Montgomery County, NY: flood zone, zoning and property lines by address
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Towns in Montgomery County: Amsterdam, Wellsville, Fort Plain.
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 Montgomery County has 88 FIRM panels, the newest effective January 2018; 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 Montgomery 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 New York State Tax Parcels layer (NYS GIS Program Office, from each county's tax maps), so a Montgomery lot shows the same lines the Real Property Tax Services office draws. Montgomery County covers about 257,991 acres of land and 4,599 acres of water.
Mapped lines are approximate. The Montgomery County Real Property Tax Services office keeps the parcel record (Montgomery County website); every county's office is on the state's county directors of Real Property Tax Services page; a licensed surveyor sets the true corners.
Zoning
In New York zoning is set by each town, village and city, not by the county: in Montgomery County, Amsterdam, Wellsville, Fort Plain each zone the land inside their limits. ParcelSheet shows the use code on the lot's parcel record and the municipality it sits in; the town, village or city zoning office has the district, the uses it allows and the lot size it needs. The Montgomery County website lists the county's municipalities.
ADU and guest houses
New York's zoning enabling laws (Town Law 261, Village Law 7-700 and General City Law 20) lets each town, village and city allow an accessory dwelling unit on a lot with a house. Whether a Montgomery lot can add one depends on its district; the town, village or city zoning office 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. Montgomery County is soil survey area NY057, Montgomery County, New York, last updated September 2026, on Web Soil Survey.
A new or changed septic system in Montgomery County needs a permit from the Montgomery County health department, or the NYS Department of Health district office where the county has none, which tests the soil on the lot itself.
Setbacks
Setbacks in Montgomery County come from the zoning district: the front, side and rear distances a house must keep. ParcelSheet does not draw setback lines; the town, village or city zoning office gives them for the lot's district, and Amsterdam, Wellsville, Fort Plain for land inside their limits.
Hazards that apply
- Wetlands and wildfire. ParcelSheet shows the National Wetlands Inventory near a Montgomery lot and the Forest Service wildfire hazard rating at it.
Questions
Is my house in a flood zone in Montgomery 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 Montgomery County has 88 panels, the newest effective January 2018. A lender or insurer uses the official FIRM panel; FEMA's Map Service Center has it.
How do I find property lines in Montgomery County?
Open the New York map, type the address, and the parcel outline from the county Real Property Tax Services office 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 Montgomery County?
Zoning in Montgomery County is set by each town, village and city (such as Amsterdam, Wellsville), not by the county. ParcelSheet shows the use code on the parcel record and names the municipality; the town, village or city zoning office has the final word.
Can I build an ADU in Montgomery County?
New York's zoning enabling laws (Town Law 261, Village Law 7-700 and General City Law 20) lets each town, village and city allow an accessory dwelling unit, and each sets its own rules. In Montgomery County ask the town, village or city 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 Montgomery County?
Yes. A new or changed septic system in Montgomery County needs a permit from the Montgomery County health department, or the NYS Department of Health district office where the county has none. ParcelSheet shows the USDA soil survey's septic rating at the lot, from survey area NY057 (Montgomery County, New York).
Next to Montgomery County: Fulton County, Herkimer County, Otsego County, Saratoga County, Schenectady County, Schoharie County.
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