Inyo County, CA zoning map, flood zone and property lines by address
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Towns in Inyo County: Bishop, Dixon Lane-Meadow Creek, West Bishop.
Flood zone by address
ParcelSheet reads FEMA's National Flood Hazard Layer at the lot: the zone, whether it is a high risk area where lenders ask for flood insurance, and the base flood elevation where FEMA lists one. FEMA's countywide study for Inyo County has 217 FIRM panels, the newest effective December 2020; no coastal V zones are mapped in it.
The official panel and any Letter of Map Amendment are at FEMA's Map Service Center. An elevation certificate for an Inyo house comes from a licensed surveyor and is often on file with the county or city building office.
Property lines
The parcel outline, parcel number and mapped size come from the California county parcel layers (each county publishes its own), so an Inyo lot shows the same lines the county assessor draws. Inyo County covers about 6,526,247 acres of land and 19,097 acres of water.
Mapped lines are approximate. The Inyo County assessor keeps the parcel record (Inyo County website); a licensed surveyor sets the true corners.
Zoning
Inyo County zones its unincorporated land, and Bishop zones the land inside its limits. ParcelSheet shows the use the county assessor lists for the lot and links the county planning department for the district, the uses it allows and the lot size it needs.
ADU and guest houses
Under California's Planning and Zoning Law (Government Code Title 7, Division 1, starting at section 65000), local governments can allow an accessory dwelling unit on a lot with a house. Whether an Inyo lot can add one depends on its district; the county planning department has the rule. ParcelSheet shows the mapped lot size and the ground's slope, the first two things the question turns on.
Septic and soil
ParcelSheet reads the USDA soil survey at the lot: the soil's name, its septic absorption rating and whether it is prime farmland. Inyo County is soil survey area CA663, Inyo County Area, California, last updated September 2026, on Web Soil Survey.
A new or changed septic system in Inyo County needs a permit from the Inyo County environmental health department (under the State Water Resources Control Board OWTS Policy).
Setbacks
Setbacks in Inyo County come from the zoning district: the front, side and rear distances a house must keep. ParcelSheet does not draw setback lines; the county zoning office gives them for the lot's district, and Bishop for land inside its limits.
Hazards that apply
- Wetlands and wildfire. ParcelSheet shows the National Wetlands Inventory near an Inyo lot and the Forest Service wildfire hazard rating at it.
Questions
Is my house in a flood zone in Inyo County?
Type the address in the box above and ParcelSheet reads FEMA's flood zone at the lot's center. FEMA's countywide flood map for Inyo County has 217 panels, the newest effective December 2020. A lender or insurer uses the official FIRM panel; FEMA's Map Service Center has it.
How do I find property lines in Inyo County?
Open the California map, type the address, and the parcel outline from the Inyo County assessor shows on the map with its parcel number and mapped size. Mapped lines are approximate; only a licensed surveyor sets the true corners.
What is my property zoned in Inyo County?
Zoning in Inyo County is set by the county for unincorporated land and by each city (such as Bishop) inside its own limits. ParcelSheet shows the use code the county assessor lists and links the office that sets the zoning; the planning office has the final word.
Can I build an ADU in Inyo County?
Under California's Planning and Zoning Law (Government Code Title 7, Division 1, starting at section 65000), counties and cities can allow an accessory dwelling unit, and each sets its own rules. In Inyo County ask the zoning office for the lot's district first; ParcelSheet shows the lot size as mapped so you can see the room you have.
Do I need a septic permit in Inyo County?
Yes. A new or changed septic system in Inyo County needs a permit from the Inyo County environmental health department (under the State Water Resources Control Board OWTS Policy). ParcelSheet shows the USDA soil survey's septic rating at the lot, from survey area CA663 (Inyo County Area, California).
What can I build on 5 acres in Inyo County?
Zoning in Inyo County is set by the county for unincorporated land and each city inside its own limits (such as Bishop). The zoning district decides the uses, how many homes and the smallest lot it allows on 5 acres. ParcelSheet shows the lot size as mapped and the use code on the parcel record; the planning office has the district and its rules. See the Inyo County website.
What are the residential setbacks in Inyo County (2026)?
Setbacks in Inyo County come from the zoning code of the county, or of the city when the lot is inside city limits: the front, side and rear distances depend on the lot's district. ParcelSheet does not draw setback lines or give a number it did not read; the zoning office gives them for the district. See the Inyo County website.
Next to Inyo County: Fresno County, Kern County, Mono County, San Bernardino County, Tulare County.
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