Sherman, TX Building Setbacks & Zoning: Setback Rules (2026)
Key Facts
- R-6 front setback
- 20' under § 14.02.006
- R-6 rear setback
- 20'
- R-6 corner lot side row
- Prints 6' with (15') in parentheses
- Thoroughfare street line
- 25 feet for any building or improvement
- Porch and eave projections
- Not over 4 feet, not within 3-1/2 feet of lot line
- Relief
- Board of adjustment variance, § 14.06.006
Summary
In the City of Sherman, Texas, an R-6 single-family lot needs a 20 foot front setback and a 20 foot rear setback under Sherman Code of Ordinances § 14.02.006, plus a 25 foot setback from any thoroughfare street line. Each residential district prints its own setback table, and § 14.04.001 sets what can project into the yards.
(1) Minimum requirements for lot area, width and setback. Lot area: 6,000 sq. ft. Lot width: 60' Lot depth: 100' Front setback: 20' Rear setback: 20' Side setback (of corner lot): 6' (15') (A) Thoroughfare street setback.No building, structures, awnings, canopies, porches or other improvements shall be built or installed within twenty-five (25) feet of the property line facing any thoroughfare street defined as a Highway, Major Arterial, Minor Arterial or Collector as set forth in the City's adopted Thoroughfare Plan. (2) See section 14.04.001 (Setback Encroachments) for encroachment allowances into the required setbacks.
Full Breakdown
Yard setbacks in the City of Sherman, Texas, are printed district by district in Chapter 14. For the R-6 (Single-Family Residential) District, § 14.02.006 sets a minimum lot area of 6,000 sq. ft., lot width of 60', and lot depth of 100'. The setback rows read: front setback 20', rear setback 20', and a side row labeled corner lot that prints 6' with 15' in parentheses.
A second rule applies on top of the table. No building, structures, awnings, canopies, porches or other improvements shall be built or installed within twenty-five (25) feet of the property line facing any thoroughfare street, defined as a Highway, Major Arterial, Minor Arterial or Collector in the City's adopted Thoroughfare Plan. Subsection (2) then sends the reader to § 14.04.001 for encroachment allowances.
The neighboring districts print different numbers. R-A (§ 14.02.003) has a 40' front and 25' rear setback. R-E (§ 14.02.004) has 40' front and 40' rear. R-12 (§ 14.02.005) has 25' front and 25' rear. R-5 (§ 14.02.007) has 20' front and 15' rear. Confirm the district on the Official Zoning Map before reading any one table.
Section 14.04.001(b) lets open and unenclosed projections such as outside stairways, fire escapes, balconies, terraces or porches, awnings, eaves, roof extensions and ornamental features reach into required yards for a distance not to exceed 4 feet, located not closer than 3-1/2 feet from any lot line, with no supporting structures inside the required yard except supporting members for stairways and fire escapes. Handicap access ramps on residential zoned property can sit in the front yard with building official approval. Section 14.04.002 separately requires accessory buildings to keep a rear and interior side yard setback of not less than five (5) feet, and bars them from the front yard.
A site plan with elevations goes to the Development Services Director or designee before a building permit for new construction or additions in R-6.
Violations & Fines
A setback violation in the City of Sherman, Texas, is a zoning violation under § 14.09.003: a class C misdemeanor with a fine of not more than $2,000.00 plus costs, each day a separate offense, and a civil penalty of up to $1,000.00 per day. A setback variance is heard by the board of adjustment under § 14.06.006, which requires unnecessary hardship that is neither self-created nor personal to the owner.
Frequently Asked Questions
What are the front and rear setbacks in an R-6 lot in Sherman?
Is there a bigger setback along a major road in the City of Sherman?
Can a porch or eave extend into a required yard in Sherman?
How far must a shed sit from the rear line in Sherman?
Sources & Official References
Other rules in Sherman
Texas rules heatmap·Compare Sherman to another location·View the Texas building setbacks & zoning overview
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