Zoning can make or break what you can do with a piece of land—and in Arizona, it’s anything but one-size-fits-all.
This guide breaks down how zoning works, what it actually means for you as a landowner or buyer, and where to start if you’re staring at a code like “RU-43” and thinking: what the heck is that?
Let’s keep it simple.
Zoning is how local governments control land use. It tells you what can be built, what can’t, and what conditions must be met.
Think of it like a rulebook that affects:
What types of buildings or structures are allowed
Lot sizes and setbacks
Whether you can put a mobile home, RV, tiny house, or build at all
You might have residential zoning but that doesn’t mean you can build just anything residential. Zoning goes deeper than that.
This is huge:
There’s no universal “Arizona zoning code.” Each county—and sometimes each city—has its own zoning system, codes, and rules.
Let’s break that down.
Common codes: RU-43, R1-35
RU-43 = Rural Residential, 1 house per acre minimum
R1-35 = Single-family residential, 35,000 sq ft minimum lot
Has strict setbacks and floodplain overlays in some areas.
Common codes: GR, SH
GR = General Rural (often mobile/manufactured homes allowed)
SH = Suburban Homestead (less than 1-acre lots)
Pinal is fast-growing, so rezoning might be possible—but timelines vary.
Uses zoning like RCU-2A (Residential Rural; 2-acre min)
Flexible in some areas but strict about access, septic, and hillside building.
🛑 Pro Tip: Even within the same county, incorporated cities (like Prescott, Mesa, Tucson) often have completely different zoning ordinances.
Here’s the simple path:
Go to your county assessor or GIS map
Search by parcel number or address
Look for the zoning code (usually something like RU-43, R1-10, C-2, etc.)
Google the county zoning ordinance PDF + your code
➝ Example: “Maricopa County Zoning Ordinance”
What you’re allowed to build or use the land for
Uses that might be allowed with extra approval
How far structures must be from property lines
If you plan to split or develop
Especially for commercial or multi-story builds
Not always.
“Residential” just means some type of residential use is permitted. But that could mean:
Stick-built home only
Manufactured homes only
No mobile homes or RVs allowed
1 home per 5 acres or more
Septic & well required with no nearby utilities
You’ve got to read the fine print (or have someone help you decode it).
Maybe. But rezoning isn’t fast—or guaranteed.
You’ll usually need:
A compelling reason that aligns with county plans
A neighborhood that isn’t hostile to your change
Patience (months… sometimes years)
Money (permits, applications, legal help)
If you’re buying land hoping it can be rezoned, know that’s a gamble—not a strategy.
Buying land with no legal road access (zoning won’t fix that)
Land zoned commercial in a floodplain = tough to build
County vs. city zoning conflicts (always check both)
Assuming manufactured homes are allowed everywhere (they’re not)
Zoning changes mid-deal (yes, it happens)
Before you do anything with a property, find the zoning code and dig deeper. Don’t just take the seller’s word for it. And if a listing says “buyer to verify,” that’s your cue to do the homework.
Better yet, let someone like me help you break it down.
I do this every day for landowners who inherited land, bought at auction, or just want to know what they’re working with.
Before you do anything with a property, find the zoning code and dig deeper. Don’t just take
If you’re holding land in Arizona and don’t know what you can do with it, you’re not alone.
That’s why I created the Land Clarity Blueprint a clear, done-for-you due diligence guide with zoning breakdowns, road access verification, and answers you can actually use.
Empyrean Development
Boutique land strategy for Arizona visionaries.
3104 E Camelback Rd #2068
Phoenix, AZ 85016
United States
Remotely Working in Arizona
Connect@empyreandevelopmentbyshema.com
480-475-0629
LinkedIn
Empyrean Development is Arizona’s trusted land due diligence consultant. I help landowners, investors, and agents with zoning research, feasibility reports, and strategic support to make smart land decisions.
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3104 E Camelback Rd #2068
Phoenix, AZ 85016
United States
Remotely Working in Arizona
Connect@empyreanbyshema.com
480-475-0629
LinkedIn
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