Merced · Land use · Single-family home
Where is a single-family home allowed in Merced?
In Merced, a single-family home is allowed in 7 base zones (R-R, R-1, R-2, R-3, R-4 and 2 more, 1 with a condition), needs a permit in 2 (R-MH and R-IV, 1 with a condition) and not allowed in 4 (Merced use tables, read October 2026).
Key points
- Allowed: R-R, R-1, R-2, R-3, R-4, R-OV and A-G
- Needs a permit: R-MH and R-IV
- Not allowed: C-V, P-OS, P-F and P-PK
Find your lot's zone on the city zoning map, then read its row. Every status below was read from the Merced Municipal Code use tables (read October 2026). Base zones only. General information, not legal advice — check with the city before you apply.
Zones where a single-family home can go
Merced's code calls this use “Single-Family Dwellings”. Each row links to the use table it comes from. A zone marked “see note” has a condition in the code, for example upper floors only or a larger lot.
| Zone | Status | Code |
|---|---|---|
| R-R | Allowed | § 20.08.020 |
| R-1 Low density residential | Allowed | § 20.08.020 |
| R-2 Low medium density residential | Allowed | § 20.08.020 |
| R-3 High medium density residential | Allowed | § 20.08.020 |
| R-4 High density residential | Allowed | § 20.08.020 |
| R-OV Outer village residential | Allowed Code row: “Single Family Dwellings” | § 20.16.020 |
| A-G | Allowed — see note Note 2: Permitted only when associated with an agricultural use which constitutes the primary use on the property. | § 20.18.020 |
| R-MH | Needs a minor use permit | § 20.08.020 |
| R-IV Inner village residential | Needs a conditional use permit — see note Code row: “Single Family Dwellings” Note 3: Must meet minimum density requirements of ten (10) dwelling units/acre. | § 20.16.020 |
Zones where it is not allowed
What else applies
- Standards for this use: Sec. 20.46.020.
- Small House row (R-1 to R-4 P, R-3/R-4 for villages) is a separate small-lot house type. D and commercial tables list no single-family row.
- State law: State law lets most single-family lots add an ADU and a JADU (California ADU law) and a second home or a lot split under SB 9 (Gov. Code § 65852.21).
- Not covered here: RP-D residential planned development and other planned developments (no use table in text); Commercial cannabis uses (Table 20.44-1 in 20.44.170). Overlay zones and specific plans can also change the answer.
Other uses in Merced
Who this affects
Frequently asked questions
Can I have a single-family home in the R-MH zone in Merced?
Only with a minor use permit. Merced's use table lists it that way in R-MH (§ 20.08.020).
Can I have a single-family home in the C-V zone in Merced?
No. Merced's use table does not allow it in C-V (§ 20.16.020).
Can I have a single-family home in the R-R zone in Merced?
Yes. Merced's use table lists it as allowed in R-R (§ 20.08.020).
General information, not legal advice.
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