-family residential districts is typically 35 ft, measured from average grade to the highest point of the roof. Contextual overlays, historic districts, and Urban Design Overlays (UDOs) can lower this limit.
How is lot coverage calculated in Nashville?
Lot coverage in Nashville is the percentage of the lot covered by principal and accessory buildings. Most single-family RS districts allow around 40 percent coverage. Driveways and open decks may be excluded — check the Title 17 definition for your district.
Do Nashville setbacks apply to accessory dwelling units (DADUs)?
Yes, but the Metro zoning code provides reduced setbacks for detached accessory dwelling units (DADUs) in rear yards. See the Nashville ADU rules page for specifics, and always confirm with Metro Planning before finalizing plans.