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San Antonio, Texas: which zones SB 840 and SB 15 may open
Two Texas laws from 1 Sep 2025 make cities like San Antonio allow more homes. This page lists every San Antonio zone we read, by our check's answer.
Not legal advice; confirm with the city.
Run the free check
It reads the city's zoning map at the site and the distance rules. You get both laws' answers, each with its sources. The best answer is Likely. It is a screen, not a promise.
SB 840: homes in commercial zones
SB 840 makes a covered city allow apartments or mixed use where offices or shops are allowed. These are San Antonio's zones, from the City's code.
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San Antonio's code lets this district build apartments or mixed use without rezoning, up to 65 units an acre (UDC §35-312(b), Ord. 2025-09-04-0580).
Check the airport, military base and heavy-industry distances (Planner check needed).
Likely 11 zones
The zoning test points to yes. The free check still reads the site itself and the distance rules.
| Zone | City's code | Why |
|---|---|---|
| O-1 | §35-312(b)(1) | SB 840 opens O-1 to homes. |
| O-1.5 | §35-312(b)(1) | SB 840 opens O-1.5 to homes. |
| O-2 | §35-312(b)(1) | SB 840 opens O-2 to homes. |
| NC | §35-312(b)(2) | SB 840 opens NC to homes. |
| C-1 | §35-312(b)(2) | SB 840 opens C-1 to homes. |
| C-2 | §35-312(b)(2) | SB 840 opens C-2 to homes. |
| C-3 | §35-312(b)(2) | SB 840 opens C-3 to homes. |
| L | §35-312(b)(3) | SB 840 opens L to homes. |
| C-2NA | §35-312(b)(2) | SB 840 opens C-2NA to homes (its uses are C-2's, UDC §35-311(d)). |
| C-3NA | §35-312(b)(2) | SB 840 opens C-3NA to homes (its uses are C-3's, UDC §35-311(d)). |
| C-3R | §35-312(b)(2) | SB 840 opens C-3R to homes (its uses are C-3's, UDC §35-311(d)). |
Planner check needed 28 zones
A planner must read more before you rely on it.
| Zone | City's code | Why |
|---|---|---|
| D | Table 311-2 | D (Downtown) isn't on San Antonio's SB 840 list (UDC §35-312(b)), and a temporary batching plant can be approved there by special permit. Downtown already allows apartments by right in its own table (Table 311-2), so SB 840 may not be needed here. |
| MXD | §35-312(b)(4) | MXD is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but its uses follow its own ordinance or site plan. Read this site's zoning ordinance. |
| IDZ | §35-312(b)(4) | IDZ is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but only "those which permit a mix of uses". Read this site's zoning ordinance. |
| IDZ-1 | §35-312(b)(4) | IDZ-1 is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but only "those which permit a mix of uses". Read this site's zoning ordinance. |
| IDZ-2 | §35-312(b)(4) | IDZ-2 is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but only "those which permit a mix of uses". Read this site's zoning ordinance. |
| IDZ-3 | §35-312(b)(4) | IDZ-3 is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but only "those which permit a mix of uses". Read this site's zoning ordinance. |
| MPCD | §35-312(b)(4) | MPCD is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but only "those which permit a mix of uses". Read this site's zoning ordinance. |
| TOD | §35-312(b)(4) | TOD is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but only "one submitted prior to January 1, 2025". Read this site's zoning ordinance. |
| T | §35-312(b)(4) | T is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but only "one submitted after January 1, 2025". Read this site's zoning ordinance. |
| BP | §35-312(b)(4) | BP is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but its uses follow its own ordinance or site plan. Read this site's zoning ordinance. |
| AE-1 | §35-312(b)(4) | AE-1 is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but its uses follow its own ordinance or site plan. Read this site's zoning ordinance. |
| AE-2 | §35-312(b)(4) | AE-2 is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but its uses follow its own ordinance or site plan. Read this site's zoning ordinance. |
| AE-3 | §35-312(b)(4) | AE-3 is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but its uses follow its own ordinance or site plan. Read this site's zoning ordinance. |
| AE-4 | §35-312(b)(4) | AE-4 is on San Antonio's SB 840 list (UDC §35-312(b)(4)), but its uses follow its own ordinance or site plan. Read this site's zoning ordinance. |
| C-2P | C-2P isn't on San Antonio's SB 840 list (UDC §35-312(b)), and we haven't read its section (§35-310.10). Read the zoning for this site. | |
| C-2PNA | C-2PNA isn't on San Antonio's SB 840 list (UDC §35-312(b)), and we haven't read its section (§35-310.10). Read the zoning for this site. | |
| MI-1 | MI-1 isn't on San Antonio's SB 840 list (UDC §35-312(b)), and we haven't read its column in Table 311-2a. Read the zoning for this site. | |
| UD | UD isn't on San Antonio's SB 840 list (UDC §35-312(b)), and we haven't read its column in Table 311-2a. Read the zoning for this site. | |
| RD | RD isn't on San Antonio's SB 840 list (UDC §35-312(b)), and we haven't read its column in Table 311-2a. Read the zoning for this site. | |
| FR | FR isn't on San Antonio's SB 840 list (UDC §35-312(b)), and we haven't read its column in Table 311-2a. Read the zoning for this site. | |
| PUD | §35-344 | PUD (planned unit development) is a special district with its own rules (UDC §35-344), which we haven't read. Read the zoning for this site. |
| FBZ | §35-357 | FBZ (form-based zone) is a special district with its own rules (UDC §35-357), which we haven't read. Read the zoning for this site. |
| ED | §35-348 | ED is a special district with its own rules (UDC §35-348), which we haven't read. Read the zoning for this site. |
| QD | §35-350 | QD (quarry district) is a special district with its own rules (UDC §35-350), which we haven't read. Read the zoning for this site. |
| SGD | §35-349 | SGD (sand and gravel district) is a special district with its own rules (UDC §35-349), which we haven't read. Read the zoning for this site. |
| MR | §35-351 | MR (military reservation) is a special district with its own rules (UDC §35-351), which we haven't read. Read the zoning for this site. |
| G | G (golf district) is a special district with its own rules, which we haven't read. Read the zoning for this site. | |
| DR | §35-352 | DR (development reserve) is a special district with its own rules (UDC §35-352), which we haven't read. Read the zoning for this site. |
Not covered 3 zones
SB 840 doesn't apply in these zones.
| Zone | City's code | Why |
|---|---|---|
| I-1 | Table 311-2; §35-312(b) | San Antonio's I-1 allows heavy industrial uses by right (for example batching plants, and alcohol distilling and storage: Table 311-2), and the City left it out of its SB 840 list (§35-312(b)). SB 840 doesn't apply here. |
| I-2 | §35-312(c)(1) | I-2 is San Antonio's "Heavy Industrial" district. The City's own SB 840 section excludes property "zoned for heavy industrial use" (UDC §35-312(c)(1)), so SB 840 doesn't apply here. |
| MI-2 | §35-312(c)(1) | MI-2 is San Antonio's "Mixed Heavy Industrial" district. The City's own SB 840 section excludes property "zoned for heavy industrial use" (UDC §35-312(c)(1)), so SB 840 doesn't apply here. |
No verdict 24 zones
SB 840 doesn't open these zones, so there's no verdict.
| Zone | City's code | Why |
|---|---|---|
| R-20 | R-20 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| R-1 | R-1 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| R-2 | R-2 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| R-3 | R-3 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| R-4 | R-4 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| R-5 | R-5 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| R-6 | R-6 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| RE | RE allows homes but no offices or shops, so SB 840 doesn't open it. | |
| RP | RP allows homes but no offices or shops, so SB 840 doesn't open it. | |
| RM-4 | RM-4 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| RM-5 | RM-5 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| RM-6 | RM-6 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MF-18 | MF-18 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MF-25 | MF-25 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MF-33 | MF-33 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MF-40 | MF-40 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MF-50 | MF-50 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MF-65 | MF-65 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| NP-8 | NP-8 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| NP-10 | NP-10 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| NP-15 | NP-15 allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MH | MH allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MHC | MHC allows homes but no offices or shops, so SB 840 doesn't open it. | |
| MHP | MHP allows homes but no offices or shops, so SB 840 doesn't open it. |
- San Antonio's code as published on Municode (version Jun 15, 2026); §35-311 history ends Ord. 2026-04-16-0257 (16 Apr 2026); later changes not checked: Planner check needed.
- City open-data zoning layer, dated 1 Nov 2026; the City's official zoning map governs.
- The 1,000 ft rule is about an existing heavy industrial use or site, not zoning. A heavy-industry zone nearby is only a hint.
SB 15: small lots on 5-acre tracts
SB 15 caps lot size on new single-family tracts of 5 acres or more. This is the zoning test only.
Find 5-acre tracts in Austin, Dallas, San Antonio and El Paso: 1 credit a tract checked.
Sign in, then run the SB 15 check on an address in one of those cities. The finder opens under its answer. New here? Create a free account.
Likely 11 zones
The zoning test points to yes. A site still needs 5 acres or more, no recorded plat and the distance checks.
| Zone | City's code |
|---|---|
| R-20 | §35-310.04 |
| R-1 | §35-310.05a |
| R-2 | §35-310.05a |
| R-3 | §35-310.05a |
| R-4 | §35-310.05 |
| R-5 | §35-310.05 |
| R-6 | §35-310.05 |
| RE | Table 311-1 |
| NP-8 | §35-353(b) |
| NP-10 | §35-353(b) |
| NP-15 | §35-353(b) |
Planner check needed 25 zones
A planner must read more before you rely on it.
| Zone | City's code | Why |
|---|---|---|
| D | This land is zoned D. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| UD | This land is zoned UD. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| RD | This land is zoned RD. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| FR | This land is zoned FR. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| PUD | This land is zoned PUD, a special district that sets its own uses. Read its ordinance (Planner check needed). | |
| FBZ | This land is zoned FBZ, a special district that sets its own uses. Read its ordinance (Planner check needed). | |
| ED | This land is zoned ED, a special district that sets its own uses. Read its ordinance (Planner check needed). | |
| QD | This land is zoned QD, a special district that sets its own uses. Read its ordinance (Planner check needed). | |
| SGD | This land is zoned SGD, a special district that sets its own uses. Read its ordinance (Planner check needed). | |
| MR | This land is zoned MR, a special district that sets its own uses. Read its ordinance (Planner check needed). | |
| G | This land is zoned G, a special district that sets its own uses. Read its ordinance (Planner check needed). | |
| DR | This land is zoned DR, a special district that sets its own uses. Read its ordinance (Planner check needed). | |
| RP | This land is zoned RP (Resource Protection). Its purpose hasn't been read, so whether it counts as zoned for single-family homes needs a planner (Planner check needed). | |
| RM-4 | This land is zoned RM-4. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| RM-5 | This land is zoned RM-5. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| RM-6 | This land is zoned RM-6. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MF-18 | This land is zoned MF-18. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MF-25 | This land is zoned MF-25. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MF-33 | This land is zoned MF-33. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MF-40 | This land is zoned MF-40. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MF-50 | This land is zoned MF-50. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MF-65 | This land is zoned MF-65. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MH | This land is zoned MH. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MHC | This land is zoned MHC. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). | |
| MHP | This land is zoned MHP. San Antonio's code allows single-family homes here, but doesn't name it a single-family district (Planner check needed). |
Doesn't fit 30 zones
SB 15 covers only areas zoned for single-family homes.
| Zone | City's code |
|---|---|
| O-1 | |
| O-1.5 | |
| O-2 | |
| NC | |
| C-1 | |
| C-2 | |
| C-3 | |
| L | |
| C-2NA | |
| C-3NA | |
| C-3R | |
| I-1 | |
| I-2 | |
| MI-2 | |
| MXD | |
| IDZ | |
| IDZ-1 | |
| IDZ-2 | |
| IDZ-3 | |
| MPCD | |
| TOD | |
| T | |
| BP | |
| AE-1 | |
| AE-2 | |
| AE-3 | |
| AE-4 | |
| C-2P | |
| C-2PNA | |
| MI-1 |
Sources
The City's code and zoning map, as our check reads them:
- San Antonio Unified Development Code, §35-312 and Table 311-2 (Municode, version Jun 15, 2026), read 2 Nov 2026
- City of San Antonio, CoSA Zoning (City open data), read 2 Nov 2026
- City of San Antonio, BCAD Parcels (Bexar Appraisal District's parcels, weekly), data of 26 Oct 2026
- City of San Antonio, RecordedPlat (plats recorded in 2016 to current), data of 19 Oct 2026
The state laws: Local Government Code Chapter 218 and Chapter 211, on statutes.capitol.texas.gov.
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Not legal advice; confirm with the city.