Hinds County, MS Building Setbacks & Zoning: Setback Rules (2026)
Key Facts
- R-1A front/side/rear
- 50/20/50 feet (§610.03.04)
- R-2 front/side/rear
- 25/5/20 feet (§703.06)
- Measured from
- Street right-of-way line (§408)
- Corner lots
- Each street side is a front yard (§407)
- Variance
- Board of Supervisors, hardship required (§2405)
- Violation
- Up to $100/day misdemeanor (§2413)
Summary
Every district in unincorporated Hinds County sets its own minimum yard setbacks, measured from the existing or proposed street right-of-way line under Section 408 of the Zoning Ordinance. In the R-1A Estate Residential district, Section 610.03.04 requires a 50-foot front yard, 20-foot side yards and a 50-foot rear yard; the R-2 Medium Density district drops to 25 feet in front and 5 feet on the side under Section 703.06.
610.03.04: Minimum Yards: (a) Front yard: 50 feet from the existing or proposed street right-of-way line as shown on the Future Transportation Plan Map in the Transportation Element of the adopted Hinds County Comprehensive Plan to the building setback line. (b) Side yards: 20 feet. (c) Rear yard: 50 feet. (d) All conditional use setbacks will fall within the above minimums and be subject to Site Plan review and approval.
Official source re-checked September 7, 2026: the cited page had not changed since it was quoted.
Full Breakdown
Section 408 fixes how every setback in the county is measured: the minimum horizontal distance runs from the existing or proposed right-of-way line shown on the Transportation Plan Element of the Hinds County Comprehensive Plan to the main structure, and the County Engineer classifies any street not yet mapped during subdivision sketch-plat or Site Plan review. On corner or double-frontage lots, Section 407 treats each side facing a street as a front yard. The actual minimums vary by district. 04 sets the R-1A Estate Residential District at a 50-foot front yard, 20-foot side yards and a 50-foot rear yard.
06 sets the R-2 Medium Density Single-Family District at a 25-foot front yard (20 feet for zero-lot-line patio homes), 5-foot side yards (0 feet for zero-lot-line homes, with a minimum 15 to 20 feet between dwellings on adjoining lots) and a 20-foot rear yard. Article XX collects every district's dimensional table on one page. No yard or lot of record can be reduced below these minimums once the Ordinance takes effect, under Section 406. A property owner who cannot meet a setback because of an oddly shaped or shallow lot, a drainage course, or mature trees can ask the Board of Supervisors for a dimensional variance under Section 2405, but must show the hardship is peculiar to that lot and not shared by the neighborhood.
Violations & Fines
Building or enlarging a structure inside the required setback is enforced under Section 2413 as a misdemeanor, carrying a fine of up to $100, with each day the encroachment remains counted as a separate offense. Starting construction without a permit and proceeding past a required inspection draws a $250 fine ($500 on a second violation), and the Director of Permit and Zoning may sue in the county's name to force the structure's removal or relocation.
Frequently Asked Questions
How are yard setbacks measured in Hinds County?
What is the front yard setback in Hinds County's R-1A district?
Can I get a variance if my lot is too narrow for the setback?
Sources & Official References
Other rules in Hinds County
Compare Hinds County to another location·View the Mississippi building setbacks & zoning overview
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