Zoning vs. HOA Rules: What Really Matters in 2025 Land Investing

Introduction

You found a promising piece of land — maybe it’s perfect for a cabin, RV setup, or tiny home.

But then you see two things in the listing:

• Zoning: Residential

• HOA: Yes (with restrictions)

So… who actually controls what you can do on the land?

In 2025, the line between zoning laws and HOA rules can be confusing — but it’s crucial to understand both before you buy.

This post breaks down how zoning and HOA rules work, where they overlap, and which matters most depending on your land use goals.

🧭 The Difference Between Zoning & HOA Rules

🏛️ What Is Zoning?

Zoning is government regulation that controls what you can do on your land.

Types of zoning:

• Residential (R1, R2, etc.)

• Agricultural

• Commercial

• Industrial

• Mixed Use

• Rural, Open Space, etc.

Zoning dictates:

• Minimum lot size

• Setbacks

• Types of structures allowed

• What utilities are required

• If you can live in an RV or tiny home

💡 Tip: Zoning laws vary by county, and can sometimes be changed via a variance or rezoning application.

🏘️ What Are HOA Rules?

HOA or POA rules are privately enforced agreements that go beyond zoning.

They are often more restrictive and may include:

• Building design approval

• Minimum square footage

• No RVs or tiny homes

• Landscaping standards

• Bans on livestock, certain fences, etc.

You agree to follow HOA rules when you buy the land — they are written in the Covenants, Conditions, and Restrictions (CCRs).

🛑 Which One Wins in a Conflict?

Here’s the key:

You must follow BOTH zoning laws AND HOA rules.

But when there’s a conflict:

• Zoning sets the minimum standard (legal baseline)

• HOA can impose stricter standards — but never override zoning to allow something illegal

Example:

• Zoning allows tiny homes

• HOA bans tiny homes
  ✅ You can’t build a tiny home
  ❌ HOA rules take precedence because they are more restrictive

📌 Real-World Examples

🛠️ Case 1: You Want to Build a Workshop

• Zoning allows accessory buildings

• HOA limits size to 600 sq ft and matching exterior
  ✅ Must follow the HOA's stricter rules

🚐 Case 2: You Want to Live in an RV

• Zoning allows it in rural/ag zoning

• HOA bans overnight vehicle dwelling
  ✅ HOA restriction still applies

🏕️ Case 3: You Want to Go Off-Grid

• Zoning allows composting toilets

• HOA requires septic systems
  ✅ You must install septic if governed by the HOA

🔍 Which Matters More in Land Investing?

Final Thoughts

Zoning and HOA rules aren’t interchangeable — they work together to control what’s allowed on your land.

Before buying, always:

✅ Check the zoning code
✅ Request a copy of the HOA CCRs
✅ Call the county or HOA board to clarify gray areas
✅ Match your land use goals to the rules in place

Freedom starts with knowledge — don’t assume anything when it comes to land use.

Want Land With Fewer Restrictions?

• 🛒 Browse Our Land Deals — HOA-Free Options Available

• 🔍 Use Our Land Finder Tool to Filter by Zoning Type or HOA Status

• 📘 Download the Free 30-Page Land Investing Bible

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