Bolthole Index

Marshall County, South Dakota

Building permits, zoning and land rules in Marshall County, South Dakota

55Index Score / 100
#10 of 66 in South Dakota

Unincorporated Marshall County, South Dakota requires a county building permit for qualifying buildings, improvements and driveways, and the county has adopted zoning regulations12. Apply through Marshall County Planning & Zoning with a description of the land and work, the proposed use or occupancy, and a site plan showing structures, driveways and setbacks3. Septic systems follow South Dakota requirements, with state review required for systems other than a conventional system serving one individual residence45.

At a glance

Building permit
Required for qualifying construction, improvements and driveways16
Zoning
Yes; administered by Marshall County Planning & Zoning26
Septic
State-regulated; state review depends on the system type754
RV living
Not confirmed; ask Marshall County Planning & Zoning before relying on it6
Tiny home
No specific occupancy rule or minimum dwelling size confirmed6
Owner electrical work
Allowed for a qualifying owner-occupied residence or farmstead with a homeowner permit89
Private well
A state water-right permit is required only when the proposed water use falls within state permitting requirements10
Septic soil suitability
Only 8.4% of soils lack severe limits for a conventional drain field11

Who to call

Planning & zoning

Marshall County Planning & Zoning/E911 Addressing/Drainage

Building permits, zoning, drainage permits and rural E911 addressing in Marshall County

(605) 448-7540

[email protected]

911 Vander Horck, Britton, SD 57430

Septic permits

South Dakota DANR On-Site Wastewater Systems Program

State on-site wastewater design requirements and plan information

(605) 773-4647

523 E Capitol Ave, Pierre, SD 57501-3182

Roads & driveways

Marshall County Highway Department

County roads, bridges, drainage, rights-of-way and road improvement projects

(605) 448-2301

[email protected]

10844 423rd Ave, Britton, SD 57430

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

Do you need a building permit in Marshall County, South Dakota?

Yes. Unincorporated Marshall County requires a permit before a qualifying building, structure or driveway is erected, moved, enlarged or structurally altered16. The published triggers include improvements whose market value exceeds $3,000, any building or structure that needs additional land or area for its site, and storage sheds of 80 square feet or larger1. A smaller shed may avoid the building permit, but it still must meet the applicable zoning-district setbacks1. The property owner is responsible for obtaining the permit before construction, even when the property is leased6. Marshall County's materials do not confirm a general owner-builder exemption from the county permit, so do not confuse South Dakota's limited homeowner electrical exemption with permission to skip the county building permit96.

Who issues Marshall County building permits, and how do you reach the office?

Marshall County Planning & Zoning/E911 Addressing/Drainage is the permit office for county building and zoning matters6. The office is at 911 Vander Horck in Britton and can be reached at (605) 448-7540 or [email protected]6. A building-permit application must identify the property and proposed work, state the intended use or occupancy, and include a site plan3. The site plan must show north, property lines, existing and proposed structures and driveways, dimensions, and exact setbacks, although the Zoning Administrator may waive submission items under the ordinance's stated exception3. County-road access is a separate coordination point: new approaches on county roads need approval from the County Highway Superintendent, while township-road approaches go to the township board12.

Does Marshall County have zoning?

Marshall County has adopted permanent county zoning regulations administered by its Zoning Administrator2. That means an unincorporated parcel's district and setbacks should be checked before choosing a house, shed, driveway or other improvement location23. Marshall County also regulates land division: a plat for an addition, subdivision, minor plat or replat cannot be recorded until the Planning and Zoning Board has reviewed it and the County Commissioners have approved it13. The county materials reviewed for this guide do not confirm a general minimum dwelling floor area, ordinary building-height limit, accessory-dwelling-unit rule or broad agricultural-building permit exemption. Ask Planning & Zoning for the parcel's district and the current rule for the proposed use before treating a small home, farm building or second dwelling as allowed6.

How do septic permits work in Marshall County?

On-site wastewater systems in Marshall County are regulated under South Dakota's statewide requirements, which are minimum standards that local governments may make more stringent74. Contact DANR before installing a new on-site system unless it is a conventional system serving one individual residence5. Systems receiving human waste other than that conventional individual-residence arrangement require plans and specifications submitted to DANR, and works of sanitary significance require submission at least 30 days before planned construction5. South Dakota also requires septic installers to be certified14. Site feasibility deserves early attention: only 8.4% of Marshall County soils are rated without severe limitations for a conventional drain field, so make the soil evaluation a purchase contingency rather than assuming a standard field will work11. A general county septic-inspection requirement could not be confirmed; ask DANR and Planning & Zoning what review applies to the specific design146.

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

We could not confirm a Marshall County rule that generally allows or prohibits long-term RV occupancy, temporary camping on private land, or tiny-home occupancy. Marshall County does have zoning, so the absence of a specific answer is not permission to move in; ask Planning & Zoning about the parcel's zoning district, dwelling classification, setbacks, utility requirements and whether occupancy during construction is allowed26. South Dakota separately allows certain unconventional sanitation systems when water or electricity is unavailable, but chemical toilets, incinerator toilets and composting units are treated as experimental systems that need state approval before installation; that sanitation rule does not itself authorize residential RV or tiny-home use15. No county minimum dwelling floor area was confirmed, so ask the same office for a written answer before ordering a tiny home6.

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

  1. Ask Marshall County Planning & Zoning to confirm the parcel's district, setbacks and whether the proposed home and any temporary RV use are allowed26.
  2. Lay out the house and driveway, then prepare the permit application and site plan showing property lines, structures, dimensions and exact setbacks3.
  3. Apply at the Zoning Administrator's office before construction begins36.
  4. Coordinate the road approach with the County Highway Superintendent, township board or South Dakota Department of Transportation according to which road the driveway meets1216.
  5. Evaluate the septic site and contact DANR if the design is not a conventional system serving one individual residence511.
  6. Arrange state electrical and plumbing approvals: qualifying homeowner electrical work still needs a permit and final inspection, while plumbing outside cities with their own inspection systems requires a state inspection certificate917.

What should you check before buying land in Marshall County?

Start with zoning, access, septic feasibility and flood exposure. Marshall County Planning & Zoning can identify the zoning district and county permit path, while the road authority depends on whether access meets a county, township or state road212. Only 8.4% of county soils lack severe limits for a conventional drain field, despite 93.2% of the land having a slope of 15% or less, so gentle ground does not guarantee an easy septic site1118. A development permit is required in a floodplain where the applicable South Dakota community participates in the National Flood Insurance Program, but participation and administration differ between incorporated and unincorporated areas; ask Planning & Zoning about the parcel rather than assuming the county process196. For water, determine whether the proposed use needs a state water-right permit before drilling a well10. The county's effective property-tax rate is about 0.9%, with a median annual bill of about $1,3362021.

Watch-outs

  • Marshall County's permit triggers reach certain driveways as well as buildings, and the correct road-approach authority changes among county, township and state roads12.
  • Only 8.4% of Marshall County soils are rated without severe limitations for a conventional septic drain field, so confirm a workable design before closing on land11.
  • South Dakota's homeowner electrical exemption is only an exemption from electrical licensure; a homeowner permit and final inspection still apply, and it does not waive the Marshall County building permit91.
  • Long-term RV occupancy, temporary camping, tiny-home occupancy and a minimum dwelling size remain unconfirmed; request parcel-specific answers from Marshall County Planning & Zoning6.

Sources

  1. Marshall County Planning & Zoning (2026 county census)
  2. Marshall County Zoning Ordinance (2026 county census)
  3. Marshall County Zoning Ordinance, Effective June 30, 2026, quoted and re-checked
  4. On-Site Wastewater Systems in South Dakota (South Dakota statewide rule), quoted and re-checked
  5. One-Stop Permitting and Regulation Guide (2025 Edition), quoted and re-checked
  6. Marshall County Planning & Zoning/E911 Addressing/Drainage (marshall.sdcounties.org)
  7. SD DANR Septic Tank Systems (2026 county census)
  8. South Dakota Electrical Commission - Homeowner Wiring (2026 county census)
  9. South Dakota Electrical Commission - Homeowner Wiring (South Dakota statewide rule), quoted and re-checked
  10. South Dakota Water Rights — Drilling a Well (South Dakota statewide rule), quoted and re-checked
  11. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  12. Marshall County Zoning Ordinance, Effective June 30, 2026, quoted and re-checked
  13. Marshall County Zoning Ordinance, Effective June 30, 2026, quoted and re-checked
  14. South Dakota DANR On-Site Wastewater Systems Program (danr.sd.gov)
  15. Administrative Rule 74:53:01 — Individual and Small On-Site Wastewater Systems (South Dakota statewide rule), quoted and re-checked
  16. Instructions: Applying for permission for driveway or intersection on a South Dakota state highway (South Dakota statewide rule), quoted and re-checked
  17. South Dakota Plumbing Commission - Inspections (South Dakota statewide rule), quoted and re-checked
  18. Share of land at 15% slope or less: Bolthole Index county data
  19. National Flood Insurance Program (South Dakota statewide rule), quoted and re-checked
  20. Effective property tax rate: Bolthole Index county data
  21. Median property tax bill: Bolthole Index county data

Written September 27, 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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County locator

Marshall County in South Dakota

55
County map
Marshall County highlighted among the South Dakota counties · colored by Index score

How Marshall County scores

Seclusion85100% ev.
Self-Sufficiency26100% ev.
Admin Boringness49100% ev.
Durability43100% ev.
Property Autonomy67100% ev.
Carry Cost79100% 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 →

$242kTypical home
0.9%Property tax
$3,787Land / acre
24.2"Annual rain
3.1% of yrsSevere drought
5.3 / yr (+4.6)Mid-century 100°F days
19.6 daysMid-century dry spell
1.46" (+7.2%)Mid-century 1-day rain
1.64×Wildfire change factor
100%Forward climate coverage
$1,671Home insurance / yr
6.2% / yrInsurance growth
1.58%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
2,204People within 30 min
180,442People within 2 hr
3,434Radius comparison (15 mi)
5.2People / sq mi
25.4%Federal land
93.2%Land at 15% slope or less
8.4%Septic soil without severe limits
43,222 acWorkable land screen
3.6%Wooded land
65.5 tonsBiomass / forest ac
42.3°FAvg temp

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Answers from the rulebook for Marshall County

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

Marshall County rules

  • Subdividing landRegulated (with conditions)

    Additions, subdivisions, minor plats, and replats within Marshall County and the prescribed extraterritorial jurisdiction.

    • A plat may not be filed or recorded until reviewed by the Planning and Zoning Board and approved by the Marshall County Commissioners.
    • A preliminary discussion with the Planning and Zoning Administrator and a plat inspection fee are required by the cited procedures.
    “approved by the Marshall County Commissioners”
  • Driveway accessRequired

    Construction, movement, addition, or structural alteration of concrete, asphalt, paved, or graveled driveways abutting county roads or located in county rights-of-way.

    • The county building-permit rule applies to qualifying driveways.
    • The ordinance separately states that new approaches on county roads require County Highway Superintendent approval, township-road approaches are under township boards, and state-highway approaches are under South Dakota Department of Transportation jurisdiction.
    “concrete asphalt, paved or graveled driveway”
  • Permit processPublished (with conditions)

    Marshall County building-permit application process.

    • Applicants apply at the Zoning Administrator’s office.
    • Applications must identify the land and work, state the proposed use or occupancy, and include a site plan.
    • The site plan must show north, property lines, existing and proposed structures and driveways, dimensions, and exact setbacks; the Zoning Administrator may waive submission requirements in the stated exception.
    “apply at the office of the Zoning Administrator”
  • Building permitRequired

    County ordinance states no building, structure or driveway shall be erected, moved, added to, or structurally altered without a permit issued by the Zoning Administrator (permit required for improvements over $3,000 and sheds 80+ sq ft).

    Marshall County Planning & Zoning ↗Scouted from the county site, not yet independently re-checked

  • County-wide zoningPresent

    Marshall County has adopted permanent county zoning regulations (Zoning Ordinance No. 72) administered by its Zoning Administrator.

    Marshall County Zoning Ordinance ↗Scouted from the county site, not yet independently re-checked

South Dakota rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    An individual owner personally installing electrical wiring and fixtures in a residence or farmstead owned and resided in by that individual.

    • The exemption is from electrical licensure requirements, not from permitting or inspection.
    • An approved homeowner permit must be obtained before electrical work begins.
    • The exemption does not apply to commercial or rental property.
    • Mobile-home and modular-home installations are allowed only when the unit is on an owner-occupied lot at the time of installation; otherwise a licensed South Dakota electrical contractor is required.
    • A final inspection is required before occupancy.
    “an "owner's exemption" as an exemption from licensure requirements”
  • InspectionsRequired

    Plumbing installations in South Dakota outside cities that administer their own plumbing inspection requirements.

    • The exception is for cities with their own inspection requirements.
    • Inspection requests generally require at least 72 hours advance notice, excluding weekends and holidays.
    • Inspections occur after a plumbing installation certificate is secured.

    installation certificate fee: 20 USD · single-family inspection fee: 110 USD · small-structure inspection fee: 100 USD (Five or fewer fixtures.) · large-structure inspection fee: 275 USD (Six or more fixtures.)

    “You must have a plumbing inspection certificate for all plumbing installations.”
    One more reviewed finding on this topic
  • Who permits septicState

    Individual and small on-site wastewater systems statewide in South Dakota.

    • The South Dakota Department of Agriculture and Natural Resources secretary or authorized representative administers the state on-site wastewater requirements.
    • The state rules are minimum requirements; local governments may impose more stringent requirements, according to the DANR permitting guide.
    “The authority for regulating on-site wastewater systems is found in SDCL Chapter 34A-2.”
  • Septic permitLimited

    New or modified on-site wastewater systems serving Marshall County.

    • DANR contact is required before installation of any new on-site system except a conventional on-site system serving an individual residence.
    • Plans and specifications must be submitted to DANR for installations receiving human excreta other than a conventional individual onsite system.
    • Works of sanitary significance require submission at least 30 days before planned construction.

    advance-submission period for works of sanitary significance: >= 30 days

    “except those conventional on-site systems serving an individual residence”
  • Off-grid sanitationAllowed (with conditions)

    Unconventional off-grid sanitation systems where a water or electrical system is unavailable statewide.

    • Vault privies, chemical toilets, incinerator toilets, or composting units must be used when a water or electrical system is unavailable.
    • Except for vault privies, all unconventional systems are experimental systems and require plans and specifications submitted to the secretary for approval before installation.
    “all unconventional systems are considered experimental systems”
  • Well permitLimited

    Water-well drilling and proposed water uses statewide in South Dakota.

    • A water-right permit is required only for proposed water uses that fall within the permitting requirements; the official page directs applicants to the Using Water in SD page to determine whether a permit is needed.
    • When a water-right permit is required, state law requires approval before well drilling.
    • The chief engineer may permit construction of a test well before obtaining the water-right permit; the test well may serve as the production well if the application is approved.
    • A water-right permit, when required and approved, provides five years to construct the water-use system and an additional four years to place all water to beneficial use.
    • A well driller's license is required before drilling any well or contracting to drill a well.

    construction period after water-right permit approval: 5 years · period to place water to beneficial use: 4 years

    “If a water right permit is needed, state law requires the permit to be approved prior to doing any well drilling.”
  • Agricultural exemptionAvailable (with conditions)

    Farmsteads and accessory structures or buildings thereto under South Dakota's default construction-design standard when the local unit of government has not adopted an ordinance prescribing standards under SDCL 11-10-5.

    • The default standard applies to building work commenced after July 1, 2026.
    • The local unit of government may adopt an ordinance allowing local administration and enforcement of the design standard.
    • The exclusion is from SDCL 11-10-6's default 2024 International Building Code design standard; it does not establish that all local zoning, building, occupancy, or other requirements are waived.
    • The statute defines farmstead as a farm or ranch, including any structure or building located on the land.
    • Residential structures and mobile or manufactured homes are also excluded from this specific default-standard provision.

    construction commencement date: > 2026-07-01 (The provision applies to buildings commenced after July 1, 2026.) · building standard: 2024 International Building Code (The default standard does not apply to a farmstead or accessory structure or building thereto.)

    “farmstead and any accessory structure or building thereto.”
  • Building in a floodplainRequired

    Development in floodplains within South Dakota communities participating in the National Flood Insurance Program, including incorporated and unincorporated areas administered separately by local governments.

    • Participating communities must adopt and enforce a flood-damage-prevention ordinance.
    • Permits are required for all types of development in the floodplain.
    • New or substantially improved homes and manufactured homes must be elevated above the Base Flood Elevation.
    • Non-residential buildings must be elevated or flood-proofed.
    • Elevation Certificates are required to document compliance.
    • NFIP participation and eligibility are established separately for incorporated and unincorporated areas; the source does not establish a single uniform permit process for every South Dakota location.
    “Require permits for all types of development in the floodplain.”
  • Permit feesPublished (with conditions)

    South Dakota state electrical wiring permits, including residential and farmstead wiring subject to state administration.

    • A wiring permit is required for electrical service entrances over 60 amperes, owner-exemption wiring, and other installations with an estimated inspection fee of at least $30.
    • Local inspection systems may have their own procedures, inspection fees, and regulations.
    • Inspection fees are separate from the $20 wiring-permit fee.

    wiring permit fee: 20 USD · permit validity: 3 years (A new permit is required if the installation extends beyond three years.) · late permit administrative fee: 250 USD (Applies when the permit is not dated at job start or is not renewed before expiration.)

    “A wiring permit may be obtained for twenty dollars from the commission office. A wiring permit is valid for three years from the date the permit is issued.”
  • county zoning authorityGeneral

    South Dakota county boards' authority to adopt zoning ordinances, including for unincorporated county land.

    • The authority is granted for promoting the health, safety, or general welfare of the county.
    • The statute authorizes regulation of building and land-use characteristics including height, number of stories, building and structure size, lot coverage, yards, courts, open spaces, population density, and locations and uses of buildings, structures, and land.
    • The authorized purposes expressly include trade, industry, residence, flood plain, and other purposes.
    • This claim identifies statewide enabling authority; whether a particular county has adopted an ordinance is a separate local question.
    “For the purpose of promoting health, safety, or the general welfare of the county the board may adopt a zoning ordinance to regulate and restrict the height, number of stories, and size of buildings and other structures, the percentage of lot that may be occupied, the size of the yards, courts, and other open spaces, the density of population, and the location and use of buildings, structures, and land for trade, industry, residence, flood plain, or other purposes.”

Still unanswered

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

  • Building code adopted — General county building-code adoption.
  • Certificate of occupancy — Certificates of occupancy for ordinary buildings.
  • Minimum dwelling size — Minimum floor area for dwellings.
  • Building height — Ordinary building-height limits in Marshall County zoning districts.
  • Living in an RV — Long-term or residential RV occupancy on private land.
6 more unanswered
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Septic inspection
  • Mandatory utility hookup
  • Short-term rentals

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 Marshall County, South Dakota

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

Marshall County scores 55/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 2,204 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: thin water margin (24.2″/yr rainfall).

Do you need a building permit in Marshall County, South Dakota?

Marshall County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by South Dakota Department of Agriculture and Natural Resources (DANR). 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 Marshall County, South Dakota?

Land in Marshall County runs about $3,787 per acre, based on the latest county data.

What is the water situation in Marshall County?

Marshall County gets about 24.2" of rain a year, with severe drought in roughly 3.1% of years.

How remote is Marshall County?

A representative private-land location has about 2,204 people within a 30-minute drive and 180,442 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.

Off-grid gear

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

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How Marshall compares in South Dakota

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