Bolthole Index

Madison County, Nebraska

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

51Index Score / 100
#13 of 93 in Nebraska

Madison County, Nebraska does not issue building permits, but a zoning permit is required before erecting, enlarging, altering or constructing a structure larger than 100 square feet, including an agricultural or portable structure.1 The Madison/Pierce County Planning Department issues those zoning permits for unincorporated Madison County and for Battle Creek, Madison, Newman Grove, Tilden and Meadow Grove.21 Septic permits for every Madison County address, city or country, come from Nebraska's statewide onsite-wastewater program, not the county.34

At a glance

Building permit
No county building permit; the county Planning Department issues a zoning permit for structures larger than 100 square feet1
Zoning
Yes, but jurisdiction and ordinances vary between unincorporated land and local governments5
Septic
State-regulated; most systems use the general authorization, while some need a construction permit36
RV living
A general private-land occupancy rule could not be confirmed; ask Planning before relying on an RV as a dwelling2
Tiny home
No specific county occupancy rule was confirmed; district standards and wastewater approval still matter78
Owner-builder
Nebraska exempts work on your own property from contractor registration, not from permits or other approvals9
Lot splits
The county minimum is generally 3 acres excluding road right-of-way; district exceptions can apply10
Rural driveway
Contact the county road foreman or Highway Superintendent; the road department installs new-driveway culverts11

Who to call

Planning & zoning

Madison/Pierce County Planning Department

Zoning, subdivisions, land-use permits, zoning permits, inspections and floodplain-development applications

402-370-3577

jointzoneplan@madisoncountyne.gov

1112 Bonita Dr. Norfolk, NE 68701

Septic permits

Nebraska Department of Water, Energy, and Environment Onsite Section

State onsite-wastewater professional certification and information

(402) 471-4285

245 Fallbrook Blvd., Ste. 100 Lincoln, NE 68521

Roads & driveways

Madison County Highway Department

County-road access questions, driveway coordination and new-driveway culverts

402-750-5492

1909 Vicki Lane, Ste. 100 Norfolk, NE 68701

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 13, 2026.

Off-grid gear

Going off-grid in Madison 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 Madison County, Nebraska?

Madison County does not issue building permits, but a county zoning permit is required before erecting, enlarging, altering or constructing any structure larger than 100 square feet, including an agricultural or portable structure.1 The zoning permit requirement applies in Battle Creek, Madison, Meadow Grove, Newman Grove and Tilden as well as in the unincorporated county.1 Zoning permits are subject to inspection, but that language does not establish a structural building-code inspection program.12 The minimum zoning-permit fee is $50 for every structure, and work discovered without a permit is charged at five times the standard fee.13 The posted 2021 fee schedule adds $0.20 per square foot for residential, commercial and industrial buildings on top of the $50 base fee, so a larger house costs more than the minimum.14

Nebraska has adopted a state building code, with rules governing when it applies in a local jurisdiction and an exception for construction on a farm or for farm purposes.15 We could not confirm whether unincorporated Madison County has separately adopted a structural code, so ask the Planning Department what code review, trade permits or inspections apply before ordering plans.

Who issues zoning permits and handles inspections in Madison County?

The Madison/Pierce County Planning Department handles zoning, subdivision of land into building lots, land-use permits, zoning permits and inspections.1617 The department serves unincorporated Madison and Pierce Counties and the Madison County communities of Battle Creek, Madison, Newman Grove, Tilden and Meadow Grove.2 Septic permits are not part of that office's work; they stay with the state onsite-wastewater program for every address.3 Zoning authority can rest with a county, city or village, and a city or village regulation supersedes the county's where that city or village exercises zoning jurisdiction, so confirm which ordinance controls the parcel.518 Newman Grove has adopted its own zoning ordinance and subdivision regulations for land inside city limits.19 Septic permits for Newman Grove addresses still come from the state program.20

Call the Planning Department at 402-370-3577 or visit 1112 Bonita Drive in Norfolk before starting covered work.16 Submit the applicable published form and allow at least two weeks for zoning-permit processing; construction cannot begin before approval.21 Describe the parcel, current use, proposed structure and intended occupancy so staff can identify the zoning district and any separate lot-split, subdivision, conditional-use or floodplain application.22

Does Madison County, Nebraska have zoning?

Yes. Madison County zoning rules vary by jurisdiction and district, so a rule for unincorporated land or one district should not be carried over to another parcel.5 The county generally requires a lot split to contain at least 3 acres excluding road right-of-way, while the Rural Residential district has a conditional-use path for a 10,000-square-foot lot subject to density and other conditions.10 Published setbacks include 50 feet from the right-of-way or 83 feet from the road centerline, with a 15-foot side setback and a 25-foot rear setback, or 10 feet on the side and rear for parcels under 20 acres.23 Structures intended for human occupancy are generally limited to 35 feet, although district tables can differ.24

Other standards are district-specific. The Industrial District requires at least 1 acre excluding road right-of-way and 150 feet of lot width,25 allows buildings to cover no more than 50% of the lot,26 and sets separate principal- and accessory-building height limits.27 Residential land buyers should ask for the standards of the parcel's own district, not the Industrial District's. An agricultural building on a farmstead of 20 acres or more that produces at least $1,000 of farm products each year is exempt from the county's non-farm-building zoning rules, but not from basic setbacks from a county road or highway.28

Confirm the parcel's jurisdiction, district, use, setbacks, coverage and height with the Planning Department before designing the site.

How do septic permits work in Madison County?

Madison County septic systems fall under Nebraska's statewide Onsite Wastewater Program, while any local city or county requirements apply in addition to the state rules.3 Most Nebraska onsite systems proceed under the general authorization without a state construction permit, but a construction permit is required when wastewater quantity, wastewater quality or site conditions fail the general requirements.6 Work associated with onsite wastewater systems must be performed by a state-certified professional.29

Start with a certified onsite professional for soils, siting, design and registration, and call the DWEE Onsite Section at (402) 471-4285 for state-program questions.3029 Only 28.5% of county soils are rated without severe limits for a conventional septic drain field, so make the site evaluation a purchase contingency rather than assuming a standard layout will work.31 Any system you build or change must also be registered with the state, and local city or county requirements apply on top of the state rules.324 A dwelling that generates wastewater needs a compliant onsite system or a connection to a public wastewater system.8

Can you live in an RV or tiny home in Madison County?

Madison County's published materials do not confirm a general rule allowing full-time RV occupancy or temporary camping on private land, so ask the Planning Department about the parcel's district and proposed duration before moving an RV onsite. County zoning governs land use in unincorporated Madison County, and municipal rules may apply inside the communities served by the joint department.2 Nebraska's public-property camping rule does not answer whether someone may occupy an RV on private land.33

A specific tiny-home occupancy rule and a general minimum dwelling size could not be confirmed. Nebraska permits a county board to impose a 900-square-foot minimum on manufactured homes, but that is discretionary and does not establish a minimum for every Madison County dwelling.34 An accessory building cannot become a dwelling without a certificate of occupancy, and its use is otherwise limited to 12 months unless the main building is in use or under construction.35

Building a home in Madison County: what are the steps?

  1. Confirm whether county, city or village zoning controls the parcel, then ask the Madison/Pierce County Planning Department for the district and allowed residential use.5
  2. Check lot size, setbacks, height, coverage and whether a lot split or subdivision review is needed.10232417
  3. Submit the zoning-permit application before covered construction and allow at least two weeks for processing.121
  4. If the site lies in a mapped special flood hazard area, obtain the separate floodplain-development permit before development.36
  5. Have a certified onsite professional evaluate and design wastewater service, then complete state registration or construction permitting as required.630
  6. Coordinate county-road access with the Highway Department or obtain a state driveway permit for state-highway access.1137
  7. Arrange the zoning inspection and confirm any separate structural-code or trade requirements.12

What should you check before buying land in Madison County?

Verify zoning jurisdiction, the district, permitted residential use, setbacks, floodplain status, legal road access, water and wastewater feasibility before closing. Madison County requires a separate development permit for work in mapped special flood hazard areas.36 For a county-road driveway, the Highway Department directs owners to the road foreman or Highway Superintendent and says the road department installs the culvert at the landowner's cost.11

Pay particular attention to septic suitability because only 28.5% of Madison County soils are rated without severe limitations for a conventional drain field.31 The county receives about 27.7 inches of precipitation per year, and severe drought occurs in about 19.6% of years, which makes a documented water source more valuable than an assumption about future well performance.3839 The effective property-tax rate is about 1.3%, with a median annual property-tax bill of $2,619; obtain the parcel's actual assessment and tax history from the county before budgeting.4041

For a well, Madison County parcels in the Lower Elkhorn Natural Resources District need a district permit before a new or replacement well that would pump more than 50 gallons per minute, with a $250 late fee when the permit was skipped, and every well must also be registered with the state within 60 days of completion.42 A single well designed to pump 50 gallons per minute or less is generally exempt unless district rules say otherwise.43 We could not confirm which natural resources district covers a given parcel, so confirm that before drilling.

Watch-outs

  • Madison County requires zoning-permit approval before covered construction, asks applicants to allow at least two weeks and charges five times the standard fee when work is discovered without a permit.21
  • A separate floodplain-development permit is required before development in mapped special flood hazard areas.36
  • RV occupancy, temporary camping, tiny-home occupancy and a general minimum dwelling size remain parcel-specific questions for the Planning Department.2
  • An owner working on personal property is exempt from Nebraska contractor registration, but that exemption does not remove zoning, code, wastewater or trade approvals.9

Sources

  1. Frequently Asked Questions - Madison County Courthouse Nebraska, quoted and re-checked
  2. Planning and Zoning - Madison County Courthouse Nebraska, quoted and re-checked
  3. Onsite Wastewater Program - DWEE Nebraska, quoted and re-checked
  4. Onsite Wastewater Program (Nebraska statewide rule), quoted and re-checked
  5. Planning and Zoning - Madison County Courthouse Nebraska, quoted and re-checked
  6. Permits - DWEE Nebraska, quoted and re-checked
  7. Madison County, Nebraska, Zoning Regulations 2003, quoted and re-checked
  8. Onsite Wastewater Treatment Facilities: Just for Homeowners (Nebraska statewide rule), quoted and re-checked
  9. Nebraska Revised Statute 48-2104 — Registration required (Nebraska statewide rule), quoted and re-checked
  10. Planning and Zoning FAQs, quoted and re-checked
  11. Madison County Highway Department (madisoncountyne.gov)
  12. Madison County Planning Department Fee Schedule, quoted and re-checked
  13. Planning and Zoning FAQs, quoted and re-checked
  14. Madison County Planning Department Fee Schedule, quoted and re-checked
  15. Nebraska Revised Statute 71-6403: State building code; adopted; amendments (Nebraska statewide rule), quoted and re-checked
  16. Madison/Pierce County Planning Department (madisoncountyne.gov)
  17. Planning and Zoning - Madison County Courthouse Nebraska, quoted and re-checked
  18. Planning and Zoning - Madison County Courthouse Nebraska, quoted and re-checked
  19. Newman Grove: §11-101 Zoning and Subdivision Regulations; Adopted by Reference (Madison County), quoted and re-checked
  20. Newman Grove: Onsite Wastewater Program (Madison County), quoted and re-checked
  21. Planning and Zoning FAQs, quoted and re-checked
  22. Planning and Zoning - Madison County Courthouse Nebraska, quoted and re-checked
  23. Planning and Zoning FAQs, quoted and re-checked
  24. Madison County, Nebraska, Zoning Regulations, quoted and re-checked
  25. Madison County, Nebraska, Zoning Regulations 2003, quoted and re-checked
  26. Madison County, Nebraska, Zoning Regulations 2003, quoted and re-checked
  27. Madison County, Nebraska, Zoning Regulations 2003, quoted and re-checked
  28. Madison County, Nebraska, Zoning Regulations 2003, quoted and re-checked
  29. Nebraska Department of Water, Energy, and Environment Onsite Section (dwee.nebraska.gov)
  30. Nebraska Revised Statute 81-15,248 (Nebraska statewide rule), quoted and re-checked
  31. 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
  32. Onsite Wastewater Program (Nebraska statewide rule), quoted and re-checked
  33. Nebraska Revised Statute 39-312 — Camping; permitted; where; violation; penalty (Nebraska statewide rule), quoted and re-checked
  34. Nebraska Revised Statute 23-114 (Nebraska statewide rule), quoted and re-checked
  35. Madison County, Nebraska, Zoning Regulations 2003, quoted and re-checked
  36. madisoncountyne.gov, quoted and re-checked
  37. Title 410, Chapter 2 - Driveway and Approach Road Permits (Nebraska statewide rule), quoted and re-checked
  38. Annual precipitation: Bolthole Index county data
  39. Share of years in severe drought: Bolthole Index county data
  40. Effective property tax rate: Bolthole Index county data
  41. Median property tax bill: Bolthole Index county data
  42. Groundwater Management - Lower Elkhorn NRD, quoted and re-checked
  43. Nebraska Revised Statute 46-735 (Nebraska statewide rule), quoted and re-checked

Written October 13, 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, Madison County requires a building permit only in limited cases.

RuleMadison CountyPierce CountyStanton CountyPlatte CountyWayne CountyAntelope CountyBoone County
Building permitLimitedRequiredRequiredLimitedRequiredRequiredLimited
County zoningYesYesYesNoNoYesYes
Septic permitsNE Dept. of WaterNE Dept. of Env. & EnergyNE Dept. of Env. & EnergyNDEENDEENDEENDEE

County locator

Madison County in Nebraska

51
County map
Madison County highlighted among the Nebraska counties · colored by Index score

How Madison County scores

Seclusion57100% ev.
Self-Sufficiency28100% ev.
Admin Boringness60100% ev.
Durability44100% ev.
Property Autonomy53100% ev.
Carry Cost58100% 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 →

$260kTypical home
1.3%Property tax
$7,527Land / acre
27.7"Annual rain
19.6% of yrsSevere drought
10.9 / yr (+9.6)Mid-century 100°F days
21 daysMid-century dry spell
1.78" (+7.3%)Mid-century 1-day rain
1.64×Wildfire change factor
100%Forward climate coverage
$2,414Home insurance / yr
3.7% / yrInsurance growth
2.93%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
40,361People within 30 min
815,475People within 2 hr
10,314Radius comparison (15 mi)
62.2People / sq mi
0.1%Federal land
99.3%Land at 15% slope or less
28.5%Soils rated "not limited" for septic (strict USDA rating)
103,699 acWorkable land screen
4.4%Wooded land
105.5 tonsBiomass / forest ac
48.9°FAvg temp

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Cities and towns in Madison 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: Battle Creek · Madison · Village of Meadow Grove · Norfolk · Tilden

Answers from the rulebook for Madison County

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

Madison County rules

  • Building permitLimited

    Construction, alteration, expansion, or demolition of buildings or structures in the Madison/Pierce county planning jurisdiction.

    • The county issues zoning permits rather than building permits.
    • The cited FAQ does not establish that every incorporated municipality follows the same permit practice.
    “A Zoning Permit is issued to construct, alter, expand, or to tear down a building or structure. Madison and Pierce counties do not issue Building Permits.”
    One more reviewed finding on this topic
    • Limited — Construction, alteration, enlargement, or demolition-related zoning approval for structures in the county zoning jurisdiction.
      “A zoning (building) permit is required to erect, enlarge, alter, or construct any structure larger than 100 square feet and includes agricultural and portable structures.”
  • InspectionsLimited

    Inspections associated with county zoning permits.

    • The official fee schedule says zoning permits are subject to inspection; it does not establish a structural building-code inspection program.
    “Zoning Permits: (All Zoning Permits issued are subject to inspection and are subject to fees based on use not zoning district.)”
  • County-wide zoningPresent (with conditions)

    Zoning administered by the Madison/Pierce County Planning Department in Madison County, including the unincorporated area and listed Madison County municipalities and village.

    • The cited planning department serves unincorporated areas and the Madison County cities of Battle Creek, Madison, Newman Grove, and Tilden, plus the Village of Meadow Grove.
    • Municipal ordinances may independently apply within incorporated jurisdictions.
    “The Department is responsible for the development and use of land within the unincorporated areas of Madison and Pierce Counties and the Madison County cities of Battle Creek, Madison, Newman Grove, Tilden, and the Village of Meadow Grove.”
  • Local zoningVaries (with conditions)

    Local zoning across Madison County, aggregated from county zoning and the incorporated municipalities and village identified by the joint planning department.

    • The joint department administers land-use responsibilities in unincorporated areas and in the Madison County cities of Battle Creek, Madison, Newman Grove, Tilden, and the Village of Meadow Grove.
    • The county zoning regulations apply to unincorporated areas except portions over which cities or villages exercise zoning jurisdiction; a city or village regulation supersedes the county regulation where it exercises jurisdiction.
    • Zoning in Nebraska is based on a comprehensive plan drafted and approved by each local government that has adopted zoning regulations.
    “Authority to utilize zoning to regulate the development of private property has been delegated to counties, cities, and villages by the Nebraska legislature”
    One more reviewed finding on this topic
    • Varies (with conditions) — Aggregate local-zoning status across Madison County, including county unincorporated areas and incorporated local governments.
      “Authority to utilize zoning to regulate the development of private property has been delegated to counties, cities, and villages by the Nebraska legislature to provide for the health, safety, and general welfare of the public.”
  • Zoning districtsPublished

    County zoning districts and district-specific standards in the Madison County zoning regulations.

    • The regulations contain district-specific lot, setback, coverage, height, and use standards.
    • Municipal zoning districts may be governed by municipal ordinances.
    “408: I Industrial District The intent of the I Industrial District shall be to provide for businesses involved in the manufacturing or handling of heavy industrial materials.”
  • Minimum lot sizeSpecified

    Lot splits and residential zoning districts in unincorporated Madison County.

    • The county FAQ states a three-acre minimum for Madison County lot splits, excluding road right-of-way.
    • The RR district generally requires three acres, with a 10,000-square-foot conditional-use option subject to density and other conditions.
    • The MH district contains separate mobile-home lot requirements.

    minimum lot split size: >= 3 acres (Excluding road right-of-way.) · RR conditional minimum lot area: >= 10000 square feet (Requires a Conditional Use Permit and is subject to density limits.)

    “The minimum lot size (excluding road right-of-way) is 3 acres in Madison County and 5 acres in Pierce County.”
    One more reviewed finding on this topic
    • Specified — Industrial District lots under Madison County zoning regulations.
      “Minimum lot width shall be at least one hundred fifty (150) feet. Minimum lot area shall be at least one (1) acre excluding road R.O.W.”
  • SetbacksSpecified

    Buildings and structures in Madison County zoning districts outside mapped floodplain areas.

    • The FAQ states 50 feet from the right-of-way or 83 feet from the road centerline, plus 15-foot side and 25-foot rear setbacks.
    • For property under 20 acres, the FAQ states a 50-foot front setback and 10-foot side and rear setbacks.
    • The regulations include additional road-intersection and district-specific requirements.

    right-of-way setback: 50 feet · road-centerline setback: 83 feet · side setback: 15 feet (FAQ also states 10 feet for property less than 20 acres.) · rear setback: 25 feet (FAQ also states 10 feet for property less than 20 acres.) · county-road-intersection setback: 133 feet diagonally (At a 45-degree angle from the intersection of two county roads.)

    “Both Madison and Pierce Counties require a setback of 50 feet from the right-of-way or 83 feet from the center of the road. They both also require a side setback of 15 feet and a rear setback of 25 feet. Property less than 20 acres in Madison County requires a 50 foot front setback and 10 foot side and rear setbacks.”
    One more reviewed finding on this topic
    • Specified — Industrial District development under Madison County zoning regulations.
      “Minimum required front, side and rear yard setbacks for all uses or structures shall be no less than eighty-three (83) feet from the road centerline when such yards are contiguous to a County road or state highway.”
  • Lot coverageSpecified

    Industrial District development under Madison County zoning regulations.

    • The cited maximum applies to the Industrial District.
    • Other districts may have different coverage limits.

    maximum building coverage: <= 50 percent of lot area

    “The total coverage of all buildings shall not occupy more than fifty (50) percent of the lot area.”
  • Building heightSpecified

    Structures intended for human occupancy in county zoning districts.

    • The general district provisions state that structures intended for human occupancy are limited to 35 feet; other structures are not restricted under that provision.
    • Some district tables may impose different limits, such as the 45-foot limit shown in the C3 table.

    maximum height for structures intended for human occupancy: 35 feet (Other structures are not restricted under the cited provision.)

    “Maximum height for structures intended for human occupancy shall be thirty-five (35) feet; all others are not restricted.”
    One more reviewed finding on this topic
    • Specified — Industrial District buildings under Madison County zoning regulations.
      “Maximum height for principal uses: sixty (60) feet, except that when located within one hundred (100) feet of the RR or MH Districts buildings or structures shall not exceed thirty-five (35) feet in height. Maximum height for accessory uses: twenty-five (25) feet.”
  • Accessory dwellingsLimited

    Use of an accessory building as a dwelling in the county zoning jurisdiction.

    • An accessory building cannot be used as a dwelling unless a certificate of occupancy has been issued.
    • An accessory building generally cannot be used for more than 12 months unless the main building is also being used or is under construction.
    • The rule concerns accessory buildings and does not establish a complete accessory-dwelling-unit program.

    maximum accessory-building use before principal-building use: 12 months (Unless the main building is also being used or is under construction.)

    “No accessory building shall be used for more than twelve (12) months unless the main building on the lot is also being used or unless the main building is under construction; however, in no event shall such building be used as a dwelling unless a certificate of occupancy shall have been issued for such use.”
  • Well permitLimited

    New and replacement groundwater wells in the Lower Elkhorn Natural Resources District, including applicable portions of Madison County.

    • A permit is required before construction, or before pump installation for an irrigation pit; a $250 late fee is assessed when the required permit was not obtained timely.
    • The threshold applies to a single new or replacement well designed or constructed to pump more than 50 gallons per minute, or connected wells whose combined designed or constructed capacity exceeds 50 gallons per minute.
    • A permit is not required for dewatering wells intended for 90 days or less or for test holes.
    • Replacement-well conditions include same-purpose use and, for irrigation, service to the same tract; specified decommissioning or modification must occur within 180 days, except a municipal original well may remain in use for up to one year.
    • An existing well must obtain a permit before modification into a well that would otherwise require a permit; construction incomplete within one year of approval requires a new permit.
    • Applicable spacing requirements include 600 feet between separately owned registered irrigation wells, 1,000 feet between a registered irrigation well and a commercial, industrial, or public-water-supply well, and 1,000 feet between a high-capacity well and a registered domestic well in a LENRD Quantity Subarea.
    • A well within 50 feet of a stream bank requires a surface-water right before construction.
    • All wells must also be registered with DWEE within 60 days after completion; the permit does not itself register the well.
    • An irrigation pit requires a permit when groundwater enters an excavation under natural pressure and a pump or other device is installed to withdraw water for irrigation; the permit is not transferable.

    permit threshold: > 50 gallons per minute (connected wells use combined capacity) · late fee: 250 USD (when required permit is not obtained before construction or applicable pump installation) · dewatering-well exemption: <= 90 days (intended use) · well registration deadline: 60 days (after well completion)

    “Persons installing new or replacement wells with a capacity greater than 50 gallons per minute must obtain a permit from the NRD.”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural buildings or structures on a farmstead in unincorporated Madison County.

    • The exemption applies only to buildings utilized for agricultural purposes on a farmstead of 20 acres or more producing $1,000 or more of farm products each year.
    • The exemption concerns the county zoning regulations governing non-farm buildings; it does not eliminate basic setbacks from a county road or highway or from a state or federal highway.
    • The county zoning resolution applies in unincorporated areas except portions where cities or villages exercise zoning jurisdiction.
    • The cited PDF is titled Madison County, Nebraska, Zoning Regulations 2003 with amendments as of 3/17/2015.

    minimum farmstead size: >= 20 acres (farmstead must produce $1,000 or more of farm products each year) · annual farm-product production: >= 1000 USD (must be produced on the farmstead)

    “on a farmstead of twenty acres or more which produces one thousand dollars or more of farm products each year.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land into building lots in the Madison County planning jurisdiction.

    • The county planning department identifies subdivision of land into building lots as one of its responsibilities.
    • Lot size, access, soil suitability, and other district or subdivision-regulation conditions apply.
    “These responsibilities include zoning of property, subdivision of land into building lots, permitting land use, issuing zoning permits and conducting inspections.”
  • Building in a floodplainRequired

    Floodplain development and substantial improvements within special flood hazard areas shown on the county’s official map.

    • A separate floodplain development permit is required for all new construction, substantial improvements, and other development, including manufactured-home placement, within mapped special flood hazard areas.
    • Applications must identify the development and land, state intended use or occupancy, include plans and specifications, be signed, and include required elevations.
    • The official map is the February 4, 2005 Flood Insurance Rate Map and revisions.

    official flood map date: 2005-02-04 (And revisions thereto)

    “Permits Required: 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 these regulations.”
  • Permit feesPublished

    Madison County planning and zoning permits and related applications.

    • The posted schedule is dated March 8, 2021.
    • All fees must be paid before action or a public hearing.
    • After-the-fact multipliers and category-specific fees apply.

    base zoning permit fee: 50 USD (Additional category fees may apply) · residential/commercial/industrial building fee: per 0.2 USD per square foot (Plus the $50 base fee)

    “Base Fee applicable to all Zoning Permits $ 50.00”
    One more reviewed finding on this topic
    • Published (with conditions) — Madison County zoning permits for structures.
      “A minimum fee of $50 will apply for all structures.”
  • Permit processPublished

    Madison County zoning, subdivision, floodplain, and related planning applications.

    • The county planning page publishes zoning, subdivision, variance, floodplain, conditional-use, and related forms.
    • The county FAQ states that zoning permits are used for construction, alteration, expansion, and demolition while the county does not issue building permits.
    “These responsibilities include zoning of property, subdivision of land into building lots, permitting land use, issuing zoning permits and conducting inspections.”
    One more reviewed finding on this topic
    • Published (with conditions) — Madison County zoning-permit process for covered structures.
      “No. Please allow at least two weeks for processing of your 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:”
  • Minimum dwelling sizeSpecified

    Manufactured homes regulated by a Nebraska city of the primary class within its corporate limits or extraterritorial zoning jurisdiction.

    • The city may impose the 900-square-foot minimum; the statute does not make that minimum mandatory in every city.
    • The manufactured home must bear an appropriate seal showing compliance with the Uniform Standard Code for Manufactured Homes and Recreational Vehicles, the Nebraska Uniform Standards for Modular Housing Units Act, or United States Department of Housing and Urban Development standards.
    • The city may also require the same foundation-system, permanent-utility-connection, setback, and minimum-square-footage standards applicable to a site-built single-family dwelling on the same lot.
    • The city may not require additional standards unless uniformly applied to all single-family dwellings in the zoning district.
    • Valid restrictive covenants of record are not superseded.

    minimum floor area: >= 900 square feet (manufactured homes subject to city standards) · minimum exterior width: >= 18 feet (manufactured homes subject to city standards)

    “(i) The home shall have no less than nine hundred square feet of floor area;”
    One more reviewed finding on this topic
    • Specified — Manufactured homes regulated under Nebraska county zoning authority.
      “The county board may also require that manufactured homes meet the following standards: (i) The home shall have no less than nine hundred square feet of floor area;”
  • Camping on your landLimited

    Temporary camping on state or county public highways, roadside areas, parks, and other property acquired for highway or roadside park purposes in Nebraska.

    • Camping is unlawful except at places designated as campsites by the Department of Transportation, the county, or another governmental entity owning or controlling the property.
    • The statute excludes certain lands transferred or leased to the Game and Parks Commission and other lands controlled by the Game and Parks Commission or a natural resources district, which are governed under separate statutes.
    • Camping includes temporary lodging out of doors in a sleeping bag, tent, trailer, station wagon, pickup camper, camper-bus, or other vehicle.
    • Violation is a Class V misdemeanor and may require reimbursement for campsite damage.

    penalty: Class V misdemeanor

    “It shall be unlawful to camp on any state or county public highway, roadside area, park, [...] except at such places as are designated campsites”
  • Tiny homesLimited

    Tiny houses produced or sold in Nebraska and classified as manufactured homes, modular housing units, or recreational vehicles, including park model recreational vehicles.

    • The Nebraska Public Service Commission states that tiny houses can be built as either a manufactured home, modular housing unit, or recreational vehicle.
    • For a park model recreational vehicle under current Nebraska law, the unit must be designed and marketed as temporary living quarters for recreational, camping, travel, or seasonal use; must not be permanently affixed to real property for use as a permanent dwelling; must be built on a single chassis mounted on wheels; must have a gross trailer area not exceeding 400 square feet in the setup mode; and must be certified by the manufacturer as complying with ANSI A119.5, 2025 edition.
    • LB1147 enacted the 400-square-foot park-model limit and specified the 2020 ANSI A119.5 edition; its emergency clause states that the act takes effect when passed and approved according to law.
    • State classification or construction compliance does not establish unrestricted land-use occupancy. County zoning resolutions may regulate the location, size, and uses of structures including house trailers and automobile trailers, and may regulate uses of buildings and land in unincorporated areas.
    • County zoning powers do not apply within incorporated cities or villages, or areas where a city or village has been granted and is exercising zoning jurisdiction. Local zoning, building, utility, health, and other requirements may therefore impose additional conditions.

    park model gross trailer area: <= 400 square feet (Measured in the setup mode.) · park model chassis: single chassis mounted on wheels · park model permanent-affixation: false (The unit must not be permanently affixed to real property for use as a permanent dwelling.)

    “(16) Park model recreational vehicle means a vehicular unit which meets the following criteria: (a) Is designed and marketed as temporary living quarters for recreational, camping, travel, or seasonal use; (b) Is not permanently affixed to real property for use as a permanent dwelling; (c) Is built on a single chassis mounted on wheels with a gross trailer area not exceeding four hundred square feet in the set up mode; and (d) Is certified by the manufacturer as complying with the ANSI A119.5 Park Model Recreational Vehicle Standard of the American National Standards Institute, 2025 edition;”
  • Who permits septicState (with conditions)

    Onsite wastewater systems in Madison County subject to Nebraska’s statewide onsite wastewater program.

    • Local government requirements may also apply.
    • State permitting depends on system characteristics and site conditions.
    “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 permitLimited

    Onsite wastewater systems serving property in Madison County.

    • Most systems are constructed under a General Permit without a state construction permit.
    • A Construction Permit is required before construction when General Permit requirements are not met because of wastewater quantity, wastewater quality, or site conditions.
    • Construction Permit applications require plans from a Professional Engineer.
    “Most onsite wastewater systems in Nebraska are constructed under a General Permit, which does not require a construction permit from the State of Nebraska. However, some systems will require a permit as a result of the quantity or quality of the wastewater generated or site conditions that do not meet General Permit requirements.”
    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”
  • Off-grid sanitationAllowed (with conditions)

    Off-grid wastewater sanitation using an onsite wastewater treatment system, including septic systems, holding tanks, lagoons, or mound systems, statewide in Nebraska.

    • The onsite system must comply with Title 124.
    • Only a properly certified professional may inspect, repair, pump, or install an onsite septic system.
    • The wastewater directed to the onsite system is limited to domestic wastewater.
    • Any local city or county requirements apply separately.
    “households depend on septic systems [...] for wastewater treatment. [...] the Nebraska Department [...] regulates these systems through Title 124”
  • 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”
  • Driveway accessRequired

    New, relocated, or altered private driveways and commercial approach roads connecting to State Highway rights of way.

    • No permits will be issued for driveways or approach roads to private property where the Department has acquired all or portions of the rights of access.
    • Applications must use the Department-furnished form.
    • Hard-surfaced driveway and approach-road applications go to the Department of Roads; unsurfaced driveway applications go to the proper District Engineer's office.
    • The driveway or approach road must comply with permit conditions and must not alter highway drainage or side ditches.
    • A certified check is required as a guarantee; its amount is determined after application and based on the extent of proposed work.
    “Any person desiring to construct a new driveway or approach road or any person desiring to relocate or alter an existing driveway or approach road shall apply for a permit to do so.”
  • 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.”

Set by your township or city, not the county

In Nebraska, zoning is adopted by each township or city, so Madison County has no county-wide answer on these. Find your township or city in the list of places on this page, or call its clerk or zoning administrator.

  • Living in an RV
  • Manufactured homes

Still unanswered

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

  • Certificate of occupancy — General certificate-of-occupancy requirements in unincorporated Madison 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 Madison County, Nebraska

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

Madison County scores 51/100 on the Bolthole Index, a solid county profile. Its strengths: more administrative friction around building and land use and higher long-term carry cost. Watch-outs: workable self-sufficiency basics (27.7″/yr rainfall).

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

Madison 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 Water, Energy and Environment (DWEE/NDEE) - 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.

How much does land cost in Madison County, Nebraska?

Land in Madison County runs about $7,527 per acre, based on the latest county data.

What is the water situation in Madison County?

Madison County gets about 27.7" of rain a year, with severe drought in roughly 19.6% of years.

How remote is Madison County?

A representative private-land location has about 40,361 people within a 30-minute drive and 815,475 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 Madison compares in Nebraska

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