Bolthole Index

McPherson County, Nebraska

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

39Index Score / 100
#83 of 93 in Nebraska

McPherson County, Nebraska has a building-permit application process and county zoning, but we could not confirm exactly which projects require a permit1,2,3. Start with McPherson County Planning and Zoning, and obtain required state approval before non-exempt onsite-wastewater work begins3,4.

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

McPherson County has a building-permit application process, and applicants must provide identical plan sets containing a plot plan plus footing, wall, roof and floor details.

McPherson County has a building-permit application process, and applicants must provide identical plan sets containing a plot plan plus footing, wall, roof and floor details2. The county materials do not state the complete approval sequence or exactly which projects trigger a permit, so describe a house, addition, farm building or accessory structure to McPherson County Planning and Zoning before work begins1,3. Nebraska has adopted a state building-code framework, but that fact does not establish that McPherson County separately adopted a local code8. The state code can apply where a local jurisdiction has not adopted an authorized code, subject to a farm-purpose exception9. Ask Planning and Zoning which code, reviews and inspections apply to the parcel and project3.

Who handles building permits in McPherson County?

McPherson County Planning and Zoning is the county contact for building and zoning questions; the county does not identify a separate building department on its planning page.

McPherson County Planning and Zoning is the county contact for building and zoning questions; the county does not identify a separate building department on its planning page3. The office is at 500 Anderson, Tryon NE, 69167, and its telephone number is 308-587-23633. Questions may also be sent to clerk@mcphersoncounty.ne.gov3. A building-permit application requires identical copies of the plot, footing, wall, roof and floor plans, although the complete review and issuance sequence is not stated2. Give the office the parcel's legal description and address so staff can identify its zoning district and setbacks2. Ask for the current application, fee, code, inspection schedule and approval sequence before preparing final plans3.

Does McPherson County have zoning?

Yes.

Yes. McPherson County has a county zoning regulation tied to its Comprehensive Development Plan3. The county confirms that multiple zoning districts exist, but the available pages do not provide district names, boundaries or a zoning map2. Setbacks differ by district, so Planning and Zoning needs the property's legal description and address to give the applicable measurement2. Nebraska county zoning authority covers uses, structures, lot coverage, setbacks, yards and density outside incorporated places and areas where a city or village exercises zoning jurisdiction10. We could not confirm McPherson County's minimum lot size, building-height limit or universal minimum house size. State law permits certain manufactured-home standards, but does not show that McPherson County adopted a particular minimum10.

How do septic permits work in McPherson County?

Nebraska administers onsite wastewater in McPherson County, and a dwelling that generates wastewater must use a compliant onsite system or connect to wastewater works.

Nebraska administers onsite wastewater in McPherson County, and a dwelling that generates wastewater must use a compliant onsite system or connect to wastewater works4. Obtain a state construction permit before constructing, reconstructing, altering, modifying or making a non-exempt repair to an onsite system not covered by a general permit4. Off-grid sanitation still requires a compliant system; cesspools, dry wells, leaching pits and seepage pits are prohibited4. Septic-tank owners must arrange periodic inspection by a qualified pumper, professional engineer or registered environmental health specialist and remove septage when the state thresholds are reached4. Separately, the state may inspect facilities covered by its general permit at reasonable times; that permit provision does not establish universal state inspections for every system11. A development area proposing onsite wastewater on a lot smaller than 3 acres needs state subdivision review and approval before construction4. Only 0.6% of mapped soils avoid a very-limited rating for conventional drain fields, so evaluate the site before fixing the house location12.

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

We could not confirm whether McPherson County allows long-term RV occupancy on private land or occupancy while a house is being built; ask Planning and Zoning before relying on either plan.

We could not confirm whether McPherson County allows long-term RV occupancy on private land or occupancy while a house is being built; ask Planning and Zoning before relying on either plan3. Nebraska's public-property camping restriction does not answer private-land RV occupancy13. We also could not confirm a county tiny-home occupancy rule or minimum dwelling size. Nebraska may classify a tiny house as a manufactured home, modular unit or recreational vehicle, but state classification does not establish that the parcel's zoning allows residential occupancy14. Ask Planning and Zoning about the proposed unit, district, foundation, use and district-specific setbacks2,3. Any occupied dwelling generating wastewater must use a compliant onsite system or connect to wastewater works, and primitive disposal methods such as cesspools and dry wells are prohibited4.

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

Give McPherson County Planning and Zoning the parcel's legal description, address and project description to identify the zoning district, allowed use and setback.

  1. Give McPherson County Planning and Zoning the parcel's legal description, address and project description to identify the zoning district, allowed use and setback2,3.
  1. Ask which county permit, fee and building code apply; McPherson County's separate local-code adoption could not be confirmed3,8.
  1. Check floodplain status before choosing the building pad; Nebraska requires local governments with sufficient floodplain maps and data to administer rules meeting state minimum standards, but we could not confirm McPherson County's procedure3,15.
  1. Have the wastewater site evaluated and obtain state approval before system work not covered by an exemption or general permit4. If the project is a development area proposing onsite wastewater on a lot smaller than 3 acres, obtain state subdivision approval before construction4.
  1. Submit identical sets of the required plot, footing, wall, roof and floor plans with the county application2.
  1. Register a completed water well; a landowner or licensed well contractor may dig it7.
  1. Obtain a state permit for a new, relocated or altered entrance connecting to a state highway16.

What should you check before buying land in McPherson County?

Confirm the parcel's zoning district, allowed dwelling type, district setback, minimum lot size and legal access with McPherson County Planning and Zoning.

Confirm the parcel's zoning district, allowed dwelling type, district setback, minimum lot size and legal access with McPherson County Planning and Zoning2,3. Test the wastewater site early because only 0.6% of mapped soils avoid severe limitations for a conventional drain field12. A development area proposing onsite wastewater on a lot smaller than 3 acres needs state subdivision review and approval before construction4. Check floodplain status and ask Planning and Zoning which local procedure applies; Nebraska requires qualifying local governments to enforce rules meeting state minimum standards3,15. A state permit is required for an entrance connecting to a state highway16. For budgeting, farmland averages about $1,006 per acre, the effective property-tax rate is about 1.1%, and the median annual property-tax bill is about $1,32012.

Watch-outs

  • McPherson County accepts building-permit applications, but we could not confirm which projects trigger a permit; confirm the project with Planning and Zoning before construction2,3.
  • Only 0.6% of mapped McPherson County soils avoid severe limitations for a conventional septic drain field, so budget for early soil and site evaluation12.
  • Setbacks vary by zoning district, while long-term RV occupancy, tiny-home occupancy and minimum dwelling size could not be confirmed; obtain parcel-specific answers from Planning and Zoning2,3.

Sources

16 official pages, each quoted and re-checked · written October 9, 2026

  1. McPherson County, NE - Planning and Zoning (2026 county census)
  2. Planning and Zoning FAQs – McPherson County
  3. Planning and Zoning – McPherson County
  4. Title 124 Onsite Wastewater Treatment Systems
  5. Nebraska Revised Statute 48-2104 — Registration required (Nebraska statewide rule)
  6. Nebraska Revised Statute 81-3446 — Construction projects on private lands; applicability of act; owner; duties
  7. Ownership Preview of Groundwater Wells and Surface Water Rights
  8. Exemptions – State of Nebraska Board of Engineers and Architects
  9. Nebraska Revised Statute 71-6403: State building code; adopted; amendments (Nebraska statewide rule)
  10. Nebraska Revised Statute 23-114 (Nebraska statewide rule)
  11. General Permit – Onsite Wastewater Treatment Systems
  12. 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
  13. Nebraska Revised Statute 39-312 — Camping; permitted; where; violation; penalty (Nebraska statewide rule)
  14. Housing and Recreational Vehicle (Nebraska statewide rule)
  15. Nebraska Revised Statute 31-1017
  16. Title 410, Chapter 2 - Driveway and Approach Road Permits (Nebraska statewide rule)

Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

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

RuleMcPherson CountyHooker CountyLogan CountyArthur CountyThomas CountyLincoln CountyGrant County
Building permitRequiredRequiredRequiredLimitedRequiredLimitedLimited
County zoningYesYesYesYesYesYesYes
Septic permitsNE Dept. of Env. & EnergyNDEENE Dept. of Env. & EnergyNDEENE Dept. of Env. & EnergyNE DEENDEE

County locator

McPherson County in Nebraska

39
County map
McPherson County highlighted among the Nebraska counties · colored by Index score

How McPherson County scores

39 / 100 · #83 of 93 in Nebraska · six factors, land price, tax, rain and climate

Seclusion87100% ev.
Self-Sufficiency1492% ev.
Admin Boringness49100% ev.
Durability40100% ev.
Property Autonomy53100% ev.
Carry Cost6694% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$383kTypical home
1.1%Property tax
$1,006Land / acre
21.7"Annual rain
20% of yrsSevere drought
13.2 / yr (+10.9)Mid-century 100°F days
23.4 daysMid-century dry spell
1.22" (+3.9%)Mid-century 1-day rain
1.43×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
334People within 30 min
109,319People within 2 hr
427Radius comparison (15 mi)
0.4People / sq mi
0%Federal land
78.9%Land at 15% slope or less
0.6%Soils rated "not limited" for septic (strict USDA rating)
3,030 acWorkable land screen
0.2%Wooded land
48.6°FAvg temp

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Answers from the rulebook for McPherson County

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

McPherson County rules

  • County-wide zoningPresent (with conditions)

    McPherson County zoning regulation.

    “This zoning regulation is consistent with the county Comprehensive Development Plan [...] Encouraging the most appropriate use of land in the county;”
  • Local zoningPresent (with conditions)

    County zoning regulation in the county jurisdiction, with local zoning district administration indicated by the county FAQ.

    • The county FAQ states that setbacks differ by zoning district.
    • Specific municipal or village zoning rules were not separately established in this research.
    “This zoning regulation is consistent with the county Comprehensive Development Plan”
  • Zoning districtsPartial

    Zoning districts under McPherson County zoning regulation.

    • The official FAQ confirms that multiple zoning districts exist and that setback rules differ by district, but the opened official pages do not publish district names, boundaries, or a zoning map.
    “Setbacks are different for each zoning district. We need to know the legal description and address.”
    One more reviewed finding on this topic
  • SetbacksDistrict specific (with conditions)

    Building setbacks under McPherson County zoning districts.

    • The applicable setback depends on the zoning district.
    • The county requires the property's legal description and address to determine the applicable answer.
    “Setbacks are different for each zoning district. We need to know the legal description and address.”
    One more reviewed finding on this topic
  • Permit processPartial

    County building-permit application process.

    • The county FAQ requires two identical sets of plans at application.
    • Required plan components are a plot plan, footing detail, wall detail, roof detail, and floor plan.
    • The source does not state the complete approval, inspection, or issuance process.
    “Need two (2) identical sets of plans at the time of application”

Nebraska rules that apply here

  • Building permitLimited

    Nebraska's statewide Building Construction Act allocation of building-permit administration for local building or construction codes.

    • A county, city, or village may enact, administer, or enforce a local building or construction code only if it adopts the state building code or a code that generally conforms with it.
    • If a county, city, or village does not adopt an authorized code within two years after an update to the state building code, the state building code applies there, except to construction on a farm or for farm purposes.
    • The statute authorizes, but does not itself impose, local amendments covering permits, inspections, plan examination, appeals, enforcement organization, staff qualifications, and fees.
    • The applicable local code or the state building code remains legally applicable even if the county, city, or village has not provided administration or enforcement.
    “Any county, city, or village may enact, administer, or enforce a local building or construction code”
    One more reviewed finding on this topic
    • Required — Erection, construction, reconstruction, alteration, repair, or conversion of a nonfarm building or structure within a zoned area, including McPherson County areas subject to its county zoning regulation.
      “requiring the issuance of permits prior to the erection, construction, reconstruction, alteration, repair, or conversion of any nonfarm building or structure within a zoned area”
  • Owner-builder exemptionConditional

    Projects on private land in McPherson County, including residential construction, where the owner seeks to avoid licensed architect or professional engineer involvement through a Nebraska Engineers and Architects Regulation Act exemption. This is a conditional professional planning-and-design exemption, not a blanket owner-builder exemption.

    • A project on private land is subject to the Nebraska Engineers and Architects Regulation Act unless exempt under Neb. Rev. Stat. §§81-3449 or 81-3453.
    • An owner allowing a project on the owner's real property is engaged in the practice of architecture or engineering unless the owner employs licensed architects or professional engineers, employs persons under their direct supervision to provide at least minimum construction-phase services, or qualifies for a statutory exemption.
    • For R-3 residential occupancy, including single-family through four-plex structures, the current Board Rule 10.3 limit is less than 10,000 square feet.
    • R-1, R-2, and R-4 residential occupancies have a less-than-4,000-square-foot limit under Board Rule 10.3.
    • A structure containing two or more occupancies is governed by the most restrictive occupancy classification for purposes of Rule 10.3.
    • For renovations and one-level additions, the total adversely impacted area must be below the applicable Rule 10.3 area limit, and the work must not adversely impact the mechanical system, electrical system, structural integrity, or means of egress, or change or conflict with the occupancy classification of the existing or adjacent space.
    • Counties and cities may impose requirements more restrictive than state law; local McPherson County permitting and other local requirements may still apply.

    R-3 single-family through four-plex maximum building area: < 10000 square feet (The current Board Rule 10.3 rule is a professional planning-and-design exemption, not a blanket owner-builder exemption.) · R-1, R-2, and R-4 residential maximum building area: < 4000 square feet (Applies to the listed residential occupancy classifications under Board Rule 10.3.)

    “An “exempt” project is one that does not require the involvement of a Nebraska-licensed architect or professional engineer. Exempt projects may be designed by non-licensed individuals.”
    One more reviewed finding on this topic
    • Available — A person performing work or having work performed on the person's own property under Nebraska's Contractor Registration Act.
      “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
  • InspectionsLimited

    Virtual (remote) inspections under building permits issued by any Nebraska state agency, county, city, or village that requires an inspection as part of a building permit

    • Virtual inspection is optional ('may allow'); the statute does not itself require inspections or a permit.
    • Condition (2)(a)(i), applying to virtual inspection generally: the inspection is of an area of a single-family or two-family residential building that is less than three stories in height and under ten thousand square feet.
    • Condition (2)(a)(ii): the permit requester or holder has provided the name of the contractor who is licensed or registered in the state, county, city, or village and is completing the work to be virtually inspected.
    • Condition (2)(a)(iii): except as provided in (2)(b), the virtual inspection is conducted live with both the permit requester/holder and the authorized inspector.
    • Exception (2)(b): inspections for building permits of a nonstructural nature, as determined by the permitting entity, may be conducted using video or photo documentation for any reinspection.
    • Authorized inspector means an individual credentialed with the state agency, county, city, or village issuing permits, or a registered/licensed third-party inspector contracted per project specifications; it excludes self-performed inspections of one's own permit or building.
    • Under subsection (3), an entity using virtual inspections is not required to publicize the contractor's name.
    • Statute effective July 18, 2026 (Laws 2026, LB441, section 2).

    building height: < 3 stories · building area: < 10000 square feet

    “any state agency, county, city, or village that requires an inspection as part of a building permit may allow for virtual inspection by an authorized inspector if the following conditions are met: (i) the inspection is of an area of a single-family or two-family residential building that is less than three stories in height and under ten thousand square feet;”
  • Certificate of occupancyLimited

    Occupancy permits for newly constructed buildings and facilities for first occupancy, alterations of existing buildings and facilities used by the public, and newly constructed covered multifamily dwellings subject to Nebraska accessibility standards.

    • The State Fire Marshal must adopt standards, specifications, and exclusions consistent with the current federal ADA guidelines for buildings and facilities newly constructed for first occupancy and alterations of existing buildings and facilities used by the public.
    • The State Fire Marshal must adopt standards and specifications consistent with the current federal Fair Housing Act guidelines, as adopted by Nebraska, for newly constructed covered multifamily dwellings.
    • The enforcing authority cannot approve or authorize an occupancy permit unless the building, facility, or dwelling complies with those standards and specifications.
    • An unauthorized departure may be corrected by full compliance within 180 days after discovery; failure to correct results in denial or revocation of the occupancy permit.

    correction period after discovery of unauthorized departure: 180 days (Full compliance with the State Fire Marshal's standards and specifications is required within this period.)

    “No official of any governing body of the state government or its political subdivisions responsible for such enforcement shall approve or authorize an occupancy permit”
  • 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;”
  • Lot coverageDistrict specific (with conditions)

    Nebraska's statewide statutory delegation of lot-coverage regulation through a county zoning resolution, in the unincorporated area of a county.

    • A county board must adopt a zoning resolution; the statute authorizes, but does not itself state, a statewide maximum lot-coverage percentage.
    • The county authority cannot be exercised within an incorporated city or village, or an area where a city or village has been granted and is exercising zoning jurisdiction.
    • A city or village zoning ordinance or amendment supersedes a county resolution or regulation when the city or village exercises control over the unincorporated area.
    “The zoning resolution may regulate and restrict: [...] (b) the percentage of lot areas which may be occupied;”
  • 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;”
  • Manufactured homesAllowed (with conditions)

    A proposed residential manufactured home subject to a Nebraska county zoning resolution in an unincorporated area where county zoning jurisdiction is being exercised.

    • The manufactured home must bear an appropriate seal indicating construction under 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.
    • A county may apply the same foundation-system, permanent-utility-connection, setback, and minimum-square-footage standards that apply to a site-built single-family dwelling on the same lot.
    • A county may require at least 900 square feet of floor area, an exterior width of at least 18 feet, a roof pitch of at least 2.5 inches vertical rise per 12 inches horizontal run, comparable exterior material, a nonreflective or simulated asphalt/wood-shingle/tile/rock roof, and removal of wheels, axles, transporting lights, and removable towing apparatus.
    • Additional standards are permitted only when uniformly applied to all single-family dwellings in the zoning district.
    • The statutory protection does not supersede valid restrictive covenants of record.
    • County zoning authority does not apply within an incorporated city or village or an area where a city or village has been granted or ceded zoning jurisdiction and is exercising it; a municipal ordinance supersedes county regulation when the municipality exercises control over an unincorporated area.

    minimum floor area a county may require: >= 900 square feet (Permitted county standard for a manufactured home.) · minimum exterior width a county may require: >= 18 feet (Permitted county standard for a manufactured home.) · minimum roof pitch a county may require: >= 2.5 inches vertical rise per 12 inches horizontal run (Permitted county standard for a manufactured home.)

    “The county board shall not [...] which prohibits the use of land [...] for the sole reason that the proposed structure is a manufactured home”
  • Who permits septicState (with conditions)

    Private onsite wastewater treatment systems serving dwellings and non-dwelling facilities in McPherson County.

    • The Nebraska Department of Environment and Energy/DWEE administers the state onsite-wastewater requirements.
    • A facility may use an onsite system or connect to wastewater works.
    “A private onsite wastewater treatment system is to be permitted by the Department before any construction, reconstruction, alteration, modification, or repair not exempted in Chapter 2 is performed or the system is operated.”
    3 more reviewed findings on this topic
    • State (with conditions) — Private onsite wastewater treatment systems in McPherson County under Nebraska Title 124.
      “A private onsite wastewater treatment system is to be permitted by the Department before any construction, reconstruction, alteration, modification, or repair not exempted in Chapter 2 is performed or the system is operated.”
    • State (with conditions) — Onsite wastewater treatment systems serving dwellings and non-dwelling facilities in McPherson County.
      “A dwelling or non-dwelling facility that generates wastewater is to have an onsite wastewater treatment system in accordance with these regulations or be connected to a wastewater works.”
    • 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 McPherson County.

    • A permit is required before construction, reconstruction, alteration, modification, or non-exempt repair, and before operation.
    • General-permit coverage may be used where applicable.
    • Chapter 2 exemptions apply.
    • More stringent local requirements may apply.
    “A private onsite wastewater treatment system is to be permitted by the Department before any construction, reconstruction, alteration, modification, or repair not exempted in Chapter 2 is performed or the system is operated.”
    3 more reviewed findings on this topic
    • Required — Construction, reconstruction, alteration, modification, or non-exempt repair of an onsite wastewater treatment system in McPherson County.
      “The owner of a dwelling or non-dwelling facility or the owner’s designee, proposing to construct, reconstruct, alter, modify, or make a repair not exempted in Chapter 2 to an onsite wastewater treatment system not covered by a general permit will apply for and obtain a construction permit from the Department prior to construction of the system.”
    • Required — Construction, reconstruction, alteration, modification, or non-exempt repair of onsite wastewater systems in McPherson County.
      “obtain a construction permit from the Department prior to construction”
    • 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 inspectionRequired

    Septic tanks in McPherson County.

    • Inspection is periodic.
    • The inspection must be performed by a Master or Journeyman Pumper, professional engineer, or registered environmental health specialist.
    • Septage must be removed when the sludge or scum thresholds in Title 124 are reached.

    sludge clearance threshold: < 12 inches (below the bottom of the outlet baffle) · scum clearance threshold: < 3 inches (above the bottom of the outlet baffle)

    “The owner of a septic tank will have a Master or Journeyman Pumper, a professional engineer, or a registered environmental health specialist periodically inspect the septic tank and remove septage from the tank whenever the top of the sludge layer is less than 12 inches below the bottom of the outlet baffle or whenever the bottom of the scum layer is less than three inches above the bottom of the outlet baffle.”
    3 more reviewed findings on this topic
    • Required — Septic tanks in McPherson County.
      “The owner of a septic tank will have a Master or Journeyman Pumper, a professional engineer, or a registered environmental health specialist periodically inspect the septic tank and remove septage from the tank whenever the top of the sludge layer is less than 12 inches below the bottom of the outlet baffle or whenever the bottom of the scum layer is less than three inches above the bottom of the outlet baffle.”
    • Limited — Onsite wastewater systems covered by the cited Nebraska general permit.
      “The owner of a facility must allow a Department representative to enter upon the premises at reasonable times”
    • Limited — Inspection of private onsite wastewater treatment systems statewide in Nebraska.
      “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”
    2 more reviewed findings on this topic
    • Allowed (with conditions) — Off-grid wastewater sanitation using an onsite wastewater treatment system.
      “A dwelling or non-dwelling that generates wastewater must have an onsite wastewater treatment system that complies with state regulations or be connected to a public sewer system or other wastewater works.”
    • Limited — Off-grid sanitation using onsite wastewater treatment systems in McPherson County.
      “Cesspools, dry wells, leeching pits, and seepage pits are prohibited systems”
  • 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
  • Mandatory utility hookupConditional

    Dwellings and non-dwelling facilities generating wastewater in McPherson County.

    • The facility must have an onsite wastewater treatment system compliant with Title 124 or be connected to a wastewater works.
    • Systems with design flow greater than 1,000 gallons per day that do not use a soil absorption system are wastewater works subject to Title 123.

    design flow threshold: > 1000 gallons per day (systems above this threshold that do not use a soil absorption system are treated as wastewater works under Title 123)

    “A dwelling or non-dwelling facility that generates wastewater is to have an onsite wastewater treatment system in accordance with these regulations or be connected to a wastewater works.”
    2 more reviewed findings on this topic
    • Conditional — Wastewater service for dwellings and non-dwelling facilities in McPherson County.
      “A dwelling or non-dwelling facility that generates wastewater is to have an onsite wastewater treatment system in accordance with these regulations or be connected to a wastewater works.”
    • Conditional — Wastewater service for dwellings and non-dwellings generating wastewater statewide in Nebraska.
      “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.”
  • Shed and accessory-building permit exemptionAvailable (with conditions)

    Nebraska Engineers and Architects Regulation Act professional-licensure exemption for construction, remodeling, alteration, or renovation of qualifying detached one-family through four-family dwellings; incidental detached or attached sheds, storage buildings, and garages are excluded from the finished-space tabulation.

    • This is an exemption from involvement of a Nebraska-licensed architect or professional engineer, not an exemption from a building permit, zoning approval, building-code compliance, or other local requirement.
    • The statutory dwelling threshold is less than 5,000 square feet of above-grade finished space; the statute allows the Board to increase the exemption by rule, but not beyond the referenced state-building-code Type V, column B limits.
    • The Board states that counties and cities may be more restrictive than state law and instructs builders to check local requirements.

    statutory above-grade finished-space threshold: < 5000 square feet (For a detached single-family through four-family dwelling; Board rule may increase the exemption within the statutory ceiling.)

    “Any detached or attached sheds, storage buildings, and garages incidental to the dwelling are not included in the tabulation of finished space.”
  • Subdividing landRegulated (with conditions)

    Subdivision in counties containing a city of the primary class, outside areas where a city or village has been granted and is exercising subdivision jurisdiction.

    • County-board approval is required before subdivision, platting, or laying out building lots and streets in the described area.
    • The county board may designate specific types of plats for approval by the county planning commission or planning director.
    • A plat has no force or effect and may not be recorded unless approved by the county board, county planning commission, or planning director.
    • The county has no power to regulate when the smallest parcel created is more than ten acres.
    • The county may prescribe subdivision standards, require installation of improvements, create public improvement districts, require a good and sufficient bond, and require dedication of land for public purposes.
    • The county planning commission approves plats on recommendation by the planning director and county engineer; the county board may withhold approval pending certified installation of required improvements, posting of a sufficient bond, or creation of public improvement districts.
    • Appeal procedures may be provided for actions of the county planning commission or planning director.

    smallest parcel exemption: > 10 acres (division is not subdivision when the smallest parcel created is more than ten acres)

    “Such a county shall have authority within the area described in this subsection (a) to regulate the subdivision of land”
    4 more reviewed findings on this topic
    • Regulated (with conditions) — Development areas in McPherson County proposing onsite wastewater treatment systems on lots less than three acres.
      “Prior to construction of a development area where an onsite wastewater treatment system is proposed on any lot less than three acres in size, the owner of the development area will submit an application for subdivision review and receive Department approval for the use of onsite wastewater treatment systems for the development area on a form provided by the Director and include any additional information as requested.”
    • Regulated (with conditions) — Subdivision development areas in McPherson County where an onsite wastewater system is proposed on a lot less than three acres.
      “Prior to construction of a development area where an onsite wastewater treatment system is proposed on any lot less than three acres in size, the owner of the development area will submit an application for subdivision review and receive Department approval for the use of onsite wastewater treatment systems for the development area on a form provided by the Director and include any additional information as requested.”
    • Regulated (with conditions) — Subdivision, platting, or laying out real estate in counties containing a city of the primary class, outside areas where a city or village is exercising subdivision jurisdiction.
      “Such a county shall have authority within the area described in this subsection (a) to regulate the subdivision of land for the purpose, whether immediate or future, of transfer of ownership or building development, except that the county shall have no power to regulate subdivision in those instances where the smallest parcel created is more than ten acres in area,”
    • Regulated (with conditions) — Development areas in Nebraska where an onsite wastewater treatment system is proposed on any lot less than three acres
      “prior to construction of a development area where an onsite wastewater treatment system is proposed on any lot less than three acres in size, the owner of the planned development area must submit an application for subdivision review.”
  • 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.”
  • Building in a floodplainRequired

    All development in a Nebraska floodplain, administered through applicable local floodplain programs under state and federal standards.

    • All development in a floodplain requires a permit, including additions and new structures.
    • A new structure must meet existing Base Flood Elevation requirements.
    • An addition must meet Base Flood Elevation requirements when it is a substantial improvement.
    • Substantial improvement means reconstruction, rehabilitation, addition, or other improvement costing 50 percent or more of the structure's pre-improvement market value.
    • Development includes human-made changes to improved or unimproved real estate, including construction, modifications, repairs, temporary stream crossings, roads, bridges, school buildings, storage, dredging, paving, filling, and grading.
    • Permits must ensure compliance with National Flood Insurance Program requirements, city ordinances, and county resolutions.

    substantial improvement threshold: >= 50 percent of pre-improvement market value

    “All development in a floodplain, whether an addition or a brand new structure, requires a permit.”
    One more reviewed finding on this topic
    • Limited — Floodplain development in Nebraska, including McPherson County, to the extent local governments have sufficient floodplain data and maps within their zoning jurisdiction.
      “When the department, a federal agency, or any other entity has provided a local government with sufficient data and maps with which to reasonably locate within its zoning jurisdiction any portion of the flood plain for the base flood of any watercourse or drainway, it shall be the responsibility of such local government to adopt, administer, and enforce flood plain management regulations which meet or exceed the minimum standards adopted by the department pursuant to subdivision (5) of section 31-1017.”
  • 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.”
  • Permit feesPublished (with conditions)

    Nebraska DWEE air-quality construction permit applications.

    • The fee is non-refundable.
    • The fee is based on facility-wide potential to emit and the applicable pollutant thresholds.
    • Submit the fee with the completed construction permit application.
    • Payment must be by check or money order payable to the Nebraska Department of Water, Energy, and Environment; electronic payments are not currently accepted.

    fee: 250 USD (Facility-wide PTE less than 50 tons per year of any listed air pollutant, or less than 2.5 tons per year of any single HAP, or less than 10 tons per year of any combination of HAPs.) · fee: 1500 USD (Facility-wide PTE is 50 or more but less than 100 tons per year of any listed air pollutant, or 2.5 or more but less than 10 tons per year of any single HAP, or 10 or more but less than 25 tons per year of any combination of HAPs.) · fee: 3000 USD (Facility-wide PTE is 100 tons or more per year of any listed air pollutant, or 10 tons or more per year of any single HAP, or 25 tons or more per year of any combination of HAPs.)

    “Chapter 3, Section 002.01 of Nebraska Administrative Code Title 129 – Nebraska Air Quality Regulations requires that each air quality construction permit application be accompanied by a non-refundable fee.”
    One more reviewed finding on this topic
    • Published (with conditions) — Water well registration fees charged by the Nebraska Department of Water, Energy, and Environment (not building permits)
      “well registration fees as of july 2026: $240 for wells that are designed and constructed to pump 50 gallons per minute or less $280 for wells that are designed and constructed to pump greater than 50 gallons per minute”
  • 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.

  • Minimum lot size — Minimum lot size in unincorporated McPherson County.
  • Building height — Building height in unincorporated McPherson County.
  • Living in an RV — Long-term or permanent RV occupancy in unincorporated McPherson County.
  • Accessory dwellings — Accessory-dwelling occupancy in unincorporated McPherson 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 McPherson County, Nebraska

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

McPherson County scores 39/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 334 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: thin water margin (21.7″/yr rainfall) and elevated current hazard exposure.

How much does land cost in McPherson County, Nebraska?

Land in McPherson County runs about $1,006 per acre, based on the latest county data.

What is the water situation in McPherson County?

McPherson County gets about 21.7" of rain a year, with severe drought in roughly 20% of years.

How remote is McPherson County?

A representative private-land location has about 334 people within a 30-minute drive and 109,319 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 McPherson compares in Nebraska

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