Highlands County, FL Building Setbacks & Zoning: Structure Height Limits (2026)
Key Facts
- Residential height cap
- 35 feet (R-1A, R-1, EU districts)
- Governing section
- Highlands County Code § 12.05.210.H
- Nonresidential height
- Up to 50 ft with BOA approval
- Height exclusions
- Sec. 12.05.302: parapets, towers up to +25%
- Height measured from
- Definition in section 12.02.104
Summary
In unincorporated Highlands County's R-1A residential district, a house cannot rise above 35 feet, measured under the code's own definition of building height in section 12.02.104. The same 35-foot cap applies in the R-1 and EU Estate districts, and taller nonresidential buildings there follow the EU district's height rules instead.
H.Maximum height of structures. Maximum height of structures shall be as follows:1.Residence: No dwelling shall exceed 35 feet in height, except as provided in section 12.05.302. See definition of height of buildings in section 12.02.104.2.Permitted nonresidential: Same as EU Estate District.
Full Breakdown
104, generally from the average finished grade to the roof's highest point. A residence in R-1A, R-1 or the larger-lot EU Estate district may not exceed 35 feet, while a permitted nonresidential building in R-1A follows the EU district's height allowance, which can reach 50 feet with Board of Adjustment approval if the BOA finds the extra height will not injure surrounding property. 302 lets specific rooftop features exceed the district cap without a variance: parapet walls may rise five feet above the allowed height, and penthouses, scenery lofts, non-wireless towers, cupolas, steeples, domes, flagpoles, airplane beacons, chimneys, stacks, tanks and roof structures may exceed the limit by up to 25 percent.
Anyone proposing a taller residence, or a rooftop feature beyond these carve-outs, needs either a variance from the Board of Adjustment or a rezoning; a building permit that shows a height over 35 feet on the plans will be rejected by Development Services' plan review before construction can begin. 211, so the 35-foot cap and its exceptions reach both districts equally.
Violations & Fines
Building above the district's height cap without an approved variance is a zoning violation. Development Services' plan reviewers check height on submitted plans before issuing a building permit, and a structure built taller than permitted can be cited by Code Enforcement; unresolved violations go to the county's Code Enforcement Special Magistrate under chapter 2, article XII, which can impose fines and record a lien until the structure is brought into compliance or removed.
Frequently Asked Questions
How tall can a house be in Highlands County's R-1A district?
Are there exceptions to the 35-foot house height limit?
Can a nonresidential building in R-1A be taller than 35 feet?
Sources & Official References
Other rules in Highlands County
Florida rules heatmap·Compare Highlands County to another location·View the Florida building setbacks & zoning overview
See something wrong?
Help us keep this page accurate. If you notice an error or outdated information, let us know.