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SourcesNYC Department of City Planning · PLUTO·NYC Department of Finance · Digital Tax Map·NYC ZoLa zoning resolution
How to read a NYC zoning code
NYC zoning codes follow a compact pattern: a letter for the category, a number for density tier, and an optional suffix for refinement. Decoding them takes 30 seconds:
R6 — R = residential, 6 = mid-density (think 6–9 story apartment buildings). Higher numbers mean more density up through R10.
C2-2 — C = commercial, 2 = local retail/service, -2 = density tier within that category. Most C-codes also permit residential above ground-floor retail.
R7-2, R8B — letter suffixes refine the bulk envelope (height limits, setbacks, contextual rules). An R7-2 sets stricter contextual height limits than a plain R7.
For the canonical reference, the NYC Department of City Planning publishes the full Zoning Resolution. We've also written a plain-English breakdown: NYC Zoning Codes Explained.
NYC zoning categories at a glance
Every NYC lot falls into one of three primary zoning families, plus special-purpose districts. The category determines what you can build, how big it can be, and what uses are allowed.
Residential (R1–R10) — Single-family detached (R1) up to high-density apartment towers (R10). Houses of worship, schools, and certain community facilities are also as-of-right. Roughly 75% of NYC lots are R-zoned.
Commercial (C1–C8) — Local retail (C1, C2) up through general office and large-scale commercial (C5, C6), amusement districts like Coney Island (C7), and heavy commercial / automotive uses (C8). Most C codes allow residential as long as ground-floor commercial is preserved — though C7 and C8 do not permit residential as-of-right.
Manufacturing (M1–M3) — Light (M1) through heavy industrial (M3). Residential generally not permitted as-of-right, though Special Mixed Use (MX) districts can allow it.
Special Purpose Districts — Layered on top of base zoning to enforce neighborhood-specific rules (Garment Center, Theater District, Hudson Yards, Special Coastal Risk District, etc.). The Zoning Resolution Article XII lists every one.
Overlays vs. Special Districts — what’s the difference?
Both modify the base zoning, but in different ways:
Commercial Overlays (C1-1 through C2-5) — A narrow strip of commercial zoning laid on top of a residential district, typically along a corridor. Lets you put a corner store or coffee shop on a residential block without rezoning the whole street. Always paired with the underlying R district (e.g. "R6 with C1-3 overlay").
Special Districts — Geographic zones with bespoke rules that supplement (and sometimes replace) the base zoning. Examples: Special Hudson Yards District (high-density mixed use with bonus FAR), Special Coastal Risk District (flood-resilience requirements), Special Tribeca Mixed Use District (artist-loft preservation).
The property profile's Use & Development tab shows Overlay and Special District separately so you can see exactly which layers apply to your lot.
How developers, brokers, and owners use this
Zoning is the first lookup in any property due diligence flow. Common use cases:
Acquisition underwriting — confirm allowed use group and bulk before bidding. Mis-reading R8 vs R8B can swing achievable FAR by 30%+.
Air rights / development rights — compute remaining unused FAR. The "Built FAR" vs "Max FAR" delta on the property page is the unbuilt envelope.
Conversion analysis — check whether residential conversion is allowed (M-zoned warehouse → residential typically requires rezoning or MX district status).
Permit pre-screen — a DOB plan exam will check zoning compliance first. Knowing your district + overlays cuts back-and-forth on the application.
Comp analysis — comparing sale prices across lots requires normalizing for zoning. Two adjacent lots in R6 vs R6A trade at different per-FAR multiples.
Frequently asked questions
The primary source is NYC Department of City Planning’s PLUTO dataset (refreshed quarterly), with parcel boundaries from the Department of Finance digital tax map. We re-ingest both on every release and reconcile against ACRIS (Department of Records) for any subdivisions or mergers since the last PLUTO drop.
The letter is the category (R = residential, C = commercial, M = manufacturing). The number is the density tier (higher = more density). A trailing letter or hyphenated number refines the bulk rules — for example, R8B has stricter contextual height limits than R8. See the How to read a NYC zoning code section above for full anatomy.
The primary zone is the base district (R6, C2-2, M1-1). An overlay is a commercial strip layered over a residential base — it lets you put retail on a residential block. A special district is a geographic zone with bespoke rules that supplement or replace the base (Hudson Yards, Theater District, etc.). A lot can have all three at once.
FAR is total buildable floor area divided by lot area. A 5,000 sq ft lot with a 2.0 FAR can be built up to 10,000 sq ft. The property page shows Built FAR (what’s currently constructed) and Max FAR (what’s allowed as-of-right). The gap is your unbuilt development rights — though use group, height/setback, and sky exposure plane rules can further constrain what’s actually developable.
The property page shows the current zoning. Full zoning change history (rezonings, variances, special permits) and active ULURP applications are available signed-in — sign up free, no credit card required.
NYC zoning is the most detailed dataset (Manhattan, Brooklyn, Queens, Bronx, Staten Island). For New Jersey and Connecticut, we surface assessor-level land use codes when available, but municipal-level zoning ordinances are not yet uniform across all 565 NJ municipalities or 169 CT towns. Tri-state coverage is expanding — full NJ/CT zoning ingestion is on the 2026 roadmap.
Yes — searching an address opens the full property profile, and viewing it requires no account. No credit card, no trial expiration. The free tier is real. We monetize through paid subscriptions (Pro, Max, and Unlimited) and optional one-time reports. See /pricing for current tiers and any active promo.
The buildable estimate (lot × max FAR) is a first-pass back-of-envelope number. Real development capacity depends on use group, height/setback rules, sky exposure plane, contextual zoning, special district overrides, and any zoning lot mergers or air-rights transfers. Always confirm with a NYC zoning attorney or expediter before pricing development land or signing a contract.