Bolthole Index

Furnas County, Nebraska

Building permits, zoning and land rules in Furnas County, Nebraska

49Index Score / 100
#26 of 93 in Nebraska

Unincorporated Furnas County, Nebraska requires a $50 zoning permit before you build a new structure or change an existing structure's footprint; a separate county building-code permit is not confirmed1. County zoning controls where and how you can build, and Nebraska requires state permitting for covered onsite wastewater work23.

At a glance

Building permit
A $50 zoning permit is required for a new structure or footprint change; a general building-code permit is unconfirmed4
Zoning
County zoning applies in unincorporated areas outside municipal jurisdiction2
Septic permit
State permitting is required before covered onsite-system construction or operation3
Minimum home size
900 sq ft above grade for a single-story single-family dwelling5
RV occupancy
No living, sleeping or housekeeping in an RV stored in a residential district; park stays are seasonal6
Water well
State registration is generally required; higher-capacity wells may also need an NRD permit7
Owner-builder
Work on your own property is exempt from state contractor registration; county zoning approval still applies84

Who to call

Zoning

Furnas County Planning and Zoning

Zoning permits, conditional use permits, variances and Board of Adjustment appeals for unincorporated Furnas County; office hours are 8:00 a.m.-4:00 p.m. Monday through Friday

(308) 268-5088

912 R Street, Beaver City, NE 68926

Zoning

Furnas County Planning and Zoning - Permit FAQ

States when a zoning permit is required and what a permit application needs

Zoning

Furnas County Planning and Zoning - Fee Schedule

Publishes the county's zoning, conditional use, variance, subdivision and appeal fees

Zoning

Furnas County Zoning Regulations (adopted ordinance)

The county's adopted zoning ordinance: districts, lot and setback standards, dwelling definitions, tiny-house and manufactured/mobile-home rules, and floodplain administration

Roads & driveways

Furnas County Highway Department (Oak Creek Engineering)

Constructs and maintains county gravel and paved roads, bridges and signs; the county's Highway Superintendent also administers the county's floodplain development permit under the zoning ordinance

(308) 455-1152

P.O. Box 1209, Kearney, NE 68848

Septic permits

Nebraska Onsite Wastewater Program (Dept. of Water, Energy and Environment)

Statewide registration and, for some systems, permitting of septic and other onsite wastewater systems; Furnas County has no separate county septic office

(402) 471-4285

dwee.onsite@nebraska.gov

Contact details are copied from each office’s official page and were checked against it on October 12, 2026.

Off-grid gear

Going off-grid in Furnas County means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Furnas County, Nebraska?

Furnas County requires a $50 zoning permit for a new structure or footprint change in the unincorporated county; the ordinance also covers construction, alteration, enlargement, moving, use and occupancy subject to zoning4. We could not confirm a separate county building-code permit, general building inspections or certificate of occupancy; ask the Zoning Administrator how Nebraska's state building code applies to your project910. Inside Arapahoe, apply to the Municipal Clerk for building permits; inside Beaver City, apply to the City Clerk/Treasurer1112. State onsite wastewater requirements still apply, and Beaver City also requires City Council septic approval within its city limits or zoning jurisdiction1314.

Who is the Furnas County zoning office, and how do you reach them?

Furnas County Planning and Zoning is at 912 R Street in Beaver City, open from 8:00 AM to 4:00 PM Monday through Friday; call (308) 268-508810. Submit a completed zoning application, $50 fee and site plan; lot dimensions must come from an actual survey, and the lot and building location must be staked before construction4. The Zoning Administrator must issue a written permit or reasoned denial within 15 days after accepting the application; unfinished work causes the permit to expire after two years unless a written extension is obtained4. Conditional-use permits, variances and appeals cost $250 each; subdivision fees are $250 per permit plus $25 per lot15.

Does Furnas County have zoning, and what does that mean for your build?

Furnas County zoning applies to unincorporated land outside jurisdiction granted to municipalities16. Arapahoe sets its own zoning; Nebraska's Onsite Wastewater Program still handles state septic requirements1713. County districts include Agricultural Preservation, Transitional Agricultural, River Protection Corridor, Mobile Home Residential and Highway Commercial, with airport and floodplain overlays18. Single-story single-family homes need at least 900 square feet above grade, an 18-foot exterior width and a permanent foundation5. TA-1 single-family lots require three acres and 200 feet of width, with 20% maximum coverage; RPC-1 also requires three acres and allows 20% coverage, with an 83-foot front setback from a county-road centerline1920212223. In TA-1, structures within 150 feet of a dwelling district cannot exceed 35 feet; beyond that distance, FAA/FCC limits apply24. Additional agricultural-operation dwellings require conditional use and common ownership25.

How do septic permits work in Furnas County?

Nebraska's Onsite Wastewater Program handles septic requirements for Furnas County13. The state must permit a covered onsite wastewater system before construction, reconstruction, alteration, modification, a non-exempt repair, or operation; qualifying systems proceed under a general permit, while others need construction and operating permits3. Furnas County prohibits occupying a residence or other building for living purposes without an approved waste system that meets or is equivalent to state criteria26. A development proposing onsite wastewater on a lot smaller than three acres must undergo state subdivision review before construction27. Only about 35.3% of county soils avoid a “very limited” rating for conventional septic drain fields, so make the site evaluation part of the purchase decision28.

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

An RV parked or stored in a Furnas County residential district cannot be used for living, sleeping or housekeeping6. An approved RV park needs a conditional-use permit and at least two acres; individual RV or trailer occupancy is limited to four continuous months in a 12-month period, with storage allowed afterward29. Auxiliary tents in RV parks or campgrounds are limited to 14 consecutive days30. County temporary zoning permits can cover uses or buildings incidental to construction for up to six months, but are revocable; ask Planning and Zoning whether your proposed construction accommodation qualifies410. Site-built tiny homes must meet county room, sanitation, utility, egress, foundation and code standards; RV/park-model/camper units are temporary quarters without permanent utility connections31. Mobile-home parks need at least five acres, and leased mobile homes need 500 square feet of livable floor area; manufactured homes are prohibited in RV parks3229.

How do you build a home in Furnas County, step by step?

  1. Call Furnas County Planning and Zoning at (308) 268-5088 to confirm the parcel's district, allowed use, setbacks, lot standards, and approvals10.
  2. Ask whether a building code, inspections, or certificate of occupancy applies; we could not confirm those requirements10.
  3. Plan wastewater and obtain the applicable state septic permit before covered construction or operation3.
  4. Submit the zoning application, site plan and $50 fee, using surveyed lot dimensions; stake the lot and building location before construction4.
  5. Obtain a separate county permit before any floodplain development or substantial improvement33.
  6. If access connects to a state highway, obtain the Nebraska Department of Transportation driveway permit34.

What should you check before buying land in Furnas County?

Confirm road ownership because the county Highway Department has jurisdiction over only some county gravel and paved roads; other roads may be state, city, or village routes35. Furnas County regulates subdivisions, including divisions whose smallest new parcel is 10 acres or less3637. The published county driveway restriction applies only within RV parks, so ask the Highway Department about access to an ordinary parcel; a state-highway driveway needs a Nebraska Department of Transportation permit383534. A well pumping more than 50 gallons per minute may need a Natural Resources District permit7. Furnas County's effective property-tax rate is about 1.4%, with a median annual bill of about $1,3303940.

Watch-outs

  • An RV stored in a residential district cannot be used for living, sleeping, or housekeeping, and an approved RV-park stay is limited to four continuous months in a 12-month period6.
  • Furnas County prohibits living in a building without an approved waste system26.
  • We could not confirm an agricultural exemption from county zoning permits or permission for RV living on an ordinary nonresidential parcel; ask Furnas County Planning and Zoning before relying on either10.

Sources

  1. Planning and Zoning FAQs – Furnas County, quoted and re-checked
  2. Furnas County Zoning Regulations, quoted and re-checked
  3. Title 124 - Onsite Wastewater Treatment Systems, quoted and re-checked
  4. Furnas County Zoning Regulations, Section 10.02, quoted and re-checked
  5. Furnas County Zoning Regulations, quoted and re-checked
  6. Furnas County Zoning Regulations, quoted and re-checked
  7. dwee.nebraska.gov, quoted and re-checked
  8. Nebraska Revised Statute 48-2104 — Registration required (Nebraska statewide rule), quoted and re-checked
  9. Nebraska Revised Statutes § 71-6403: State building code; adopted; amendments, quoted and re-checked
  10. Furnas County Planning and Zoning (furnascounty.ne.gov)
  11. Arapahoe: official source (Furnas County), quoted and re-checked
  12. Beaver City: § 150.015 Requirement (Furnas County), quoted and re-checked
  13. Onsite Wastewater Program – DWEE Nebraska, quoted and re-checked
  14. Beaver City: § 52.45 Permit Required (Furnas County), quoted and re-checked
  15. Fee Schedule – Furnas County, quoted and re-checked
  16. Furnas County Zoning Regulations, quoted and re-checked
  17. Arapahoe: official source (Furnas County), quoted and re-checked
  18. Furnas County Zoning Regulations, quoted and re-checked
  19. Furnas County Zoning Regulations, quoted and re-checked
  20. Furnas County Zoning Regulations, quoted and re-checked
  21. Furnas County Zoning Regulations, quoted and re-checked
  22. Furnas County Zoning Regulations, quoted and re-checked
  23. Furnas County Zoning Regulations, quoted and re-checked
  24. Furnas County Zoning Regulations, quoted and re-checked
  25. Furnas County Zoning Regulations, quoted and re-checked
  26. Furnas County Zoning Regulations, quoted and re-checked
  27. Nebraska Onsite Wastewater Program (Dept. of Water, Energy and Environment) (dee.nebraska.gov)
  28. 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
  29. Furnas County Zoning Regulations, quoted and re-checked
  30. furnascounty.ne.gov, quoted and re-checked
  31. Furnas County Zoning Regulations, quoted and re-checked
  32. Furnas County Zoning Regulations, quoted and re-checked
  33. Furnas County Zoning Regulations, quoted and re-checked
  34. Title 410, Chapter 2 - Driveway and Approach Road Permits (Nebraska statewide rule), quoted and re-checked
  35. Furnas County Highway Department (Oak Creek Engineering) (furnascounty.ne.gov)
  36. Furnas County Subdivision Regulations, quoted and re-checked
  37. Furnas County Subdivision Regulations, quoted and re-checked
  38. furnascounty.ne.gov, quoted and re-checked
  39. Effective property tax rate: Bolthole Index county data
  40. Median property tax bill: Bolthole Index county data

Written October 12, 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

Unlike 4 of its 6 neighbors, Furnas County requires a building permit only in limited cases.

RuleFurnas CountyHarlan CountyGosper CountyRed Willow CountyPhelps CountyFrontier CountyDawson County
Building permitLimitedRequiredRequiredLimitedRequiredRequiredLimited
County zoningYesYesYesYesYesYesYes
Septic permitsNE Dept. of Env. & EnergyNDEENDEENE DEENDEENDEENE DEE

County locator

Furnas County in Nebraska

49
County map
Furnas County highlighted among the Nebraska counties · colored by Index score

How Furnas County scores

Seclusion78100% ev.
Self-Sufficiency22100% ev.
Admin Boringness59100% ev.
Durability37100% ev.
Property Autonomy53100% ev.
Carry Cost74100% 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 →

$125kTypical home
1.4%Property tax
$2,895Land / acre
23.7"Annual rain
21.7% of yrsSevere drought
29.3 / yr (+18.9)Mid-century 100°F days
26.2 daysMid-century dry spell
1.55" (+3.3%)Mid-century 1-day rain
1.47×Wildfire change factor
100%Forward climate coverage
$2,166Home insurance / yr
-2.7% / yrInsurance growth
4.99%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
6,337People within 30 min
296,998People within 2 hr
3,681Radius comparison (15 mi)
6.3People / sq mi
0%Federal land
83.6%Land at 15% slope or less
35.3%Soils rated "not limited" for septic (strict USDA rating)
161,816 acWorkable land screen
1.9%Wooded land
26.7 tonsBiomass / forest ac
51.9°FAvg temp

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Cities and towns in Furnas County

Inside a city, town or township here, that government usually sets zoning and may issue its own building permits; the county’s rules above cover land outside them.

Not yet researched: Cambridge · Village of Edison · Village of Hendley · Village of Holbrook · Village of Oxford · Village of Wilsonville

Answers from the rulebook for Furnas County

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

Furnas County rules

  • Building permitLimited

    Construction, alteration, enlargement, moving, use, or occupancy of buildings and structures subject to Furnas County zoning regulations in unincorporated Furnas County.

    • A zoning permit must be issued before covered construction or use; the permit states that the proposed use conforms to the regulations.
    • The county FAQ states that zoning permits are required when changing the existing footprint or building a new structure.
    • The application must include a site plan showing lot shape and dimensions, building locations and uses, household units, and existing and proposed water and sanitary sewer facilities as necessary for enforcement.
    • Lot dimensions must be based on an actual survey and the lot and building location must be staked before construction starts.
    • The Zoning Administrator must issue a written permit or denial with reasons within 15 days after accepting the application.
    • Uses affected by another use in the conditional-use process must wait until that use is permitted or denied.
    • Permits expire after two years if work is not completed, unless a written extension is obtained from the Zoning Administrator.
    • The county FAQ lists a completed zoning application, a $50.00 fee, and a site plan; the fee schedule separately lists $250.00 for a conditional use permit, $250.00 for a variance permit, subdivision fees of $250.00 per permit and $25.00 per lot, and $250.00 for an appeal to the Board of Zoning Adjustment.
    • The regulation permits temporary zoning permits for temporary uses and buildings incidental to construction of a principal permitted use or highway construction, limited to six months and revocable, subject to public-health, safety, and welfare conditions.
    • The county zoning requirement is not evidence of a general building-code permit requirement.

    standard zoning permit fee: 50 USD · conditional use permit fee: 250 USD · variance permit fee: 250 USD · permit decision time: 15 days (after acceptance of the application) · permit expiration if work incomplete: 2 years (unless a written extension is obtained from the Zoning Administrator) · temporary zoning permit maximum duration: 6 months (temporary and revocable; subject to conditions safeguarding public health, safety, and general welfare)

    “Zoning permits are required if you change the existing footprint of a structure or if you are building a new structure.”
    One more reviewed finding on this topic
    • Limited — New structures and changes to an existing structure footprint in unincorporated Furnas County.
      “Zoning permits are required if you change the existing footprint of a structure or if you are building a new structure.”
  • County-wide zoningPresent

    Zoning regulation in Furnas County outside municipalities.

    • The county regulations exclude jurisdiction explicitly granted to municipalities.
    • Conditional uses require a conditional use permit.
    “The area of jurisdiction shall be all the area within the limits of the county of Furnas, Nebraska, not including the jurisdiction explicitly granted to a municipality by the Nebraska Reissue Revised Statutes, 1943.”
    3 more reviewed findings on this topic
    • Present — Zoning regulation in Furnas County outside municipalities.
      “The area of jurisdiction shall be all the area within the limits of the county of Furnas, Nebraska, not including the jurisdiction explicitly granted to a municipality by the Nebraska Reissue Revised Statutes, 1943.”
    • Present — County zoning jurisdiction over unincorporated Furnas County.
      “The area of jurisdiction shall be all the area within the limits of the county of Furnas, Nebraska, not including the jurisdiction explicitly granted to a municipality by the Nebraska Reissue Revised Statutes, 1943.”
    • Present — County zoning regulations administered by Furnas County in the county's unincorporated areas.
      “The area of jurisdiction shall be all the area within the limits of the county of Furnas, Nebraska, not including the jurisdiction explicitly granted to a municipality by the Nebraska Reissue Revised Statutes, 1943.”
  • Local zoningPresent

    County-administered zoning in unincorporated Furnas County.

    • Municipal zoning rules may apply inside incorporated municipalities.
    “to regulate, restrict, or prohibit the erection, construction, reconstruction, alteration or use of non-farm buildings or structures, and the use, conditions of use or occupancy of land in the unincorporated areas of the County;”
  • Zoning districtsPublished

    County zoning districts in the county jurisdiction outside municipalities.

    • The published districts include A-1 Agricultural Preservation, TA-1 Transitional Agricultural, RPC-1 River Protection Corridor, R-M Mobile Home Residential, C-1 Highway Commercial, and AH Airport Hazard/Approach Overlay.
    • District-specific use, dimensional, and conditional-use rules apply.
    “Section 4.08 - A-1 Agricultural Preservation District”
    2 more reviewed findings on this topic
    • Published — County zoning districts in the unincorporated area.
      “For the purpose of these Regulations, the jurisdictional area defined in Section 1.03 is hereby divided into the following districts, the respective symbol for each district being set forth opposite its title: A-1 Agricultural Preservation District TA-1 Transitional Agricultural District RPC-1 River Protection Corridor District R-M Mobile Home Residential District C-1 Highway Commercial District AH Airport Hazard/Approach Overlay District”
    • Published — County zoning districts and official zoning map.
      “Section 4.01 Establishment of Districts [...] Section 4.02 Provision for Official Zoning Map [...] Section 4.08 - A-1 Agricultural Preservation District [...] Section 4.09 - TA-1 Transitional Agricultural District [...] Section 4.10 - RPC-1 River Protection Corridor District [...] Section 4.11 - R-M Mobile Home Residential District [...] Section 4.12 - C-1 Commercial District/Industrial Corridor [...] Section 4.13 - AAA Airport Hazard Area District [...] Section 4.14 - FP Floodplain Overlay District”
  • Minimum dwelling sizeSpecified

    Single-family dwellings within the Furnas County zoning jurisdiction, which covers county areas excluding jurisdiction explicitly granted to municipalities.

    • The home must have at least 900 square feet of above-grade floor area for single-story construction.
    • The home must have at least an 18-foot exterior width.
    • Unless covered by at least two feet of earth, the roof must have a minimum vertical rise of 2.5 inches for each 12 inches of horizontal run.
    • Exterior material must have a color, material, and scale comparable with existing residential site-built single-family construction.
    • The roof must use non-reflective material that is or simulates asphalt or wood shingles, tile, or rock; metal roofs are acceptable only if non-reflective.
    • The home must be placed on a continuous permanent foundation, with wheels, axles, transporting lights, and removable towing apparatus removed.
    • The home must meet and maintain the same standards uniformly applied to all single-family dwellings in the zoning district.
    • The permanent foundation must be poured concrete or laid masonry block or brick on a footing at least 42 inches below final ground level.
    • The definition also includes earthen and Quonset homes.
    • The county zoning regulations do not apply within jurisdiction explicitly granted to a municipality by Nebraska law.

    minimum floor area: >= 900 square feet (above grade; single-story construction) · minimum exterior width: >= 18 feet · minimum permanent-foundation footing depth: >= 42 inches (below final ground level)

    “Dwelling, Single Family: A building having accommodations for or occupied exclusively by one family that meets the following standards: 1. The home shall have no less than 900 square feet of floor area, above grade, for single story construction;”
    One more reviewed finding on this topic
    • Specified — Single-family dwellings in the county zoning jurisdiction.
      “The home shall have no less than 900 square feet of floor area, above grade, for single story construction;”
  • Minimum lot sizeDistrict specific (with conditions)

    Lots in county zoning districts; dimensional standards vary by district and use.

    • The zoning regulations provide separate use and district tables; the cited RPC-1 table lists three acres for single-family dwellings and other listed uses.

    RPC-1 single-family dwelling minimum lot area: >= 3 acres

    “Use Lot Area (acres) Lot Width (feet) A Front Yard (feet) B Rear Yard (feet) C Side Yard (feet) Max. Height (feet) Max. Coverage (%) Single-family dwelling 3 200 * ** *** **** 20”
    One more reviewed finding on this topic
    • District specific (with conditions) — Minimum lot and park-area requirements in county zoning districts.
      “Use Lot Area (acres) Lot Width (feet) [...] Single-family dwelling 3 200 * ** *** **** 20”
  • SetbacksSpecified

    Structures and uses regulated by Furnas County zoning districts.

    • Setbacks vary by district, use, road type, and applicable table or overlay.

    RPC-1 front-yard setback from county-road centerline: 83 feet (50 feet when abutting another platted street, road, or highway) · RPC-1 rear-yard setback from county-road centerline: 58 feet (25 feet when abutting another platted street, road, or highway)

    “Front yard setback shall be 83 feet from the centerline of a County Road, or shall 50 feet when abutting any other platted street, road of highway.”
  • Lot coverageSpecified

    Bulk requirements in county zoning districts and special dwelling types.

    • The TA-1 bulk table specifies maximum coverage of 20 percent for listed dwelling and permitted-use categories.
    • Site-built tiny homes must meet the maximum coverage applicable to an ordinary single-family dwelling.

    TA-1 single-family dwelling maximum coverage: <= 20 percent

    “Max. Coverage (%) Single-family dwelling 3 200 * ** *** **** 20”
    One more reviewed finding on this topic
    • Specified — Uses and structures in Furnas County zoning districts.
      “Use Lot Area (acres) Lot Width (feet) A Front Yard (feet) B Rear Yard (feet) C Side Yard (feet) Max. Height (feet) Max. Coverage (%) Single-family dwelling 3 200 * ** *** **** 20”
  • Building heightSpecified

    Buildings in county zoning districts, including TA-1.

    • In TA-1, structures within 150 feet of a dwelling district may not exceed 35 feet.
    • Structures more than 150 feet from a dwelling district are subject to the maximum height permitted by FAA and FCC regulations in effect when erected.
    • Other districts have separate height requirements and exceptions.

    TA-1 height near dwelling district: <= 35 feet (Within 150 feet of a dwelling district) · TA-1 height beyond dwelling district: FAA/FCC maximum (More than 150 feet from a dwelling district)

    “structure shall not exceed 35 feet in height. 2. When a building or structure is more than 150 feet from a dwelling district zone, said building or structure shall not exceed the maximum height permitted by FAA and FCC regulations in effect at the time the building is erected.”
  • Living in an RVLimited

    Recreational vehicle parks and individual recreational vehicles or trailers within Furnas County's county zoning jurisdiction, excluding areas under municipal jurisdiction.

    • A County-approved Conditional Use permit is required before constructing a recreational vehicle park.
    • The tract must be at least two acres.
    • No more than 15 recreational vehicles, trailers, or campsites are allowed per acre.
    • Each recreational vehicle, trailer, or campsite must be at least 30 feet wide by 60 feet long and separated from others by at least 15 feet.
    • Sites must meet road, ordinary-high-water-mark, and exterior-lot-line setbacks; the exterior lot-line setback is at least 50 feet and must remain open space except for screening landscaping.
    • Screening at least six feet high is required between the park or campground and adjoining residential areas.
    • Each site must have required electrical, sanitary sewer, and potable water connections, or comply with the specified community-building requirements.
    • A park is seasonal, and individual recreational vehicles or trailers may not be occupied for more than four continuous months in any 12-month period; they may remain on site the rest of the year only in a stored state.
    • A manufactured home may not be parked in a recreational vehicle park or campground.
    • No more than one wheeled recreational vehicle or trailer is allowed on an individual pad site; an auxiliary tent may remain no more than 14 consecutive days.
    • Wheels and tires must remain in the in-transit position, and porches, lean-tos, and additions are prohibited, although canvas screen rooms or awnings are allowed.
    • The County regulations do not apply within jurisdiction explicitly granted to a municipality by Nebraska law.

    minimum recreational vehicle park tract area: >= 2 acres · maximum recreational vehicles, trailers, or campsites: <= 15 per acre · maximum occupancy period: <= 4 continuous months in a 12-month period (Vehicles or trailers may remain on site for the remaining portion of the year in a stored state.) · minimum campsite dimensions: 30 by 60 feet · minimum separation between sites: >= 15 feet · minimum exterior lot-line setback: >= 50 feet · minimum residential screening height: >= 6 feet

    “These Parks are considered as a seasonal business and site and individual recreational vehicles or trailers are considered seasonal dwelling and shall not be occupied for more than four continuous months in a 12 month period. However, a recreational vehicle or trailer may remain on site for the remaining portion of the year in a stored state.”
    One more reviewed finding on this topic
    • Limited — Recreational vehicles and trailers in Furnas County zoning jurisdiction.
      “These Parks are considered as a seasonal business and site and individual recreational vehicles or trailers are considered seasonal dwelling and shall not be occupied for more than four continuous months in a 12 month period.”
  • Camping on your landLimited

    Camping and tent use in county recreational vehicle parks or campgrounds.

    • A tent may be erected as auxiliary shelter for no more than 14 consecutive days in an RV park or campground.
    • RV parks require a county conditional-use permit and have seasonal occupancy limits.

    auxiliary tent duration: <= 14 consecutive days

    “In addition to these units, a tent may be erected to serve as an auxiliary shelter, but shall not be erected for more than 14 consecutive days.”
  • Tiny homesLimited

    Site-built tiny homes and RV/park-model/camper tiny homes in the county zoning jurisdiction.

    • Tiny houses are divided into site-built and RV/park-model/camper categories.
    • Site-built tiny homes must meet county dimensional, sanitation, utility, electrical, egress, foundation, and code requirements.
    • RV/park-model/camper units are temporary living quarters and may not have permanent utility connections.

    minimum habitable room area: >= 120 square feet · minimum other habitable room area: >= 70 square feet (kitchens) · minimum habitable-space ceiling height: >= 7 feet

    “Tiny houses fall under two separate categories, Site Built and RV/Park Model/Camper. Site Built Tiny Houses 1. Tiny homes shall have at least one habitable room with not less than 120 sf of gross floor area;”
  • Manufactured homesLimited

    Mobile or manufactured-home occupancy in the county zoning jurisdiction.

    • The county provides a Mobile Home Residential District for mobile-home dwellings and regulates mobile-home parks and lots.
    • Mobile-home parks must be at least five acres; each leased mobile home must have at least 500 square feet of livable floor area; district setbacks and lot standards apply.

    mobile-home park minimum area: >= 5 acres · leased mobile-home minimum livable floor area: >= 500 square feet

    “A mobile home park shall have an area of not less than five acres.”
  • Accessory dwellingsLimited

    Accessory or secondary dwelling units in unincorporated Furnas County.

    • More than one dwelling may be permitted by conditional use on an agricultural operation when the additional residence is accessory to the agricultural operation and under the same ownership as the existing dwelling or dwellings.
    “More than one dwelling may be permitted by conditional use on an agricultural operation provided the residence in an accessory use to an agricultural operation and under the same ownership as the existing dwelling(s).”
  • Off-grid sanitationProhibited

    Occupancy of residential structures or other buildings for living purposes without an approved waste system.

    • The approved system must meet or be equivalent to Nebraska onsite wastewater criteria.
    • Waste absorption fields must meet county and state setback requirements.

    waste absorption field setback from adjacent property line: >= 25 feet · private sewage lagoon setback from served house: >= 100 feet · private sewage lagoon setback from another house or residential boundary: >= 200 feet

    “It shall be unlawful to occupy a residential structure or any building for living purposes that does not have an approved waste system.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land within Furnas County subdivision-regulation jurisdiction.

    • The regulations apply to divisions into two or more lots for sale or development when the smallest parcel created is 10 acres or less.
    • Divisions creating a smallest parcel over 10 acres and agricultural divisions into parcels over 10 acres are exempt.
    • Municipal planning and zoning jurisdiction can exclude land from county jurisdiction.

    smallest-lot threshold: <= 10 acres (Divisions where the smallest parcel created is more than 10 acres are exempt)

    “SUBDIVISION shall mean the division of a lot, tract, or parcel of land into two or more lots, sites, or other divisions of land for the purpose, of transfer of ownership or building development, whether immediate or future, provided that the smallest lot created by the division is 10 acres or less in size.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision and platting within Furnas County jurisdiction.
      “The purpose of these regulations is to provide for the orderly development of Furnas County and its jurisdiction.”
  • Driveway accessLimited

    Access drives for recreational vehicle parks and campgrounds.

    • No individual space may have direct access to a county road or highway outside the park boundaries.
    • Interior access drives must be at least 20 feet wide and surfaced with gravel, asphalt, or another material that frees the site of mud.

    interior access drive width: >= 20 feet

    “No one space shall be designed for direct access to a county road or highway outside the boundaries of the recreational vehicle park or campground;”
  • Building in a floodplainRequired

    Floodplain development and substantial improvements in Furnas County.

    • A separate floodplain development permit is required before initiating floodplain development or substantial improvement.
    • The county Highway Superintendent administers the regulations and reviews applications, including manufactured-home parks and subdivisions.
    “No person, firm or corporation shall initiate any floodplain development or substantial improvement or cause the same to be done without first obtaining a separate permit for development as defined in Section 4.14.12.”
  • Permit feesPublished

    County planning and zoning permits.

    • The fee page links the schedule to Resolution 2025-9-23.

    zoning fee: 50 USD · conditional use permit: 250 USD · variance permit: 250 USD · subdivision permit: 250 USD (plus $25 per lot) · appeal to Board of Zoning Adjustment: 250 USD

    “Zoning Fee – $50.00 Conditional Use Permit – $250.00 Variance Permit – $250.00 Subdivisions – $250.00/Permit – $25.00/Lot Appeal to Board of Zoning Adjustment – $250.00”
    One more reviewed finding on this topic
  • Permit processPublished (with conditions)

    County zoning permit process for new structures or changes to an existing footprint.

    • Submit a completed zoning application, $50 fee, and site plan.
    • The county website also publishes forms, permits, zoning regulations, subdivision regulations, and the zoning map.
    “Section 10.02 Zoning Permit Required [...] Section 10.03 Application for a Zoning Permit”

Nebraska rules that apply here

  • Owner-builder exemptionAvailable

    A person performing work or having work performed on the person's own property under Nebraska's Contractor Registration Act.

    • The exemption means the person is not a contractor for purposes of the Contractor Registration Act.
    • The exemption applies to work on the person's own property.
    • The statute separately states that a person earning less than five thousand dollars annually for construction services is also not a contractor for purposes of the Act.
    • The exemption does not exempt a contractor from withholding requirements under the Nebraska Revenue Act of 1967.
    • This is a contractor-registration exemption and does not establish exemption from applicable building permits, inspections, building codes, electrical requirements, or other local or state approvals.

    annual construction-services earnings threshold: < 5000 USD (Separate statutory basis for not being a contractor under the Act; the own-property exemption has no stated dollar threshold.)

    “Any person who performs work or has work performed on his or her own property or any person who earns less than five thousand dollars annually for construction services is not a contractor for purposes of the Contractor Registration Act.”
  • Building code adoptedAdopted (with conditions)

    Nebraska's state building code, including state-owned or state-agency buildings and local jurisdictions as specified by Nebraska law.

    • The adopted code consists of the 2018 International Building Code with stated exceptions, the 2018 International Residential Code with stated exceptions, the 2018 International Existing Building Code with a stated exception, the 2018 Uniform Plumbing Code, and minimum radon-resistant construction standards.
    • The state building code applies to all buildings and structures owned by the state or a state agency.
    • It applies in a county, city, or village that elects to adopt it as its local code.
    • It also applies in a county, city, or village that has not adopted an authorized local code within two years after an update to the state building code.
    • The default state-code rule does not apply to construction on a farm or for farm purposes.
    • A local jurisdiction may instead adopt a code that conforms generally with the state building code, subject to the requirements and exceptions in section 71-6406.

    International Building Code edition: 2018 (Except section 101.4.3 and chapter 29; section 305.2.3 applies to a facility having twelve or fewer children; section 310.4.1 applies to a care facility for twelve or fewer persons.) · International Residential Code edition: 2018 (Except section R313 and chapters 25 through 33.) · International Existing Building Code edition: 2018 (Except section 809.) · Uniform Plumbing Code edition: 2018 · local-code adoption deadline after state-code update: 2 years (If no authorized local code is adopted, the state building code applies, except to construction on a farm or for farm purposes.)

    “(1) There is hereby created the state building code. The Legislature hereby adopts by reference:”
    One more reviewed finding on this topic
  • Who permits septicState

    Onsite wastewater systems serving dwellings and non-dwellings in Nebraska, including Furnas County.

    • Systems must comply with state regulations or connect to public sewer or other wastewater works.
    • Systems constructed, reconstructed, altered, modified, or otherwise changed must be registered with DWEE.
    “The Nebraska Onsite Wastewater Program administers regulations meant to protect surface water and groundwater as well as public health and welfare through the use of standardized design requirements, the certification of onsite professionals, the review of plans for subdivision development and the permitting of systems that because of large size, handling of non-domestic wastes, or siting issues require a site specific evaluation.”
    One more reviewed finding on this topic
    • Mixed (with conditions) — Onsite wastewater treatment systems statewide in Nebraska, including septic systems, holding tanks, lagoons, mound systems, and other decentralized systems.
      “Any local requirements (city, county) are separate from and in addition to the requirements found in Title 124 that apply statewide.”
  • Septic permitRequired

    Private onsite wastewater treatment systems serving dwellings or non-dwelling facilities in Furnas County under Nebraska Title 124

    • The Department must permit the system before construction, reconstruction, alteration, modification, or non-exempt repair, or before operation.
    • General permits or construction and operating permits are the two procedures covering applicable onsite wastewater systems.
    • Repairs and maintenance to a properly functioning system may be performed without a construction permit for listed minor structural defects or mechanical-device repairs under Title 124 Chapter 2, section 005.
    • A temporary modification to a failed system may be performed without a permit to prevent a surface discharge or reduce a public-health threat, but it must be registered in writing and may not be operated for more than four months without Department approval.
    • More stringent local requirements may be adopted.
    • The owner or the owner's designee must apply for and obtain a construction permit before construction of a system not covered by a general permit.
    • A certified professional, professional engineer, registered environmental health specialist, or person under direct supervision must perform covered onsite wastewater work, subject to the listed electric-generation-facility exception.

    permit timing: before construction or operation (non-exempt repairs and temporary failed-system modifications are subject to Title 124 exceptions)

    “A private onsite wastewater treatment system is to be permitted by the Department before any construction, reconstruction, alteration, modification, or repair not exempted”
    One more reviewed finding on this topic
    • Limited — Onsite wastewater systems statewide where system size, non-domestic waste handling, or siting issues require a site-specific evaluation and permitting; ordinary systems also remain subject to applicable Title 124 compliance and registration rules.
      “Most onsite wastewater systems in Nebraska are constructed under “Authorization by Rule” which does not require a construction permit [...] However, some systems will require a permit”
  • Septic inspectionLimited

    Inspection of private onsite wastewater treatment systems statewide in Nebraska.

    • Inspection must be carried out or supervised by a certified professional, a Nebraska-licensed professional engineer, or a Nebraska-registered environmental health specialist.
    • The statute allows the Director by contract to delegate onsite wastewater inspection and registration to a governmental subdivision with a sufficiently stringent program and enforcement authority.
    “A private onsite wastewater treatment system shall not be [...] inspected [...] unless the [...] inspection [...] is carried out or supervised by either a certified professional”
  • Well permitLimited

    Construction or modification of water wells in Nebraska groundwater management areas, on land owned or controlled by the person constructing the well.

    • Before commencing construction, the applicant must apply to the district in which the well will be located, using district forms.
    • No permit is required for test holes or dewatering wells intended for use for ninety days or less.
    • No permit is required for a single water well designed and constructed to pump fifty gallons per minute or less.
    • A district may exempt replacement water wells by rule and regulation.
    • A district may require a permit for a well designed and constructed to pump fifty gallons per minute or less when it is commingled, combined, clustered, or joined with another well or water source, excluding a water source used to water range livestock; combined wells are treated as one well and their combined capacity is used as the rated capacity.
    • In groundwater management areas where regulations have been imposed to control declining groundwater levels, a district may require permits for each well or categories of wells designed and constructed to pump fifty gallons per minute or less, except water sources required for human needs relating to health, fire control, or sanitation and water sources used to water range livestock.
    • The district must review the application and issue or deny the permit within thirty days after filing.
    • The application requires a fifty-dollar filing fee payable to the district.
    • The application must include the applicant's name and post-office address, proposed use, intended location, size, type and description, estimated depth if known, estimated capacity in gallons per minute, irrigation acreage and legal description if applicable, non-irrigation use description if applicable, replacement-well registration number if applicable, and other information required by the district.
    • A person who failed to obtain a required permit must apply for a late permit, accompanied by a two-hundred-fifty-dollar fee and the same information required for an ordinary application.
    • A person must apply before modifying a well that was previously exempt into one for which a permit would otherwise be required.

    pump capacity threshold: <= 50 gallons per minute (Single wells at or below this threshold are exempt unless a district rule requires a permit under the statutory exceptions.) · ordinary application filing fee: 50 USD (Payable to the district.) · late permit application fee: 250 USD (Applies when a required permit was not obtained.) · district decision deadline: 30 days (Measured after the application is filed.) · dewatering intended-use period: <= 90 days (Test holes and dewatering wells intended for use for ninety days or less do not require a permit.)

    “shall, before commencing construction, apply with the district in which the water well will be located for a permit on forms provided by the district”
    One more reviewed finding on this topic
    • Limited — Groundwater wells in Furnas County.
      “For single wells pumping 50 gallons per minute (gpm) or less the current registration fee is $240. For single wells pumping more than 50 gpm the current fee is $280 and you may need a permit from your local Natural Resources District (District) before the well may be registered.”
  • Mandatory utility hookupConditional

    Wastewater service for dwellings and non-dwellings generating wastewater statewide in Nebraska.

    • The property must have an onsite wastewater treatment system complying with Title 124, or be connected to a public sewer system or other wastewater works.
    • Local city and county requirements are separate from and in addition to statewide Title 124 requirements.
    “A dwelling or non-dwelling that generates wastewater must have an onsite wastewater treatment (OWT) system [...] or be connected to a public sewer system”
  • Agricultural exemptionAvailable (with conditions)

    County zoning regulations and permit requirements for agricultural-purpose buildings on qualifying Nebraska farmsteads, and county zoning treatment of residences on farmsteads.

    • For purposes of the statute, nonfarm buildings are all buildings except buildings utilized for agricultural purposes on a farmstead of twenty acres or more that produces one thousand dollars or more of farm products each year.
    • The county board may decide whether buildings located on farmsteads used as residences are subject to county zoning regulations and permit requirements.
    • The exemption concerns county zoning and permit requirements; other applicable state, local, health, septic, floodplain, or safety requirements are not resolved by this statute.
    • The statute requires county zoning regulations to be adopted or amended only after adoption of a county comprehensive development plan and receipt of specific planning-commission recommendations.

    qualifying farmstead size: >= 20 acres (farmstead used for agricultural purposes) · annual farm products: >= 1000 USD (farmstead must produce at least this amount of farm products each year)

    “buildings utilized for agricultural purposes on a farmstead of twenty acres or more which produces one thousand dollars or more of farm products each year.”
    One more reviewed finding on this topic
    • Available (with conditions) — Agricultural buildings on farmsteads of at least 20 acres producing at least $1,000 of farm products annually, in the context of county zoning regulations and permit requirements.
      “For purposes of this section and section 23-114.04, nonfarm buildings are all buildings except those buildings utilized for agricultural purposes on a farmstead of twenty acres or more which produces one thousand dollars or more of farm products each year.”
  • Short-term rentalsLimited

    Short-term lodging operations in Nebraska, including hotels, tourist homes, private homes rented in whole or in part, campgrounds, and RV pads or hookups.

    • A separate lodging tax permit is required for each hotel.
    • The permit is issued only after examination and approval.
    • The permit is not assignable and is valid only for the named operator, location, and transaction of business.
    • The permit must be conspicuously displayed.
    • Operating without a permit or after suspension is a misdemeanor; conviction may result in a fine up to $500 per day.
    • The cited state rule addresses lodging-tax permitting and does not establish statewide zoning approval for short-term rentals.

    maximum fine for operation without permit after conviction: <= 500 USD per day

    “Every person engaged in the business of operating a hotel in this state where the public may, for a consideration, obtain sleeping accommodations, must file an application with the Nebraska Department of Revenue for a Nebraska lodging tax permit.”
  • county zoning authorityGeneral

    Nebraska county boards adopting zoning resolutions for county territory outside incorporated cities and villages and outside areas where a city or village has been granted or ceded zoning jurisdiction and is exercising that jurisdiction.

    • The county board may adopt a zoning resolution having the force and effect of law.
    • The zoning resolution may regulate buildings, structures, lot coverage, setbacks, yards, population density, building uses, and land uses for agriculture, forestry, recreation, residence, industry, and trade in the unincorporated area of the county.
    • The powers may not be exercised within incorporated cities or villages or within an unincorporated area over which a city or village has been granted or ceded zoning jurisdiction and is exercising it.
    • A city or village zoning ordinance or amendment controlling an unincorporated area supersedes the county resolution or regulation.
    • If a zoning resolution or regulation affects the Niobrara scenic river corridor, the Niobrara Council must act as provided in section 72-2010.
    • A county board may not prohibit a qualifying manufactured home solely because it is manufactured, but may impose the listed installation and design standards and may not impose additional standards unless uniformly applied to all single-family dwellings in the zoning district.
    • Special districts or zones may be established in areas subject to seasonal or periodic flooding.
    “to adopt a zoning resolution, which shall have the force and effect of law;”
  • county building authorityGeneral

    Nebraska counties adopting, administering, enforcing, and requiring permits under local building or construction codes for buildings, including residential construction, in unincorporated areas.

    • A county may enact, administer, or enforce a local building or construction code only if it adopts the state building code or adopts a building or construction code that conforms generally with the state building code.
    • A local code may include special or differing standards only within the statutory conformity rules, including standards addressing construction costs, safety, durability, efficiency, best practices, or special local conditions.
    • A local code must be regularly updated; generally, the most recently enacted state building code or a conforming code must be adopted within two years after an update to the state building code.
    • If a county does not adopt a code as authorized within two years after an update to the state building code, the state building code applies in the county, except that it does not apply to construction on a farm or for farm purposes.
    • A county may adopt administrative amendments concerning enforcement organization, staff qualifications, plan examination, inspections, appeals, permits, and fees, and may publish those amendments separately from the code.
    • Under section 23-172, county-adopted codes and the building-permit or occupancy-permit requirements imposed by those codes or sections 23-114.04 and 23-114.05 apply throughout the county except within incorporated cities or villages and except within an unincorporated area where a city or village has been granted zoning jurisdiction and is exercising that jurisdiction.
    • Under section 23-114.04, permits are required before erection, construction, reconstruction, alteration, repair, or conversion of a nonfarm building or structure within a zoned area; a permit may be withheld when the proposed purpose conflicts with applicable district zoning regulations.
    • Section 23-114.04 permits reasonable county permit-fee schedules and requires written plans, including sanitation, plumbing, and sewage-disposal information, that fully conform to zoning regulations before permits issue.
    • Section 23-172 states that nothing in that section creates an obligation for the county to inspect plumbing work to determine compliance with the plumbing code.
    “Any county, city, or village may enact, administer, or enforce a local building or construction code if or as long as such county, city, or village: (i) Adopts the state building code; or (ii) Adopts a building or construction code that conforms generally with the state building code.”

Still unanswered

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

  • Inspections — Building inspections in Furnas County.
  • Certificate of occupancy — Certificates of occupancy in Furnas 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.

Water rights & wells in Furnas County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Nebraska’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Domestic/household wells are exempt from NRD construction permits and generally from basin well moratoriums (domestic is a preferred use), so a newcomer can still drill a household well even in over-appropriated basins — it must be registered with the state.

Limit: Wells ≤50 gpm (household/stock) need no NRD construction permit; all new wells must be registered with NeDNR

Central Platte NRD / Neb. Rev. Stat. 46-602 ↗
  • Republican River Basin (fully appropriated, Compact-managed)majority of county

    Moratorium on new surface appropriations and NRD prohibition on developing new groundwater-irrigated acres for interstate Compact compliance. Domestic wells exempt.

    Nebraska DWEE — Republican River Basin / Compact ↗

Hybrid state (appropriation + riparian). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Nebraska state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Furnas County, Nebraska

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

Furnas County scores 49/100 on the Bolthole Index, a solid county profile. Its strengths: sparse surroundings — about 6,337 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: thin water margin (23.7″/yr rainfall) and elevated current hazard exposure.

Do you need a building permit in Furnas County, Nebraska?

Furnas County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county zoning. Onsite septic is permitted by Nebraska Department of Environment and Energy, Onsite Wastewater Program. 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 Furnas County?

Living in an RV on your own land in Furnas County is limited to specific cases: Recreational vehicle parks and individual recreational vehicles or trailers within Furnas County's county zoning jurisdiction, excluding areas under municipal jurisdiction. A County-approved Conditional Use permit is required before constructing a recreational vehicle park. The tract must be at least two acres. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Furnas County, Nebraska?

Land in Furnas County runs about $2,895 per acre, based on the latest county data.

What is the water situation in Furnas County?

Furnas County gets about 23.7" of rain a year, with severe drought in roughly 21.7% of years. On water rights, Furnas County lies in the Republican River Basin (fully appropriated, Compact-managed) — Moratorium on new surface appropriations and NRD prohibition on developing new groundwater-irrigated acres for interstate Compact compliance. Domestic wells exempt..

How remote is Furnas County?

A representative private-land location has about 6,337 people within a 30-minute drive and 296,998 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 Furnas compares in Nebraska

Compare side-by-side →See all 93 Nebraska counties ranked →