Atlanta zoning: R3, R4, and R5
Zoning
What is Atlanta zoning? Atlanta residential zoning controls what you can build and what can be built next to you. The City of Atlanta uses R-1 through R-5 classifications. DeKalb County uses lot-width codes like R-75 and R-100. Most SE BeltLine neighborhoods are zoned R-4 (single-family, 9,000 sq ft minimum) or R-5 (two-family, ~7,400 sq ft minimum).
Two counties, two systems
Atlanta straddles Fulton and DeKalb County. Neighborhoods on the east side (Kirkwood, parts of East Atlanta, Edgewood) cross into DeKalb. The two counties use completely different zoning codes.
On Kirkwood’s west side, you’re in the City of Atlanta with R-4 zoning. Cross a street or two east and you’re in unincorporated DeKalb with R-75 zoning. Same neighborhood, different rules. Always confirm which jurisdiction your property falls under using the City of Atlanta GIS map or DeKalb County GIS.
City of Atlanta zoning
| District | Type | Min. lot size | Max lot coverage | Common neighborhoods |
|---|---|---|---|---|
| R-4 | Single-family | 9,000 sq ft | 55% | Grant Park, Ormewood Park, Summerhill |
| R-5 | Two-family | ~7,400 sq ft | 55% | Cabbagetown, Reynoldstown, Peoplestown |
| R-3 | Single-family | 14,000 sq ft | 40% | Areas south of SE BeltLine corridor |
| MR | Multifamily | Varies | Varies | Memorial Drive, Boulevard |
Source: City of Atlanta zoning ordinance, Atlanta Department of City Planning
The key distinction: R-5 allows duplexes. If you’re buying in an R-5 area, duplexes can go up next door. That’s an opportunity for investors and something every buyer should know before closing. The Row 900 in Peoplestown uses a zoning classification that permits its duplex-style zero-lot-line configuration.
R-5 is what makes neighborhoods like Cabbagetown and Reynoldstown interesting. The duplex potential is why investors are drawn here, and investor interest is what keeps property values climbing.
Have a specific property in mind? Call me at (404) 748-5988 and I’ll pull the zoning for you.
DeKalb County zoning
| District | Min. lot width | Min. lot size | Common areas |
|---|---|---|---|
| R-75 | 75 ft | 10,000 sq ft | Kirkwood (east of city line), parts of East Atlanta |
| R-85 | 85 ft | ~12,000 sq ft | Transitional areas east of SE BeltLine |
| R-100 | 100 ft | 15,000 sq ft | Lower-density areas further from trail |
Source: DeKalb County zoning ordinance, DeKalb County Planning
All single-family only. Don’t assume City of Atlanta ADU rules apply in DeKalb.
The county line catches people off guard. I’ve seen deals fall apart in Kirkwood because the buyer assumed City of Atlanta rules applied, but the property was actually unincorporated DeKalb. Check the jurisdiction first.
Not sure what your property is zoned? Call me at (404) 748-5988. I’ll look it up and explain what it means for your situation.
Frequently asked questions
Questions about zoning on a specific property?
I'll pull the zoning, explain what it means, and help you figure out what's possible.