Fort Worth, TX zoning districts
32 districts, 32 with a written citation. Each row says what the district permits by primary use.
Fort Worth Zoning Ordinance (Code of Ordinances Appendix A). Base-district permitted-use interpretation authored from the City of Fort Worth Planning & Development 'Summary of Zoning Districts of the City of Fort Worth' (Rev. 4/02/19) and cited ordinance sections (Ch. 4). District codes validated 2026-07-09 against the live City zoning layer (field ZONING, 96 distinct codes). Cited-evidence only: districts whose permitted-use classification could not be grounded in a retrievable ordinance source are honest-null (confidence low, bespoke-district-review-required), never guessed. Mixed-use/legacy-district grounding pass 2026-07-12: MU-1/MU-2 authored from the Ch. 4 Art. 12 Form-Based Code District Use Table (§4.1203), D-HR1/D-HR2 from Ch. 4 Art. 11 Inactive Districts (§§4.1100-4.1101), CF reviewed against the §4.803 Nonresidential Use Table 'Cf' column — all against the published code current through the 2026 S-20 supplement.
How to read the permissions
By right — allowed without discretionary approval. Conditional use — allowed only with a specific approval. Not permitted — not allowed as a primary use. Not resolved — the ordinance does not settle it in a way we would state as fact.
These describe the district. A specific parcel can also be affected by overlays, corridors, flood zones and site conditions.
| District | Residential | Commercial | Industrial |
|---|---|---|---|
|
A-10
One-Family (min. lot 10,000 sq. ft.)
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'A-10' One-Family; one-family detached dwellings, min. lot 10,000 sq. ft. | |||
|
A-2.5A
One-Family (min. lot 2.5 acres)
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'A-2.5A' One-Family; one-family detached dwellings, min. lot 2.5 acres, plus churches/schools/parks. | |||
|
A-21
One-Family (min. lot 1/2 acre)
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'A-21' One-Family; one-family detached dwellings, min. lot 1/2 acre. | |||
|
A-43
One-Family (min. lot 1 acre)
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'A-43' One-Family; one-family detached dwellings, min. lot 1 acre. | |||
|
A-5
One-Family (min. lot 5,000 sq. ft.)
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'A-5' One-Family; one-family detached dwellings, min. lot 5,000 sq. ft. | |||
|
A-7.5
One-Family (min. lot 7,500 sq. ft.)
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'A-7.5' One-Family; one-family detached dwellings, min. lot 7,500 sq. ft. | |||
|
AG
Agricultural
agricultural
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'AG' Agricultural; farms, ranches or nurseries for growing plants and raising livestock, plus public-service facilities (churches, schools, libraries). One-family dwellings permitted; commercial/industrial not by-right. | |||
|
AR
One-Family Restricted (zero-lot-line, min. lot 3,500 sq. ft.)
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'AR' One-Family Restricted; one-family detached zero-lot-line dwellings, min. lot 3,500 sq. ft. | |||
|
B
Two-Family
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'B' Two-Family; one-family and two-family detached and attached, plus all 'A-5' and 'AR' uses. | |||
|
C
Medium Density Multifamily
residential medium
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'C' Medium Density; multifamily dwelling units at max 24 du/acre with design standards. | |||
|
CF
Community Facilities
special
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| Ch. 4 §4.201(b): CF uses are governed by the Art. 6/Art. 8 use tables. The §4.803 Non-Residential Use Table 'Cf' column (reviewed 2026-07-12, code through 2026 S-20) grounds the district as institutional-only: by right are civic/institutional uses — schools, colleges, places of worship, government facilities, museums, parks, day care, and the medical-care cluster (hospital, clinic/doctor's office, assisted living, nursing home) — plus group living (community home, group homes I-II, P* per §§5.110/5.115). Household dwellings, general retail/office/restaurant/lodging, and industrial rows are all empty (= not allowed, key §4.801). NULL BY FINDING, not missing data: the 3-family tri-state cannot represent an institutional-only district without misleading in one direction (prohibited-x3 would hide that a hospital or school is by right; commercial by-right would imply general retail/office). Check the §4.803 'Cf' column for the specific proposed use. | |||
|
CR
Low Density Multifamily
residential medium
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'CR' Low Density; multifamily dwelling units at max 16 du/acre with design standards. | |||
|
D
High Density Multifamily
residential high
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'D' High Density; multifamily dwelling units at max 32 du/acre with design standards. | |||
|
D-HR1
Multifamily Highrise
residential high
|
By right | Not permitted | Not permitted |
| Ch. 4, Art. 11 Inactive Districts, §4.1100 Multifamily Highrise ('D-HR1'); reviewed 2026-07-12, code through 2026 S-20 (last amended Ord. 27545-03-2025). Correction of the earlier placeholder: this is NOT a downtown form-based district — it is a legacy high-density multifamily high-rise district listed under the code's 'Inactive Districts' article, still mapped on live parcels (ZONING='D-HR1' validated 2026-07-09). §4.1100(b): permitted uses are 'any use permitted in the "D" multifamily district' plus board-of-adjustment special exceptions (§4.1100(c): bed and breakfast home/inn only) — tri-state therefore mirrors 'D': residential by right, commercial and industrial prohibited. Height max 144 ft (§4.1100(d)). Authored as its own row so the longest-base-first parser never misreads 'D-HR1' as base 'D' + overlay 'HR1'. | |||
|
D-HR2
Multifamily Highrise
residential high
|
By right | Not permitted | Not permitted |
| Ch. 4, Art. 11 Inactive Districts, §4.1101 Multifamily Highrise ('D-HR2'); reviewed 2026-07-12, code through 2026 S-20. Correction of the earlier placeholder: NOT a downtown form-based district — a legacy high-density multifamily high-rise district under the 'Inactive Districts' article, still mapped on live parcels (ZONING='D-HR2' validated 2026-07-09). §4.1101(b): permitted uses are 'any uses permitted in the "D-HR1" multifamily high-rise district' plus special exceptions (§4.1101(c): bed and breakfast home/inn only) and accessory uses — tri-state mirrors D-HR1/'D': residential by right, commercial and industrial prohibited. Height max 240 ft (§4.1101(d)). Authored as its own row so the longest-base-first parser never misreads 'D-HR2' as base 'D' + overlay 'HR2'. | |||
|
E
Neighborhood Commercial
commercial neighborhood
|
Not permitted | By right | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'E' Neighborhood Commercial; all 'ER' uses plus retail, banks, restaurants, gasoline, bakeries, off-premise alcohol; max 45 ft height. | |||
|
ER
Neighborhood Commercial Restricted
commercial neighborhood
|
Not permitted | By right | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'ER' Neighborhood Commercial Restricted; beauty/barber, bookstores, drug stores, studios, offices, public/civic, health care; alcohol sales prohibited; max 35 ft height. | |||
|
F
General Commercial
commercial mixed
|
Not permitted | By right | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'F' General Commercial; all 'FR' uses plus amusement (nightclubs, bars, skating); on-premises alcohol permitted 'F' through 'K'; max 45 ft height. | |||
|
FR
General Commercial Restricted
commercial mixed
|
Not permitted | By right | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'FR' General Commercial Restricted; all 'E' uses plus theaters, auto sales/repair, hotels, health care, clubs, bowling, large retail, home improvement; alcohol prohibited; max 45 ft height. | |||
|
G
Intensive Commercial
commercial core
|
Not permitted | By right | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'G' Intensive Commercial; all 'F' uses with max 12-story / 120 ft height. | |||
|
H
Central Business
commercial core
|
By right | By right | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'H' Central Business; all 'G' uses plus multifamily residential and printing/publishing; no height restriction, permissive area regulations; restricted to designated Central Business District (DUDD overlay). | |||
|
I
Light Industrial
industrial light
|
Not permitted | By right | By right |
| FW Zoning Districts Summary (Rev. 4/02/19), 'I' Light Industrial; all 'G' uses plus food processing, animal hospitals/kennels, transportation terminals, warehousing, outside sales/storage, printing, light manufacturing; max 55 ft height. | |||
|
IP
Industrial Park
industrial light
|
Not permitted | By right | By right |
| FW Zoning Ordinance Sec. 4.1104 Industrial Park ('IP') District; any use permitted in 'H' is allowed EXCEPT residential structures are not permitted; plus light fabrication/assembly uses (aluminum, brass, steel, wood, etc.), furniture/cabinet, kennels; max 35 ft height, 15 ft front yard. | |||
|
J
Medium Industrial
industrial heavy
|
Not permitted | By right | By right |
| FW Zoning Districts Summary (Rev. 4/02/19), 'J' Medium Industrial; all 'I' uses plus breweries, cement products, power plants, grain elevators, poultry slaughtering, light manufacturing; max 120 ft height. | |||
|
K
Heavy Industrial
industrial heavy
|
Not permitted | By right | By right |
| FW Zoning Districts Summary (Rev. 4/02/19), 'K' Heavy Industrial; all 'J' uses plus heavy industrial (metal fabrication, asphalt plants, machine shops, stock yards, permanent batch plants, welding); max 120 ft height. | |||
|
MH
Manufactured Housing
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'MH' Manufactured Hsg.; manufactured housing / mobile home parks and subdivisions and related uses (dwelling purposes only). | |||
|
MU-1
Low Intensity Mixed-Use
commercial mixed
|
By right | By right | Not permitted |
| Ch. 4, Art. 12 Form-Based Code District Use Table, §4.1203 'MU-1' column (key §4.1201: P/P* by right, SE special exception, CUP conditional, empty = not allowed) + Art. 13 §4.1300; reviewed 2026-07-12, code through 2026 S-20. Residential by right: one-family attached/townhouse P, multifamily dwelling apartment P (one-family detached NOT permitted). Commercial by right: offices P, restaurant/café P, bank P, convenience store P, retail sales general P*, event center P, indoor amusement P (hotel/motel, bar/tavern and indoor recreation NOT permitted in MU-1 — those need MU-2). Industrial prohibited: every Light and Heavy Industrial Services row, wholesale trade, mini-warehouse and outdoor storage is empty for MU-1 (isolated non-family exceptions: recycling collection SE*, airport CUP). 3-5 stories with height bonus per the District Summary (Rev. 4/02/19); §4.1300's form-based building/frontage standards govern design, not use. | |||
|
MU-2
High Intensity Mixed-Use
commercial mixed
|
By right | By right | By right |
| Ch. 4, Art. 12 Form-Based Code District Use Table, §4.1203 'MU-2' column (key §4.1201) + Art. 13 §4.1302; reviewed 2026-07-12, code through 2026 S-20. Residential by right: townhouse P, multifamily P. Commercial by right: offices P, restaurant P, retail P/P*, hotel/motel P, indoor recreation P (bar/tavern CUP* only). Industrial: SELECT light industrial by right — matching the District Summary's 'select light industrial' — e.g. food processing (no slaughtering) P, bottling P, printing/publishing P, assembly of pre-manufactured parts P, brewery/distillery/winery P, wholesale bakery/produce P, custom welding P; but machine shops, contractor yards, mini-warehouse, outdoor sales/storage and essentially all Heavy Industrial Manufacturing rows are empty (not allowed). Nuisance held at medium-intensity by authored override: the by-right industrial subset is building-contained light production inside a pedestrian-oriented 5-10 story district, not a heavy-industrial entitlement (same treatment as Dallas CA-1(A)). | |||
|
PD
Planned Development
special
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| Ch. 4, Art. 3 (§§4.300-4.306). NULL BY POLICY, not by missing data: a PD's permitted uses are set per-ordinance for the specific development. §4.300(a): a PD district exists to 'encourage the unified design of residential, commercial, industrial and institutional uses, including combinations of uses that are not otherwise attainable under conventional base zoning districts,' may be created in any base district, and is subject to site-specific development regulations and a site plan (§4.302 site-plan approval; §4.305 uses). No district-code-level tri-state can exist — the governing document is the individual PD ordinance for the parcel. Reading hint for report users: the live City zoning layer carries a BASE_ZONING attribute (surfaced as base_zone); when present it names the underlying/companion base district and is the best available signal of the PD's intended use intensity — confirm against the PD ordinance itself before relying on it. | |||
|
R1
Zero Lot Line / Cluster
residential low
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'R1' Zero Lot Line / Cluster; one-family detached/zero-lot-line and two-family attached zero-lot-line, plus all 'B' uses. | |||
|
R2
Townhouse / Cluster
residential medium
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'R2' Townhouse/Cluster; one-family attached townhouse/rowhouse, min. 15% open space, max 24 du/ac avg, plus all 'R1' uses. | |||
|
UR
Urban Residential
residential high
|
By right | Not permitted | Not permitted |
| FW Zoning Districts Summary (Rev. 4/02/19), 'UR' Urban Residential; higher-density residential-only form-based development, 2-3 stories with height bonus to 4; residential only (no commercial by-right). | |||
Sources
- City of Fort Worth Planning & Development Department, 'Summary of Zoning Districts of the City of Fort Worth' (Rev. 4/02/19), https://mapit.fortworthtexas.gov/Zoning_DistSummary/ZoningDistSummary.pdf
- Fort Worth Code of Ordinances, Appendix A (Zoning Regulations), Chapter 4 District Regulations; Residential District Use Table (Art. 6), Nonresidential District Use Table (Art. 8), https://www.fortworthtexas.gov/departments/development-services/zoning/ordinance
- Fort Worth Code of Ordinances, Appendix A, Ch. 4 Art. 12 Form-Based Code District Use Table, §4.1203 (MU-1/MU-2 columns; key to designations §4.1201: P/P* by right, SE/SE* special exception, CUP/CUP* conditional use permit, empty cell = not allowed). Reviewed 2026-07-12 against the published code (American Legal Publishing, current through 2026 S-20), https://codelibrary.amlegal.com/codes/ftworth/latest/ftworth_tx/0-0-0-66297
- Fort Worth Code of Ordinances, Appendix A, Ch. 4 Art. 11 Inactive Districts: §4.1100 Multifamily Highrise (D-HR1), §4.1101 Multifamily Highrise (D-HR2). Reviewed 2026-07-12 (current through 2026 S-20), https://codelibrary.amlegal.com/codes/ftworth/latest/ftworth_tx/0-0-0-35523
- Fort Worth Code of Ordinances, Appendix A, Ch. 4 Art. 8, §4.803 Non-Residential District Use Table ('Cf' column; key §4.801) — governs CF uses per §4.201(b). Reviewed 2026-07-12 (current through 2026 S-20), https://codelibrary.amlegal.com/codes/ftworth/latest/ftworth_tx/0-0-0-35392
- Fort Worth Code of Ordinances, Appendix A, Ch. 4 Art. 3 Planned Development District, §§4.300-4.306 (esp. §4.300 purpose, §4.302 site-plan procedure, §4.305 uses). Reviewed 2026-07-12 (current through 2026 S-20), https://codelibrary.amlegal.com/codes/ftworth/latest/ftworth_tx/0-0-0-33679
Table verified against the sources above on 2026-07-12. Ordinances change, so check the current code before relying on any row for a decision.
Which district applies to your parcel?
This table describes the districts. To find out which one covers a specific address, and what else affects that site, run the address on the home page.