Bolthole Index

Mariposa County, California

Building permits, zoning and land rules in Mariposa County, California

44Index Score / 100
#28 of 58 in California

Mariposa County, California requires building permits for new homes, remodels, conversions, manufactured-home installation and grading, subject to limited exemptions1. The county also has zoning, so a parcel's district and any applicable town or area plan shape what can be built2. Septic permits require County Health Department approval and are issued by the County Building Department3.

At a glance

Building permit
Required for homes and most construction; limited exemptions apply1
Zoning
Yes; check the parcel's district, map and applicable plan2
Septic
County Health approves systems; County Building issues the permit3
Wells
County Health permit required before well work begins4
RV living
Only with a Building permit tied to an issued single-family dwelling permit5
Tiny home
Must qualify and be approved under a recognized building or vehicle classification6
Owner-builder
Available with conditions, but permits and inspections still apply7
Second-unit size
No size constraint stated, but health, safety and setback rules apply8

Who to call

Building permits

Mariposa County Building Department

Building permits, plan review and inspections for structures, manufactured-home installation and grading

209-966-3934

building@mariposacounty.gov

5100 Bullion Street, P.O. Box 1268, Mariposa, CA 95338

Online permits →

Zoning

Mariposa County Planning Department

Zoning information, land-use review and development applications

209-966-5151

planningdept@mariposacounty.gov

5100 Bullion Street, P.O. Box 2039, Mariposa, CA 95338

Online permits →

Septic permits

Mariposa County Environmental Health

Environmental Health review for septic systems and water wells

209-966-2220

eh@mariposacounty.gov

5100 Bullion Street, Mariposa, CA 95338

Online permits →

Roads & driveways

Mariposa County Public Works Engineering Division

County-road engineering and encroachment permits

209-966-5356

4639 Ben Hur Road, Mariposa, CA 95338

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

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Do you need a building permit in Mariposa County, California?

Yes. Mariposa County requires building permits for residential and commercial construction, including new construction, remodels, conversions, changes of occupancy, manufactured-home installation and grading1. Limited exemptions include qualifying one-story detached accessory structures no larger than 120 square feet and fences no higher than 7 feet, but an accessory structure supplied with water or power still needs a building permit1. A parcel with an existing code violation cannot move through a new permit or inspection unless the requested permit corrects that violation9. During construction, required inspections must occur before any part or system is covered; plans must be on site, and every other required agency must sign off before the final inspection10. An owner-builder may do the work but remains responsible for building permits, code compliance and inspections7. Permit fees vary by project, so request a project-specific estimate from the Building Department11.

Who issues Mariposa County building permits, and how do you reach them?

The Mariposa County Building Department issues building permits and enforces structural-safety laws at 5100 Bullion Street, Mariposa; call 209-966-3934 or email building@mariposacounty.gov12. The county processes development permits online, while the department's front counter can assist applicants who need help13. For zoning and land-use questions, contact the Mariposa County Planning Department at the same street address by calling 209-966-5151 or emailing planningdept@mariposacounty.gov14. Environmental Health reviews septic systems and wells at 5100 Bullion Street and can be reached at 209-966-2220 or eh@mariposacounty.gov15. Public Works Engineering handles county-road encroachments at 4639 Ben Hur Road, Mariposa, and can be reached at 209-966-535616.

Does Mariposa County have zoning?

Yes. Mariposa County's Development Code is built around its zoning and subdivision ordinances, and a parcel's district, zoning map and applicable specific or area plan determine its permitted uses and standards217. Outside adopted Town Specific Plan areas, new homes generally must sit at least 25 feet from property lines and 55 feet from the centerline of a public access road or easement; small parcels and state fire-safety rules can change the result, so give Planning the parcel number18. The listed county residential districts generally have a 35-foot height limit, though town-plan and overlay rules can add requirements19. ADUs and junior ADUs are allowed wherever residential or multifamily uses are allowed, follow state law and require a county building permit20. The county states no size constraint for second housing units, but health, safety and setback rules still apply; that does not answer minimum size for a primary home8. Vacation rentals and bed-and-breakfasts are permitted in most, but not all, zones and require a Transient Occupancy Tax certificate, an application and health-and-safety inspections21.

How do septic and well permits work in Mariposa County?

A new or repaired onsite septic system needs a permit before work begins, and a project that also requires a building permit must obtain the septic permit before or at the same time3. Environmental Health inspects, oversees and monitors septic systems; the County Health Department approves the system and the Building Department issues the installation permit223. Site conditions deserve early attention because only 0.4% of Mariposa County soils are rated free of severe limitations for a conventional drain field23. Composting, incinerating and other non-discharge toilets are not substitutes for a fully sized septic or public sewer connection at a residence; their limited allowed uses require Health Department approval and a permit before installation24. For engineered or special systems, the registered professional who designs the system is responsible for design, inspection and certification, while the County Health Department still does a preapproval site evaluation and post-construction inspection25. Wells require a County Health Department permit before drilling, deepening, reconstructing or destroying begins, and the work must use a licensed C-57 contractor4.

Can you live in an RV or tiny home on your land in Mariposa County?

Mariposa County treats travel trailers and RVs as substandard housing and does not allow them as residences unless the Building Department issues a permit in conjunction with an approved and issued single-family dwelling permit; licensed or authorized campgrounds and recreational facilities are outside that rule5. A structure marketed as a tiny home must be approved before occupancy as a recognized type, such as a code-built home, manufactured home, factory-built home, RV, park trailer or camping cabin6. The one RV exception is temporary housing, for up to five years, for residents who lost a home in the Oak Fire26. Manufactured homes on permanent foundations are permitted in countywide residential zones, subject to permits and any applicable historic-design standards27. A mobile home made before January 1976 generally cannot be placed or relocated in Mariposa County unless it meets the applicable federal or state seal standard28. Have Planning and Building classify the unit and confirm the parcel's zone before purchase1412.

Building a home in Mariposa County: the steps, in order

  1. Ask Planning to confirm the parcel's zoning district, residential use, setbacks, height limit and any town or area plan171819.
  2. If adding an ADU or JADU, confirm state-law eligibility and the building-permit and deed-restriction steps20.
  3. Resolve water and wastewater early: obtain Environmental Health review for septic and a county permit before well work begins224.
  4. Ask Public Works for an encroachment permit when access is from a county-maintained road29.
  5. Submit plans through the online Development Services Permit Center and request a project-specific fee estimate from Building1311.
  6. Keep approved plans on site, request inspections before covering work, obtain every required agency signoff, and complete the final inspection for a certificate of occupancy1030.

What should you check before buying land in Mariposa County?

Start with buildability, not the listing description: confirm zoning, legal access, setbacks, water and septic feasibility before closing172943. For a proposed land division, Mariposa County requires adequate access, proof of water and parcel sizes set by the General Plan or applicable specific plan; septic testing, community-service and slope-stability requirements depend on acreage and site conditions31. A house inside the Mariposa Public Utility District must contact that district for water and sewer hookup information32. Terrain can materially affect site work because only 11.3% of Mariposa County land has a slope of 15% or less33. Conventional septic is another major constraint because only 0.4% of mapped soils avoid a severe drain-field limitation23. Water planning matters in a county averaging 31.4 inches of annual precipitation and experiencing severe drought in about 38.5% of recorded years3435. Roughly 52.9% of the county is federal land, and population density is about 11.7 people per square mile, so verify practical year-round access and reachable services3637. The effective property-tax rate is about 0.7%, with a median annual bill near $2,4373839.

Watch-outs

  • A parcel with an existing violation cannot receive a new permit, inspection or approval unless the requested permit corrects the violation9.
  • Only 0.4% of Mariposa County soils are rated free of severe limitations for a conventional septic drain field, so septic feasibility can change a project's cost and layout23.
  • We could not confirm a countywide floodplain-development permit rule; ask Planning and Building whether a parcel's mapped hazard area triggers additional review1412.

Sources

  1. Building Department, quoted and re-checked
  2. Mariposa County Planning Department, quoted and re-checked
  3. Mariposa County Sewage Disposal Rules, quoted and re-checked
  4. Well Ordinance, quoted and re-checked
  5. Mariposa County Code §15.10.270, Regulations For Use Of Travel Trailers/Recreational Vehicles, quoted and re-checked
  6. Information Bulletin 2016-01: Tiny Homes, quoted and re-checked
  7. Owner Builder Responsibility and Liability; Property Owner’s Package, quoted and re-checked
  8. County of Mariposa General Plan – Volume I, quoted and re-checked
  9. Building Department, quoted and re-checked
  10. Building a New Home, quoted and re-checked
  11. Approximate Fees, quoted and re-checked
  12. Mariposa County Building Department (mariposacounty.gov)
  13. Development Services Permitting Center, quoted and re-checked
  14. Mariposa County Planning Department (mariposacounty.gov)
  15. Mariposa County Environmental Health (mariposacounty.gov)
  16. Mariposa County Public Works Engineering Division (mariposacounty.gov)
  17. Mariposa County Planning Department, quoted and re-checked
  18. mariposacounty.gov, quoted and re-checked
  19. Mariposa County 2024-2029 Housing Element, quoted and re-checked
  20. Accessory Dwelling Units (ADUs), quoted and re-checked
  21. mariposacounty.gov, quoted and re-checked
  22. Mariposa County Sewage Disposal Rules, quoted and re-checked
  23. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  24. Mariposa County Sewage Disposal Rules, quoted and re-checked
  25. Mariposa County Sewage Disposal Rules, quoted and re-checked
  26. Rebuilding/Reoccupying Your Property, quoted and re-checked
  27. Mariposa County 2024-2029 Housing Element, quoted and re-checked
  28. Mariposa County 2024-2029 Housing Element, quoted and re-checked
  29. mariposacounty.gov, quoted and re-checked
  30. Building a New Home—Requirements, quoted and re-checked
  31. Land Division Info Sheet 2026, quoted and re-checked
  32. Building a New Home, quoted and re-checked
  33. Share of land at 15% slope or less: Bolthole Index county data
  34. Annual precipitation: Bolthole Index county data
  35. Share of years in severe drought: Bolthole Index county data
  36. Federal land share: Bolthole Index county data
  37. Population density: Bolthole Index county data
  38. Effective property tax rate: Bolthole Index county data
  39. Median property tax bill: Bolthole Index county data

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, Mariposa County has countywide zoning.

RuleMariposa CountyMadera CountyTuolumne CountyMerced CountyStanislaus CountyFresno CountyCalaveras County
Building permitRequiredLimitedRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Env. Health Div.County Env. Health Div.County Env. Health Div.County Div. of Env. HealthCounty Dept. of Env. ResourcesCounty Env. Health Dept.County Env. Management Agency

County locator

Mariposa County in California

44
County map
Mariposa County highlighted among the California counties · colored by Index score

How Mariposa County scores

Seclusion62100% ev.
Self-Sufficiency44100% ev.
Admin Boringness41100% ev.
Durability17100% ev.
Property Autonomy56100% ev.
Carry Cost70100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$400kTypical home
0.7%Property tax
$4,306Land / acre
31.4"Annual rain
38.5% of yrsSevere drought
18.9 / yr (+12.9)Mid-century 100°F days
72.1 daysMid-century dry spell
2.35" (+3.9%)Mid-century 1-day rain
1.09×Wildfire change factor
100%Forward climate coverage
$2,285Home insurance / yr
8.8% / yrInsurance growth
5.88%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
11,893People within 30 min
2,748,804People within 2 hr
15,786Radius comparison (15 mi)
11.7People / sq mi
52.9%Federal land
11.3%Land at 15% slope or less
0.4%Soils rated "not limited" for septic (strict USDA rating)
2,616 acWorkable land screen
60.3%Wooded land
55.6 tonsBiomass / forest ac
55.7°FAvg temp

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Answers from the rulebook for Mariposa County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Mariposa County rules

  • Building permitRequired

    Residential and commercial building construction, including new construction, remodels, conversions, changes of occupancy, manufactured-home installation, and grading administered by the Mariposa County Building Department.

    • The County’s current permit guidance states that activities generally exempt under 2025 California Residential Building Code Section R105 may not require a permit.
    • One-story detached accessory structures other than storm shelters are generally exempt only when the floor area does not exceed 120 square feet (11.15 m2).
    • A structure with water or power supplied to it requires a permit.
    • Fences not over 7 feet, retaining walls not over 4 feet unless supporting a surcharge, certain water tanks, sidewalks and driveways, finish work, shallow prefabricated pools, and playground equipment are among listed exemptions.
    • Remodeling that relocates or adds electrical, mechanical, or plumbing fixtures, or changes the footprint or interior layout, requires a permit.
    • If a violation exists on a parcel, the Building Department cannot accept a permit application, issue a permit, request or complete inspections, or give approvals, unless the requested permit corrects the violation; the page states this restriction is effective June 9, 2022 under Ordinance 1173 and County Code Section 15.10.260.

    detached accessory structure floor area exemption threshold: <= 120 square feet (Does not apply to storm shelters; structures with water or power supplied require a permit.) · fence height exemption threshold: <= 7 feet · retaining wall height exemption threshold: <= 4 feet (Measured from bottom of footing to top of wall; exemption does not apply when supporting a surcharge.)

    “Note: Any structure that has water or power supplied to it, requires a permit.”
  • Owner-builder exemptionConditional

    A property owner applying for and performing construction under an owner-builder permit in Mariposa County.

    • The property owner may complete construction permitting and work on the owner’s property as an owner-builder.
    • An owner-builder assumes responsibility for all phases of the project, must pull all building permits, and must pass applicable codes and building inspections.
    • The work site must be the owner-builder’s principal place of residence occupied for 12 months before completion of the work.
    • The homeowner cannot construct and then sell more than two structures during any three-year period.
    • Before a permit is issued, the property owner must complete and sign the County’s owner-builder acknowledgment; identity/signature verification is required.
    • If engaging persons other than California licensed contractors, the owner-builder may be considered an employer and must comply with applicable payroll-tax and workers’ compensation requirements.
    • For single-family residential structures intended for sale, the owner-builder cannot legally build them for sale unless all work is performed by licensed subcontractors and no more than four structures are built in a calendar year, or all work is performed under contract with a licensed general building contractor.

    principal residence occupancy before completion: >= 12 months · structures constructed and then sold: <= 2 structures per 3-year period · single-family structures built for sale under licensed-subcontractor exception: <= 4 structures per calendar year (All work must be performed by licensed subcontractors.)

    “The work site must be their principal place of residence that they have occupied for 12 months prior to completion of the work.”
  • Building code adoptedAdopted (with conditions)

    Construction subject to Mariposa County building permitting and enforcement.

    • Building permits are issued under the current edition of the California Building Codes and local amendments.
    • The codes encompass building, electrical, mechanical, plumbing, state energy, and state accessibility requirements.
    • The Building Department states that the 2025 triennial edition of California Building Standards Code, Title 24, is available online.
    • If a violation exists on a parcel, the Building Department cannot accept a permit application, issue a permit, request or complete inspections, or give approvals unless the requested permit corrects the violation; the page states this restriction is effective June 9, 2022 under Ordinance 1173 adopted May 10, 2022.
    “Building permits are issued based on the current edition of the California Building Codes and local amendments, encompassing building, electrical, mechanical, plumbing, state energy requirements, and state accessibility laws.”
  • InspectionsRequired

    Residential construction in Mariposa County after construction has started, including inspections before covering any part or system of the building and a final inspection of the residence.

    • Inspections must be called for before any part or system of the building is covered.
    • Inspection locations are scheduled by area: Tuesdays for Coulterville, Greeley Hill, Lake Don Pedro, Hornitos, and Buck Meadows; Thursdays for Fish Camp, Wawona, and Yosemite West; and Mondays, Wednesdays, and Fridays for all other areas in Mariposa County.
    • Plans must be on-site at the time of inspection.
    • Before scheduling a final inspection, all other required agencies must have signed off.
    • If a violation exists on a parcel, no inspections can be requested or completed unless the requested permit is to correct the violation.

    inspection schedule: Tuesdays—Coulterville, Greeley Hill, Lake Don Pedro, Hornitos, and Buck Meadows; Thursdays—Fish Camp, Wawona, and Yosemite West; Mondays, Wednesdays, and Fridays—all other areas in Mariposa County · final inspection: required after project completion (All other required agencies must sign off before scheduling the final.)

    “Once construction has started you must call for various building inspections prior to covering any part or system of the building.”
    One more reviewed finding on this topic
    • Required — Permitted building construction inspected by the Mariposa County Building Department.
      “Once construction has started you must call for various building inspections prior to covering any part or system of the building.”
  • Certificate of occupancyLimited

    A completed permitted residence and portions of a limited-density owner-built rural dwelling occupied before completion.

    • For a permitted residence, the Building Department performs a final inspection; when the project is finalized, a Certificate of Occupancy is issued to complete the project.
    • Occupancy of portions of a limited-density owner-built rural dwelling before the entire structure is complete is permitted only when the request is submitted in writing and approved by the Building Official before occupancy.
    • If the permit process is not completed by an approved final inspection and expires, occupancy without approved occupancy triggers referral to Code Compliance.
    “When your project is finalized by the Building Department, a Certificate of Occupancy will then be issued to complete the project.”
  • County-wide zoningPresent (with conditions)

    Mariposa County Title 17 zoning regulations and related county zoning amendments.

    • The county is currently updating its Development Code.
    • Specific requirements depend on the applicable zoning district, zoning map, and any applicable specific or area plan.
    “Mariposa County Title 17-Zoning Ordinance and Title 16 - Subdivision Ordinance make up the core of the "Development Code."”
  • Local zoningPresent (with conditions)

    Land use and development within Mariposa County areas governed by the county zoning ordinance.

    • Specific district standards, permitted uses, conditional uses, and zoning-map designations must be checked for the parcel.
    • The county Planning Department provides zoning information and application guidance.
    “Ordinance Titled "Amend the Mariposa County Zoning Map by Changing the Zoning of APN 006-150-003 from Rural Residential Zone to Yosemite West Mixed Use Zone"”
  • Zoning districtsPublished

    Zoning districts within the Mariposa Town Planning Area

    • The specific-plan zoning provisions apply to property within the Mariposa Town Planning Area, except lands excluded from county land-use regulations by federal statute or regulation.
    • Where the specific-plan standards conflict with other Title 17 standards, the specific-plan standards govern.
    • Where the specific plan is silent, Title 17 standards govern.
    • The zoning maps are maintained by the Mariposa County Planning Department and are available for public review and purchase.

    principal zone district: SFR-9K (Single family residential, 9,000 square feet) · principal zone district: SFR-1/2AC (Single family residential, 1/2 acre) · principal zone district: MFR (Multi-family residential) · principal zone district: PO (Professional office) · principal zone district: GC (General commercial) · principal zone district: LI (Light industrial) · principal zone district: P-Q (Public-quasi public) · principal zone district: SR (Scenic resource) · combining zone district: PUD (Planned unit development overlay) · combining zone district: DRO (Design review overlay) · combining zone district: HDRO (Historic design review overlay)

    “In order to regulate the use of land, buildings, and structures and establish minimum parcel sizes, the following principal zone districts and combining zone districts are established:”
  • Minimum dwelling sizeNone (with conditions)

    Second housing units in Mariposa County single-family residential districts.

    • The secondary residence must conform to all applicable health, safety, and setback regulations.
    • The source states that the rule applies to second housing units; it does not establish the minimum size of primary dwellings or override town-specific standards.
    “There are no constraints on size of the second units.”
  • Minimum lot sizeSpecified

    Residential development in Mariposa County Town Planning Area (TPA) designations.

    • The 2.5-acre standard applies with on-site water and wastewater.
    • The 1-acre standard applies with community water or wastewater.
    • The 9,000-square-foot standard applies with community water and wastewater.
    • The source describes these as TPA designation standards; parcel-specific zoning and development review still apply.

    minimum parcel size: 2.5 acres (with on-site water and wastewater) · minimum parcel size: 1 acre (with community water or wastewater) · minimum parcel size: 9000 square feet (with community water and wastewater)

    “The Town Planning Area (TPA) Designation allows for residential development at 2 1/2 acre minimum parcel size (with on-site water and wastewater); 1 acre minimum parcel size (with community water or wastewater); 9,000 square feet (with community water and wastewater). Additionally the TPA designation potentially allows for neighborhood and resort commercial uses with Planning Commission approval.”
    One more reviewed finding on this topic
    • Specified — Subdivision of property in the Mountain Home Zone in unincorporated Mariposa County.
      “No. A parcel created through the Subdivision process must comply with the minimum parcel size established by code. A 9.99 acre parcel does not comply with the 5 acre per parcel minimum size requirement for this zone.”
  • SetbacksSpecified

    New residential construction outside adopted Town Specific Plan areas in unincorporated Mariposa County.

    • Generally 25 feet from all property lines.
    • At least 55 feet from the center lines of public access roads or easements.
    • A 10% rule applies to small parcels less than 250 feet in length or width; the source directs applicants to check with a planner for details.
    • Inside adopted Town Specific Plan areas, the applicable setback depends on the town area.
    • State Fire Safe Regulations establish a 30-foot setback from property lines and are enforced by CAL FIRE through the Building Permit Process.

    setback from property lines: >= 25 feet (generally; outside adopted Town Specific Plan areas) · setback from center line of public access roads or easements: >= 55 feet (outside adopted Town Specific Plan areas) · small-parcel threshold: < 250 feet (10% rule applies; source says less than 250 feet in length or width) · State Fire Safe setback from property lines: 30 feet (enforced by CAL FIRE through the Building Permit Process)

    “Outside of adopted Town Specific Plan areas, new residential construction setbacks are generally 25 feet from all property lines and at least 55 feet from the center lines of public access roads or easements. There is a 10% rule which applies to small parcels (less than 250 feet in length or width). Please check with a planner for more details regarding this rule. Inside adopted Town Specific Plan areas, we would need to know which town area your parcel is located in. Have your APN or address available when you call. The State Fire Safe Regulations establish a 30 foot setback from property lines; however, this standard is enforced by California Department of Forestry & Fire Protection (CAL FIRE) through the Building Permit Process.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Residential development standards summarized for Mariposa County zoning districts, including the Town Planning Area (TPA) and Rural Residential Zone (RRZ).
      “TPA 2.5 1 du/2.5 acres 35 None 25 from property line and 55 from centerline 25 or 10% lot width 25 or 10% lot depth 2”
  • Building heightSpecified

    Residential development standards summarized for Mariposa County zoning districts, including TPA, RRZ, MHZ, MTZ, MGZ, GFZ, MPZ, and AEZ.

    • The 35-foot height limit is reported for the listed county zoning districts in Table 8.3-5.
    • Height requirements may vary in town-plan zoning districts and may be subject to additional building, fire, historic-overlay, or other approvals.

    height limit: <= 35 feet (listed districts in Table 8.3-5)

    “The table indicates the minimum lot size requirements, minimum site area per unit, setbacks, height restrictions, open space requirements, and parking that apply in each of the County’s residential zoning districts.”
  • Living in an RVLimited

    Use of travel trailers and recreational vehicles as residences in Mariposa County.

    • RVs are treated as sub-standard housing and cannot be used as a residence absent the stated permit.
    • A Building Department permit is required and must be issued in conjunction with an approved and issued single-family dwelling permit.
    • The section does not apply to a licensed or authorized campground, recreational park, or recreational facility.
    • Violations are subject to civil penalties, enforcement costs, and injunctive relief under §§15.10.280 and 15.10.290.
    “Travel trailers/recreational vehicles are considered sub-standard housing and as such cannot be used as a residence.”
    One more reviewed finding on this topic
    • Temporary only (with conditions) — Temporary RV housing for Mariposa County residents who lost their homes due to the Oak Fire, on approved property while rebuilding or installing permanent housing.
      “If you've lost your home due to the Oak Fire, it is possible to live temporarily in a Recreational Vehicle (RV) for a maximin of five (5) years while you are working with your insurance company and while you are rebuilding or installing a permanent residence.”
  • Manufactured homesAllowed (with conditions)

    Manufactured homes and mobile home parks on permanent foundations in Mariposa County residential zone districts.

    • The use is permitted in countywide residential zone districts, including RRZ, MHZ, MTZ, and MGZ, under Mariposa County Code 17.108.090.
    • Mobile home parks and units may be subject to architectural design requirements in the Historic Design Review Overlay.
    • Within the Historic Design Review Overlay, residential development must conform to the architectural theme and guidelines adopted by the County Board of Supervisors.
    • Architectural standards applicable to mobile homes are limited by state law to roof pitch and roofing material, siding material, and skirting when located within the Historic Design Review Overlay.
    • Manufactured home installation is also a permit category administered by the County Building Department.
    “Mobile home parks and mobile homes on permanent foundations are permitted within all countywide residential zone districts within the County”
    One more reviewed finding on this topic
    • Prohibited — Placement or relocation within Mariposa County of mobile homes manufactured before January 1976.
      “Mobile homes manufactured prior to January 1976 shall be prohibited from being located into or relocated within Mariposa County unless they meet the seal standards”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units and junior accessory dwelling units in Mariposa County zones allowing residential or multifamily uses.

    • ADUs and JADUs are permitted in zones allowing residential or multifamily uses.
    • Mariposa County currently defers to California state ADU law rather than using its own ADU ordinance.
    • An ADU requires a building permit.
    • After approval, a JADU deed restriction must be completed, notarized, and recorded before the certificate of occupancy is issued.
    • Town Specific Plan areas may require parcel-specific review.
    “permitted in all zones that allow for residential or multi-family uses.”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Accessory dwelling units and junior accessory dwelling units in Mariposa County zones that allow residential or multifamily uses.
      “Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) are a type of residential unit that is a considered an accessory use and permitted in all zones that allow for residential or multi-family uses.”
  • Who permits septicCounty

    On-site sewage disposal and septic-system administration in Mariposa County.

    • The sewage rules assign permit approval to the County Health Department and permit issuance to the County Building Department.
    • The County Environmental Health team states that it inspects, oversees, and monitors septic systems.
    “Our team of Specialists; inspect, oversee, and monitor regulated programs and facilities to ensure mandated compliance in the following: [...] Septic Systems”
  • Septic permitRequired

    Construction or repair of a new or existing on-site sewage disposal system in Mariposa County.

    • The permit must be obtained before initiation of construction or repair activities.
    • For a structure requiring on-site disposal facilities, the permit must be obtained before or concurrently with issuance of the building permit.
    • The permit is issued by the County Building Department with County Health Department approval.

    permit timing: before construction or repair begins; before or concurrent with a building permit when applicable

    “A sewage disposal system installation permit is required from the Mariposa County Building Department as approved by the County Health Department prior to the initiation of construction activities or repair activities associated with a new or an existing on-site sewage disposal system.”
  • Septic inspectionLimited

    Specially designed on-site sewage disposal systems, including systems required for commercial, industrial, or institutional facilities with flows exceeding 450 gallons per day and systems required because of restrictive site conditions.

    • Responsibility for design, inspection, and certification lies with the registered professional designing the system.
    • The County Health Department performs a preapproval site evaluation, post-construction inspection, and periodic monitoring.
    • The County Environmental Health Specialist may refuse permits or return plans for modification if the design would create a nuisance or unsanitary condition.
    • For specially designed systems, the designer must certify in writing that the system was installed consistently with approved plans; major deviations require new written approval before installation.

    special-system flow threshold: > 450 gallons/day (Commercial, industrial, and institutional facilities below or at this threshold are not covered by this stated trigger.)

    “Responsibility for design, inspection and certification lie solely with the registered professional designing the sewage disposal system. The County Health Department will, however, perform a preapproval site evaluation, a post construction inspection and will monitor the system periodically.”
  • Off-grid sanitationLimited

    Alternative non-discharge sanitation methods, including composting toilets and incinerating toilets, in Mariposa County.

    • Allowed as a convenience toilet connected with a non-residential secondary structure on owner-occupied property, such as a barn or workshop.
    • Allowed in owner-occupied residential structures served by a conventional or engineered and fully sized on-site sewage disposal system or a public sewer system.
    • Not allowed in connection with commercial buildings.
    • A Health Department permit is required before construction or installation.
    • Plans must be submitted to and approved by the County Environmental Health Specialist before construction or installation.
    • The system must be maintained in a safe and sanitary way; the Health Department may establish guidelines and may suspend or revoke the permit for violations.
    “Alternative non-discharge sewage disposal methods may be used only under the following circumstances: [...] A permit is required from the Health Department to construct or install an alternative non-discharge sewage disposal method.”
  • Well permitRequired

    Drilling, digging, boring, deepening, constructing, reconstructing, or destroying a well in Mariposa County.

    • Emergency repairs described in Section 13.16.110 may be performed without first applying for a permit, but the application must be completed by the end of the Health Department working day on the last day of the following week.
    • Applications must use the required form, include a required plot plan, and include the required filing fee.
    • A C-57 licensed contractor must perform construction, reconstruction, or destruction work.
    • The Health Department may condition, deny, suspend, or revoke permits.
    “Prior to drilling, digging, boring, deepening, or otherwise constructing, reconstructing or destroying any well, the property owner, his/her authorized agent, or the well contractor shall secure a permit from the county health department;”
  • Mandatory utility hookupWater and sewer (with conditions)

    New-home development where public water, public sewer, or both are available or intended, with district-specific hookup information handled by the relevant public works or utility district.

    • The County building handout directs applicants with public water, sewer, or both to contact Public Works Special Districts.
    • For a house within the Mariposa Public Utility District, the applicant must contact MPUD for water and sewer hookup information.
    • The source does not establish a countywide requirement that every parcel connect to both systems.
    “If you have public water, sewer or public water and sewer, you will need to get in contact with Public Works Special Districts at (209)966-5356.”
  • Subdividing landRegulated (with conditions)

    Minor and major land divisions and subdivision projects in Mariposa County, including applicable county planning areas.

    • A land division application must include all required materials and applicable fees before it is considered complete.
    • Before the Planning Commission may consider an application, delinquent or unpaid property taxes from previous tax years must be paid; current-year taxes must be paid before recordation of the parcel or final map.
    • All minor and major land divisions must be marked in the field for identification under Subdivision Ordinance Section 16.12.100; required signs identify the land division, application number, and sign location.
    • Mariposa Planning consults applicable state and local agencies, allows at least fourteen (14) days for agency comments, and may require additional information within thirty (30) days after accepting the application.
    • The Planning Commission may approve, conditionally approve, or deny the application; after approval, all conditions and parcel or final map requirements must be satisfied before recordation.
    • The applicant initially has three (3) years to satisfy approval conditions and record the parcel or final map, with a possible extension of up to five (5) additional years if requested before expiration.
    • A separate ordinance establishes regulations and standards for divisions within the Mariposa Town Planning Area.
    • Created parcels must comply with the minimum parcel size established by the Mariposa County General Plan or applicable specific plan.
    • Parcels must have adequate access and required road improvements; access may use a direct public-road encroachment or a County-standard road in a 40-foot to 60-foot-wide non-exclusive easement.
    • Parcels six (6) acres or less that lack community sewer must undergo percolation and soils analysis for onsite septic feasibility; larger parcels may also require testing, and parcels less than five (5) acres in rural residential land use must have community sewer.
    • Proof of water is required for minor and major subdivisions before map recordation; parcels between one (1) acre and two and one-half (2½) acres require either community domestic water or community sewage disposal, and parcels under one (1) acre require both.
    • Land division applications are subject to CEQA review and may require additional studies or information.
    • No new subdivision parcel may be created wholly within a 100-year flood zone; parcels ten (10) acres or less may require flood-plain delineation when more than 50 percent is within the flood plain.
    • Proof of slope stability is required for parcels on slopes exceeding 15 percent.
    • Application, County review, Public Works, Health Department, CEQA, publication, consultant, and other agency fees may apply; Fish and Game environmental filing fees are adjusted annually on January 1.

    agency comment period: >= 14 days (After Mariposa Planning accepts the application.) · additional information deadline: <= 30 days (After the application is accepted for processing.) · initial approval period: 3 years (Applicant initially has three years to satisfy conditions and record the map.) · possible time extension: <= 5 years (Additional extension may be requested before expiration.) · access easement width: 40-60 feet (For a County-standard road providing access to a public road.) · septic testing threshold: <= 6 acres (For parcels not served by a community sewer system.) · rural residential community sewer threshold: < 5 acres (Parcels less than five acres must be served by a community sewer system.) · water/sewer community-system threshold: 1-2.5 acres (Either domestic water or sewage disposal must be provided by a community system.) · community water and sewer threshold: < 1 acre (Both domestic water and sewage disposal must be provided by a community system.) · slope stability threshold: > 15 percent (Proof of slope stability required.)

    “The Mariposa County Subdivision Ordinance (Section 16.12.100) requires that all land divisions (minor and major) be marked in the field for identification.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Land divisions and subdivisions in Mariposa County, including applicable unincorporated county areas.
      “Mariposa County Title 17-Zoning Ordinance and Title 16 - Subdivision Ordinance make up the core of the "Development Code."”
  • Driveway accessRequired

    Accessing property off a County-maintained road, and new structures or remodels on a parcel where county road access is implicated

    • An encroachment permit is required when accessing property off a County-maintained road or doing a new structure or remodel on a parcel.
    • The encroachment must be brought up to current standards.
    • The stated fee is $210.00 effective February 1, 2025.
    • Applications are obtained from the Mariposa County Public Works Administration office.

    encroachment permit fee: 210 USD (effective February 1, 2025)

    “Anytime you are accessing property off of a County maintained road (or doing a new structure or remodel on a parcel) an encroachment permit and bringing the encroachment up to current standards is required.”
  • Short-term rentalsLimited

    Bed-and-breakfasts and vacation rentals in Mariposa County zones

    • The County states that bed-and-breakfasts and vacation rentals are permitted in most zones, not necessarily every zone.
    • A Transient Occupancy Tax certificate is required.
    • An application and inspections are required to verify basic health and safety requirements.
    • Parcels served by Mariposa Public Utility District are subject to MPUD Ordinance #58.
    • The County publishes separate current standards by planning area, including Coulterville and all other countywide areas, Fish Camp, Mariposa Town, and Wawona.
    “Bed & Breakfasts and Vacation Rentals are permitted in most zones in Mariposa County. You must obtain a Transient Occupancy Tax certificate; an application and inspections are required to verify basic health and safety requirements.”
  • Permit feesVariable (with conditions)

    Mariposa County building permits and related county building fees

    • The Building Department states that fees are project-specific.
    • The page links an updated 2026 Mariposa County Building Department approved fee schedule.
    • An additional $4.00 state-required fee is collected on every permit issued.
    • California Title 24 valuation-based fees apply to covered disciplines for which a valuation is made.

    Certified Access Specialist Program fee: per 4 USD per permit · Title 24 valuation fee for valuation $1.00-$25,000: 1 USD (or fraction thereof) · Title 24 valuation fee for valuation $25,000.01-$50,000: 2 USD (or fraction thereof) · Title 24 valuation fee for valuation $50,000.01-$75,000: 3 USD (or fraction thereof) · Title 24 valuation fee for valuation $75,000.01-$100,000: 4 USD (or fraction thereof) · Title 24 valuation fee above $100,000: per 1 USD per additional $25,000.01 (or fraction thereof)

    “Please contact the Building Department for project-specific fees.”
  • Permit processPublished (with conditions)

    County development-related permits, including planning, environmental health, and building matters

    • All permits are processed online through the Development Services Permit Center.
    • Applicants may contact the county or visit the front counter for assistance.
    • The Planning Department handles land-use and property-development matters.
    • Environmental Health handles septic systems, wells, food facilities, pools, and related matters.
    • The Building Department handles new structures, renovations, conversions, and related matters.
    “Mariposa County now processes all permits online.”

California rules that apply here

  • Camping on your landLimited

    Camping in units operated by the California Department of Parks and Recreation statewide.

    • Camping is confined to areas designated for that purpose.
    • Occupancy by the same persons, equipment, or vehicles is generally limited to 30 days in any calendar year in that unit.
    • The Department may establish shorter or longer occupancy limits.
    • When a shorter seasonal limit applies, the camper must vacate the campsite and may not reregister in the unit until 48 hours have expired, measured from 12:00 noon on the checkout day to 12:00 noon on the second day following.
    • A district superintendent may permit one-night camping in a day-use area or portion of one, subject to Department-established fees and vehicle limitations; occupants must vacate by 9:00 a.m. the following morning.
    • California State Parks' current reservation policy states that each campground has a consecutive-night limit, requires a 48-hour absence after that limit, and generally has a 30-night annual maximum, subject to individual park policies.

    general annual occupancy limit: 30 days per calendar year per unit (The Department may establish shorter or longer limits of occupancy.) · return interval after shorter seasonal limit: 48 hours (Measured from 12:00 noon of the checkout day to 12:00 noon of the second day following.) · one-night camping in day-use area: 1 night (Only if permitted by the district superintendent; occupants must vacate by 9:00 a.m. the following morning.)

    “Occupancy by the same persons, equipment, or vehicles of any camping facility is limited to a total of 30 days in any calendar year in that unit.”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Temporary camping in California special occupancy parks, including parks containing recreational vehicles, tents, or camping cabins.
      ““Special occupancy park” means a recreational vehicle park, temporary recreational vehicle park, incidental camping area, or tent camp.”
  • Tiny homesAllowed (with conditions)

    Occupancy of a structure marketed or described as a tiny home in California.

    • The tiny home must comply with applicable standards and be approved as a HUD-Code manufactured home, California Residential or Building Code home, factory-built housing, recreational vehicle, park trailer, or camping cabin.
    • The location must be approved for the applicable classification.
    • A tiny home that does not fit one of those classifications and does not comply with the California Building Standards Code is a noncomplying structure whose occupancy is illegal.
    • Approving and enforcing agencies vary depending on whether the unit is inside or outside a mobilehome or special occupancy park.

    park trailer or RV gross area limit: <= 400 square feet (Applicable classification-specific exclusions and standards apply.)

    “In order to be occupied, a tiny home must comply with the standards of, and be approved as one of the following types of structures: a HUD-Code manufactured home (MH), California Residential Code or California Building Code home, factory-built housing (FBH), recreational vehicle (RV), park trailer (PT) or camping cabin (CC).”
    One more reviewed finding on this topic
    • Limited — Occupancy of structures commonly called tiny homes in California, including Mariposa County.
      “As residential structures, tiny homes must receive one of several types of State or local government approvals prior to occupancy”
  • Campground & park staysLimited

    Occupancy and use of manufactured homes and mobilehomes in California mobilehome parks and other locations subject to HCD jurisdiction.

    • HCD administers titling and registration for manufactured homes and mobilehomes.
    • HCD-inspected mobilehome parks are subject to health and safety enforcement where local government has not assumed enforcement.
    • Manufactured/mobilehome park regulations address construction, use, maintenance, and occupancy.
    • Separate local land-use, building, fire, health, and utility requirements may apply.
    “MHs may be occupied outside or inside of mobilehome parks and installation and approval for occupancy is governed by the Mobilehome Parks Act (MPA), HSC Sections 18200, et seq., and Title 25, CCR Sections 1000, et seq.”
    One more reviewed finding on this topic
    • Limited — Occupancy and use of recreational vehicles in California special occupancy parks and designated RV sections of mobilehome parks.
      “Unless otherwise allowed by a local ordinance, RVs generally may be occupied only in mobilehome parks or special occupancy parks governed by the Mobilehome Parks Act”
  • county zoning authorityGeneral

    California county legislative bodies' authority to adopt zoning ordinances regulating buildings, structures, land uses, lots, yards, open space, lot coverage, intensity of use, parking, loading, and setbacks within county jurisdiction, including unincorporated areas.

    • The authority is exercised pursuant to Government Code Chapter 4, Zoning Regulations.
    • The statute separately authorizes city legislative bodies; incorporated municipalities may exercise their own zoning authority.
    • Government Code Section 65850 also lists authority to regulate signs and billboards, building and structure location, height, bulk, number of stories, and size, lot and open-space size and use, lot coverage, intensity of land use, offstreet parking and loading, and building setback lines.
    • The cited section states it was amended by Stats. 2017, Ch. 376, Sec. 1, effective January 1, 2018.
    “The legislative body of any county or city may, pursuant to this chapter, adopt ordinances that do any of the following:”
  • county building authorityGeneral

    California counties administering and enforcing state building standards through county building departments, including residential construction in unincorporated areas.

    • Each county must maintain building standards and state building regulations in the office of the building official responsible for administration and enforcement of state building standards.
    • The statewide Title 24 standards apply subject to statutory exceptions and any authorized local amendments or local requirements.
    • The cited HCD bulletin concerns the 2019 California Building Standards Code and its July 1, 2021 supplement; later code editions may supersede those particular edition dates.
    “These codes shall be maintained in the office of the building official responsible for the administration and enforcement of state building standards”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Lot coverage — Lot-coverage standards under Mariposa County zoning regulations.
  • Agricultural exemption — Potential agricultural-use exemption from county zoning, subdivision, or building-permit requirements in unincorporated Mariposa County.
  • Building in a floodplain — Development in mapped floodplain or flood hazard areas in Mariposa County

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Mariposa County, California

Is Mariposa County a good place to live off-grid or homestead?

Mariposa County scores 44/100 on the Bolthole Index, a marginal county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 11,893 people within a 30-minute drive. Watch-outs: elevated mid-century heat, water, rain, or wildfire exposure and more administrative friction around building and land use.

Do you need a building permit in Mariposa County, California?

Mariposa County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Mariposa County Environmental Health Division (Health and Human Services). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Mariposa County?

Living in an RV on your own land in Mariposa County is limited to specific cases: Use of travel trailers and recreational vehicles as residences in Mariposa County. RVs are treated as sub-standard housing and cannot be used as a residence absent the stated permit. A Building Department permit is required and must be issued in conjunction with an approved and issued single-family dwelling permit. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Mariposa County, California?

Land in Mariposa County runs about $4,306 per acre, based on the latest county data.

What is the water situation in Mariposa County?

Mariposa County gets about 31.4" of rain a year, with severe drought in roughly 38.5% of years.

How remote is Mariposa County?

A representative private-land location has about 11,893 people within a 30-minute drive and 2,748,804 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Mariposa compares in California

Compare side-by-side →See all 58 California counties ranked →