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Sullivan County, TN Building Setbacks & Zoning: Setback Rules (2026)

Some Restrictions

Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Front setback (most districts): 30 feet
Side setback range: 10 to 30 feet by district
Rear/corner setback range: 20 to 30 feet by district
R-2/R-2A side setback: 10 feet, smallest in county
Ag buildings: Exempt from these setbacks
Multi-family/R-3 districts: See § 3-104 for specifics

Summary

Sullivan County sets a 30-foot front setback in nearly every agricultural and residential district under Table 3-103B, with side setbacks tightening to as little as 10 feet in R-2/R-2A and rear/corner setbacks ranging from 20 to 30 feet. Agricultural buildings and structures are exempt entirely.

These county ordinances apply to unincorporated areas of Sullivan County. Incorporated cities within the county may have their own rules that take precedence over county-level regulations.

3-103.6 Yard Regulations 1. Minimum Width or Depth - Yards having the minimum width or depth set forth for the various districts in TABLE 3-103B, shall be provided on all lots ... VI. Minimum Yard Setbacks (In Feet) 1. Front (08/10/2023) 30 30 30 30 30 30** 30** 2. Side 30 12 12 12 10 20** 30** 3. Rear 30 30 30 30 20 30** 30** 4. Corner Side (additional road frontage) 30 30 30 30 20 30** 30** ... *Setbacks Not Applicable to Agricultural Buildings and Structures

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Full Breakdown

' That table's Section VI sets the front setback at 30 feet in the A-5/A-2, A-1, AR/A-RV/RRC, R-1 and R-2/R-2A districts, with R-3A/R-3B and R-3 also carrying a 30-foot figure marked '**,' referring applicants to Section 3-104's separate provisions for multi-family dwellings, planned developments and manufactured home parks. Side setbacks step down from 30 feet in A-5/A-2, to 12 feet in A-1, AR/A-RV/RRC and R-1, to 10 feet, the smallest in the county, in R-2/R-2A. Rear and corner-side setbacks run 30 feet in A-5/A-2 through R-1, then drop to 20 feet in R-2/R-2A.

A footnote states plainly that 'Setbacks Not Applicable to Agricultural Buildings and Structures,' matching the county's broader agricultural exemption elsewhere in the resolution. 6(4)(d), with the Board of Zoning Appeals empowered to vary the rule where it would create undue hardship.

Violations & Fines

Building within a required setback is a zoning violation. Section 12-107.1 lets any person file a written complaint with the Building Commissioner, Section 12-107.2 makes the violation a misdemeanor with each day treated as a separate offense and a civil penalty up to $500 per offense, and Section 12-107.3 authorizes an injunction or other court action to correct, remove, or prevent occupancy of the encroaching structure.

Frequently Asked Questions

How far back from the road do I have to build my house in Sullivan County?

Thirty feet in nearly every agricultural and residential district. Table 3-103B sets the front setback at 30 feet for A-5, A-2, A-1, AR/A-RV/RRC, R-1 and R-2/R-2A, and Section 3-103.6(4)(a) measures that distance from the road right-of-way shown on the county's major thoroughfare plan, not from the pavement edge.

What are the side and rear setbacks in an R-2 zone?

In R-2 and R-2A, Table 3-103B sets the side setback at 10 feet, the smallest in the county's residential districts, with a 20-foot rear setback and a 20-foot corner-side setback, tighter than the 30-12-30-30 pattern used in the A-1, AR/A-RV/RRC and R-1 districts.

Do these setbacks apply to a barn on agricultural land?

No. Table 3-103B's footnote states setbacks are 'Not Applicable to Agricultural Buildings and Structures,' consistent with the county's broader agricultural exemptions under Section 12-102.1(3) and Tennessee Code Section 13-7-114.

Sources & Official References

[1]Sullivan County, TN Zoning Resolution (updated 5/9/25)

Other rules in Sullivan County

Fence Regulations: Height LimitsSome Restrictions Parking Rules: RV & Boat ParkingSome Restrictions Structure Height LimitsSome Restrictions Lot Coverage LimitsSome Restrictions Parking Rules: Loading ZonesSome Restrictions Parking Rules: Abandoned VehiclesSignificant Restrictions Parking Rules: Driveway RulesSome Restrictions Landscaping Rules: Tree Removal & Heritage TreesLight Restrictions

All Sullivan County rules

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