ZONING GUIDE
The Chicago Residential Zoning & Land Value Guide (2026).
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Residential Zoning Standards: RS-3 vs. RT-4
Understanding the Floor Area Ratio (FAR) and density requirements that dictate what can be built on your lot.
RS-3
Primary Use: Single Family / 2-flat
Max Floor Area Ratio: 0.90
Max Height: 30’
Lot Area per unit: 2,500 sq. ft.
The Chicago Standard: As Chicago’s most common zoning, RS-3 is the primary driver for luxury new-construction single-family homes.
RT-3.5
Primary Use: Single Family / 2-flat
Max Floor Area Ratio: 1.05
Max Height: 30’
Lot Area per unit: 1,250 sq. ft.
The Multi-Unit Entry Point: RT-3.5 offers a versatile value bump by allowing for two-unit buildings on standard lots, making it ideal for luxury condos.
RT-4
Primary Use: 3-Flat / Condos
Max Floor Area Ratio: 1.20
Max Height: 38’
Lot Area per unit: 1,000 sq. ft.
The Developer’s Choice: Highly sought after RT-4 allows for three-unit condo developments that significantly increase the value of your land.
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RM (Residential Multi-Unit) Districts
Moderate to high density buildings often found near transit and major boulevards. 2-Flat, single-family and townhomes also allowed.
RM-4.5
Primary Use: Multifamily / Condos
Max Floor Area Ratio: 1.7
Max Height: 45’
Lot Area per unit: 700 sq. ft.
The In-Betweener: RM-4.5 unlocks the potential to build more units and go taller, allowing for bigger units on a standard lot.
RM-5
Primary Use: Multifamily / Condos
Max Floor Area Ratio: 2
Max Height: 45’
Lot Area per unit: 400 sq. ft.
The Gold Standard: Ideal for large luxury condo and ultra high-end single-family in core neighborhoods. RM-5 is a prized asset by builders & developers.
RM-5.5
Primary Use: Multifamily / Condos
Max Floor Area Ratio: 2.5
Max Height: 47’
Lot Area per unit: 400 sq. ft.
The Value Driver: The price of the land starts being calculated by "Price per Buildable Unit” as the max height increases to 60’ on large parcels.
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Zoning Disclaimer
Note: All zoning data, FAR calculations, and density estimates are for informational purposes only and reflect 2026 standards. Zoning laws are subject to change. This analysis is not a guarantee of buildability or permit approval. Real estate development involves risk; users should verify all property data with a licensed Zoning Attorney, Land Surveyor, or the City of Chicago Department of Planning and Development before making financial commitments.