Washoe County, NV zoning map, flood zone and property lines by address
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Towns in Washoe County: Reno, Sparks, Sun Valley.
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 Washoe County has 239 FIRM panels, the newest effective June 2013; 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 a Washoe 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 Nevada Division of Water Resources, county parcels in Nevada, so a Washoe lot shows the same lines the county assessor draws. Washoe County covers about 4,042,166 acres of land and 143,993 acres of water.
Mapped lines are approximate. The Washoe County assessor keeps the parcel record (Washoe County website); a licensed surveyor sets the true corners.
Zoning
Washoe County zones its unincorporated land, and Reno, Sparks each zone the land inside their 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 Nevada's planning and zoning law (Nevada Revised Statutes Chapter 278), local governments can allow an accessory dwelling unit on a lot with a house. Whether a Washoe 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. Washoe County is soil survey area NV628, Washoe County, Nevada, South Part, last updated September 2026, on Web Soil Survey.
A new or changed septic system in Washoe County needs a permit from the Washoe County health authority (Southern Nevada Health District in Clark County, Northern Nevada Public Health in Washoe County, the state environmental health section in most other counties).
Setbacks
Setbacks in Washoe 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 Reno and Sparks for land inside their limits.
Hazards that apply
- Wetlands and wildfire. ParcelSheet shows the National Wetlands Inventory near a Washoe lot and the Forest Service wildfire hazard rating at it.
Questions
Is my house in a flood zone in Washoe 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 Washoe County has 239 panels, the newest effective June 2013. A lender or insurer uses the official FIRM panel; FEMA's Map Service Center has it.
How do I find property lines in Washoe County?
Open the Nevada map, type the address, and the parcel outline from the Washoe 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 Washoe County?
Zoning in Washoe County is set by the county for unincorporated land and by each city (such as Reno, Sparks) 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 Washoe County?
Under Nevada's planning and zoning law (Nevada Revised Statutes Chapter 278), counties and cities can allow an accessory dwelling unit, and each sets its own rules. In Washoe 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 Washoe County?
Yes. A new or changed septic system in Washoe County needs a permit from the Washoe County health authority (Southern Nevada Health District in Clark County, Northern Nevada Public Health in Washoe County, the state environmental health section in most other counties). ParcelSheet shows the USDA soil survey's septic rating at the lot, from survey area NV628 (Washoe County, Nevada, South Part).
What can I build on 5 acres in Washoe County?
Zoning in Washoe County is set by the county for unincorporated land and each city inside its own limits (such as Reno, Sparks). 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 Washoe County website.
What are the residential setbacks in Washoe County (2026)?
Setbacks in Washoe 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 Washoe County website.
Next to Washoe County: Churchill County, Humboldt County, Lyon County, Pershing County, Storey County, Carson City.
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