Fairfax County, VA Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Single-family bonus
- 20 percent density increase
- Multifamily bonus
- 10 to 20 percent increase
- Max ADU share
- 12.5 percent of units
- Governing section
- Zoning Ordinance § 5101.4
Summary
Fairfax County grants a 20 percent density bonus for single-family rezoning and special exception applications, and a 10 to 20 percent bonus for multifamily projects, in exchange for providing affordable dwelling units under the ADU Program.
If the application requests approval of single-family detached dwelling units, single-family attached, or
stacked townhouse dwelling units, the lower and upper end of the density range set forth in the Comprehensive Plan applicable to the application property is increased by 20 percent for purposes of calculating the potential density which may be approved by the Board.
(2) If the application requests approval of non-elevator multifamily dwelling unit structures; or elevator
multifamily dwelling unit structures which are three stories or less in height, the lower and upper end of the density range set forth in the Comprehensive Plan applicable to the application property is increased by 10 percent for purposes of calculating the potential density which may be approved by the Board. However, at the applicant's option, the range set forth in the Comprehensive Plan is increased by 20 percent for purposes of calculating maximum potential density.
https://online.encodeplus.com/regs/fairfaxcounty-va/doc-viewer.aspx#secid--1 293/545 8/18/26, 9:54 PM Document Viewer | Zoning Ordinance
Official source re-checked September 7, 2026: no newer edition of the code had been published.
Full Breakdown
Under subsection 5101.4.A of the Zoning Ordinance, an approved rezoning, PRC plan, or special exception for single-family detached, attached, or stacked townhouse units gets the Comprehensive Plan's density range raised by 20 percent for calculating potential density. Non-elevator multifamily and three-story-or-less elevator multifamily structures get a 10 percent increase, or 20 percent at the applicant's option. In return, developers must provide affordable dwelling units priced under County-set formulas, capped at 12.5 percent of units for the 20 percent bonus tier and 6.25 percent for the 10 percent tier.
Violations & Fines
Developments that don't provide the required affordable dwelling units can't get final site plan or subdivision approval; disputes over ADU pricing or the required percentage may be appealed to the ADU Advisory Board or Circuit Court within 30 days.
Frequently Asked Questions
Does every rezoning in Fairfax County get a density bonus?
How many affordable units are required for the 20 percent bonus?
Sources & Official References
Other rules in Fairfax County
Compare Fairfax County to another location·View the Virginia zoning overlays & bonuses overview
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