Vacant Land Features & Zoning

Understanding zoning codes, land characteristics, utilities, and restrictions for vacant land listings

Property SubType

The property subtype tells buyers what kind of vacant land you're selling. Choose the option that best describes your parcel.

Acreage: 5 or Less

Smaller tracts under 5 acres. Common for residential building sites, hobby farms, or rural homesites. Most popular category for buyers looking to build a home.

Over 5 Acres

Larger tracts suitable for ranching, farming, or estate-style homesites. May qualify for agricultural tax exemptions. Attracts buyers wanting privacy or agricultural use.

Lake Lot

Land near or on a lake, intended for waterfront or water-access building. Premium pricing for lake frontage. Oklahoma has many popular lake communities.

Residential Lot

A platted lot in a subdivision or neighborhood zoned for single-family homes. Typically has utilities available at or near the lot line. Ready to build.

Multifamily Lot

Zoned for duplexes, triplexes, or apartment buildings. Attracts developers and investors. Zoning must allow multi-unit construction.

Commercial Lot

Zoned for business use such as retail, offices, or restaurants. Location and traffic visibility are key value drivers. Verify permitted uses with the municipality.

Industrial Lot

Zoned for manufacturing, warehousing, or heavy commercial use. Typically located near highways or rail access. Environmental considerations may apply.

Zoning Codes

Zoning determines what can be built on the land. Oklahoma municipalities each have their own zoning ordinances, but most follow similar code patterns. Select the code that matches your property's current zoning designation.

Agricultural

AG - Agricultural

General agricultural use. Permits farming, ranching, and typically one single-family dwelling per parcel. Large minimum lot sizes (often 5+ acres). Livestock usually allowed.

A1 - Agricultural 1

Similar to AG but may have different minimum acreage or density requirements depending on the municipality. Check local ordinances for specific permitted uses.

Residential

RS1 through RS4 - Residential Single-Family

Single-family home zones with decreasing minimum lot sizes. RS1 has the largest lots (estate-style), RS4 has the smallest (standard suburban lots). Higher numbers allow higher density.

RE - Residential Estate

Large-lot residential. Typically 1-2+ acre minimums. Designed for estate-style homes with significant setbacks and privacy. May allow horses or hobby farming depending on the municipality.

RM1 through RM3 - Residential Multi-Family

Multi-family residential zones. RM1 allows duplexes and low-density multi-family. RM3 allows the highest density including apartments. Attractive to developers and investors.

Commercial

CS - Commercial Shopping

Retail and shopping center use. Designed for stores, restaurants, and consumer-facing businesses. Often requires landscaping and signage standards.

CH - Commercial Highway

Highway-oriented commercial. Gas stations, hotels, auto dealers, and drive-through businesses. Located along major roads with high traffic visibility.

CG - Commercial General

Broad commercial use allowing offices, retail, services, and sometimes light industrial. Most flexible commercial designation.

COM - Commercial

General commercial designation used by some municipalities as a catch-all for business-zoned properties.

Industrial

IL - Industrial Light

Light manufacturing, warehousing, and distribution. Lower noise and environmental impact. Often includes offices and flex space.

IM - Industrial Moderate

Heavier manufacturing and processing. May include outdoor storage, heavy equipment, and higher noise levels. Stricter environmental requirements.

Mixed-Use

DM - Downtown Mixed-Use

Urban core areas allowing residential, commercial, and office in the same zone or building. Encourages walkable, mixed-use development. Common in downtown revitalization areas.

OM - Office Mixed-Use

Primarily office with some retail and residential allowed. Typically along corridors between commercial and residential zones. Lower intensity than downtown mixed-use.

Verify Your Zoning

Zoning codes and permitted uses vary by municipality. Always verify your property's zoning designation with your local city or county planning department before listing. Incorrect zoning information can create legal liability.

Don't See Your Code?

Select "Other" and type in your zoning designation. Some municipalities use unique codes like PUD (Planned Unit Development), MPC (Master Planned Community), or custom overlays.

Multiple Parcels

Indicates whether the listing includes more than one tax parcel or legal lot.

When to Select Yes

Select "Yes" if the sale includes two or more separate parcels (each with its own parcel number) being sold together. This is common with larger tracts that span multiple legal descriptions. Include all parcel numbers in your listing remarks.

When to Select No

Select "No" if the land is a single parcel with one tax ID, even if it's a large tract.

Lot Size

Enter the total lot size in either square feet or acres. The form will automatically convert between the two.

How to Find Your Lot Size

Check your property deed, tax assessment, or county assessor website. The Oklahoma County Assessor and Tulsa County Assessor websites provide free parcel lookups with lot dimensions and acreage.

Auto-Conversion

Enter square feet and acres are calculated automatically (and vice versa). 1 acre = 43,560 square feet. For example, 5 acres = 217,800 sq ft.

Acreage Breakdown

For larger tracts, break down the total acreage by land use type. This helps agricultural buyers evaluate the property.

Pasture Acres

Open grassland used for grazing livestock. Includes improved pasture (planted grass) and native pasture. Key metric for cattle ranchers.

Cultivated Acres

Land actively tilled or used for row crops (wheat, soybeans, corn, etc.). Indicates productive farmland. Important for farming buyers.

Timber Acres

Forested land with marketable timber. Common in eastern Oklahoma. May provide additional income through timber harvesting. Also appeals to hunting and recreation buyers.

Current Use

How the land is currently being used. Select all that apply. This helps buyers understand the property's operational history.

Dairy

Used for dairy cattle operations. May include milking facilities and specialized infrastructure.

Greenhouse

Used for greenhouse or nursery operations. Controlled-environment growing.

Livestock

Used for raising cattle, horses, goats, or other livestock. Most common agricultural use in Oklahoma.

Orchard

Used for fruit or nut tree production. Pecan orchards are common in Oklahoma.

Poultry

Used for chicken, turkey, or other poultry operations. Eastern Oklahoma has significant poultry farming.

Row Crop

Used for planted crops like wheat, soybeans, cotton, or corn. Indicates productive farmland with tillable soil.

Fencing

Fencing is critical for agricultural land. It affects livestock management, property boundaries, and value. Select all types present on the property.

Barbed / Smooth Wire

Standard agricultural fencing for cattle. Barbed wire is most common for keeping cattle in. Smooth wire is used where barbed wire could injure horses.

Pipe Fencing

Heavy-duty metal pipe fencing. Extremely durable and attractive. Common for horse properties and working cattle pens. Premium fencing option.

Cross Fenced

Interior fencing that divides the property into separate pastures. Essential for rotational grazing and livestock management. Adds significant agricultural value.

Hog Wire

Woven wire fencing with small openings. Keeps smaller animals contained (goats, sheep, pigs). Also effective for keeping wildlife out of gardens.

Full / Partial

"Full" means the entire perimeter is fenced. "Partial" means only some boundaries are fenced. Full perimeter fencing is preferred for livestock.

Privacy / Chain Link / Split Rail

More common on residential lots and smaller parcels. Privacy fencing blocks views. Chain link is practical and affordable. Split rail is decorative.

Mineral Rights

Mineral rights determine who owns the underground resources (oil, gas, water) beneath the land. In Oklahoma, mineral rights are frequently severed from surface rights.

Detailed Coverage

For a complete guide to mineral rights options (Included, Not Included, Partial, Available, Ground Water), see our Area & Land Features guide. Mineral rights are one of the most important aspects of Oklahoma land sales.

Building & Livestock Restrictions

Restrictions affect what buyers can do with the land. Being upfront about restrictions prevents issues after the sale.

Building Restrictions

Mobile Homes Allowed

Manufactured or mobile homes are permitted on this land. Many rural and agricultural-zoned properties allow mobiles. Important for buyers on a budget.

Site Built Homes Allowed

Traditional stick-built (site-constructed) homes are permitted. Some subdivisions or deed restrictions require site-built only, excluding manufactured homes.

Livestock Restrictions

Horses / Cows / Livestock Allowed

These animals are permitted on the property. Check for any density limits (e.g., 2 horses per acre). Agricultural zoning generally allows all livestock.

Pigs / Chickens Prohibited

These specific animals are not allowed, often due to deed restrictions, HOA rules, or municipal ordinances. Common in residential-zoned areas near subdivisions.

No Livestock Allowed

No animals beyond household pets permitted. Typically applies to residential lots in subdivisions or areas with HOA restrictions.

Exotic Protected Species

The property has restrictions related to exotic or protected species. May affect land use, development, or require special permits.

Utilities & Access

Utility availability dramatically affects land value and buildability. Buyers need to know what infrastructure is already in place.

Water Source

City water is the most convenient. Rural water districts serve areas outside city limits. Wells are common on rural land but require drilling costs ($5,000-$15,000+). "Water Avail" means a connection is available but not yet installed.

Sewer

City sewer is most common in town. Septic tanks are standard for rural properties. Aerobic systems are required in some areas (higher maintenance than conventional septic). Lagoon systems are found on older rural properties.

Utility Connections

Which utilities have active connections or service available at the property. Electricity and gas being available (vs. needing line extension) significantly affects building costs.

Road Frontage

What type of road provides access to the property. City streets are maintained by the city. County roads are maintained by the county. Private roads may require maintenance agreements. "Unimproved" means no formal road exists.

Road Surface

Paved roads provide year-round access. Gravel roads are common in rural Oklahoma. Dirt roads may become impassable in wet weather. "No Road" means the property has no direct road access and may require an easement.

Tips for Listing Vacant Land in Oklahoma

•Verify your zoning code with the local planning department before listing — incorrect zoning can create legal issues
•Research mineral rights ownership through the county clerk's office — severed minerals are common in Oklahoma
•Get a current land survey if you don't have one — buyers often require it and it prevents boundary disputes
•Document all utility connections and their locations — this is one of the first things land buyers ask about
•If the land has agricultural use, note any existing tax exemptions that may transfer to the buyer
•Include road access details in your remarks — landlocked parcels or parcels with easement-only access should be clearly disclosed

Need Help?

If you're unsure about your land's zoning, utilities, or any other details, we're here to help you get it right.

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