Ulster County
Town of Esopus, NY: zoning for new construction
Residential lots in the Town of Esopus run from a 0.17-acre minimum in RG Residential Gateway up to 4.59 acres in RF-1 Rural Farmland, across 13 zoning districts in all. Short-term rentals allowed with local rules. Power here is Central Hudson territory. The district table below has the setbacks, height limits and coverage - confirm the specifics with the building department at (845) 338-6671 before you rely on a figure.
Looking specifically at an accessory dwelling unit? See ADU rules for Esopus →
Zoning districts
| District | Min lot | Setbacks F / S / R | Max height | ADU |
|---|---|---|---|---|
| RF-1 Rural Farmland | 4.59 ac | 75 / 50 / 100 ft | 35 ft | As of right |
| RF-2 Rural Farmland | 2.3 ac | 50 / 30 / 75 ft | 35 ft | As of right |
| R-40 Residential | 0.92 ac | 40 / 20 / 35 ft | 35 ft | As of right |
| R-12 Residential | 0.29 ac | 30 / 15 / 30 ft | 35 ft | As of right |
| RG Residential Gateway | 0.17 ac | 4 / 10 / 20 ft | 35 ft | As of right |
| BC Bluestone Commercial | 0.17 ac | 4 / 10 / 20 ft | 35 ft | As of right |
| NC Neighborhood Commercial | 0.46 ac | 20 / 20 / 30 ft | 35 ft | As of right |
| GC-1 General Commercial | 0.92 ac | 40 / 20 / 50 ft | 35 ft | As of right |
| GC-2 General Commercial | 0.92 ac | 40 / 20 / 50 ft | 35 ft | As of right |
| LI Light Industrial | 2 ac | 30 / 50 / 50 ft | 35 ft | No |
| HI Heavy Industrial | 10 ac | 100 / 100 / 100 ft | 50 ft | No |
| W Waterfront | — | 20 / 20 / 20 ft | 35 ft | No |
| WR Waterfront Residential | — | 20 / 20 / 20 ft | 15 ft | No |
RF-1 Rural Farmland, RF-2 Rural Farmland, R-40 Residential, LI Light Industrial, HI Heavy Industrial - The number of dwelling units a parcel may have, and the number of new lots a subdivision may create, are set by the density calculation in § 123-24B rather than by the lot size shown here.
- Further lot and yard rules are in § 123-24E through I.
R-12 Residential - The 12,500 sq ft minimum applies only where the lot is served by both central sewer and central water. With one of them the minimum is 25,000 sq ft at 17.5% coverage, on the same width, depth and yards.
- With neither service the minimum lot area is 40,000 sq ft, the depth 150 ft, the yards 40 ft front, 20 ft side and 35 ft rear, and coverage is capped at 15%.
- Base density and the maximum number of dwelling units on a parcel, or of new parcels a subdivision may create, are set under § 123-24B rather than by this schedule.
- Further lot and yard regulations are in § 123-24E through I.
RG Residential Gateway, BC Bluestone Commercial - The figures shown assume both central sewer and water. A parcel not served by both takes the R-12 District's minimum lot size and density, a 40,000 sq ft minimum lot area, though the yards and coverage shown still apply.
- The front yard is a range of 4 ft minimum to 10 ft maximum, and the figure shown is the minimum.
- The schedule states no minimum lot depth.
- Base density and the maximum number of dwelling units on a parcel, or of new parcels a subdivision may create, are set under § 123-24B rather than by this schedule.
- Further lot and yard regulations are in § 123-24E through I.
NC Neighborhood Commercial - A one- or two-family dwelling takes the R-12 District's lot area and dimensions rather than the nonresidential figures shown: 12,500 sq ft on central sewer and water, 40,000 sq ft with neither.
- For a dwelling the minimum lot depth is 100 ft on central sewer and water and 150 ft with neither.
- Base density and the maximum number of dwelling units on a parcel, or of new parcels a subdivision may create, are set under § 123-24B rather than by this schedule.
- Further lot and yard regulations are in § 123-24E through I.
GC-1 General Commercial, GC-2 General Commercial - A one- or two-family dwelling takes the R-12 District's lot area and dimensions rather than the nonresidential figures shown: 12,500 sq ft on central sewer and water, 40,000 sq ft with neither.
- For a dwelling the minimum width is 100 ft, and the minimum depth 100 ft on central sewer and water or 150 ft with neither.
- Base density and the maximum number of dwelling units on a parcel, or of new parcels a subdivision may create, are set under § 123-24B rather than by this schedule.
- Further lot and yard regulations are in § 123-24E through I.
W Waterfront - The code sets no minimum lot area, no minimum lot depth and no maximum building coverage for W.
- The number of dwelling units a parcel may have, and the number of new lots a subdivision may create, are set by the density calculation in § 123-24B rather than by the lot size shown here.
- Further lot and yard rules are in § 123-24E through I.
WR Waterfront Residential - The code sets no minimum lot area, no minimum lot depth and no maximum building coverage for WR.
- Maximum height is 15 ft, the lowest in the town.
- The number of dwelling units a parcel may have, and the number of new lots a subdivision may create, are set by the density calculation in § 123-24B rather than by the lot size shown here.
- Further lot and yard rules are in § 123-24E through I.
Short-term rentals
Short-term rentals allowed with local rules. Short-term rental is a defined and regulated use in Esopus. § 123-61 splits it into owner-occupied and non-owner-occupied short-term rental, and which form is allowed on a given parcel, and whether a permit is needed, are not confirmed.
Conditions the code attaches:
- The code defines short-term rental as letting a dwelling for less than 30 days, as an accessory use or a supplementary business.
- The split between the two forms normally carries different permissions by district, so confirm which applies at (845) 338-6671 before relying on it.
- New York State's 2025 short-term rental registry, Ch. 99 of the Laws of 2025, separately requires every host in the state to register the unit whatever the local law says.
Good to know
- UtilityCentral Hudson territory.
- Zoning codeTown of Esopus Code, Chapter 123 (Zoning), § 123-23, Schedule of District Area and Bulk Regulations
- Building dept(845) 338-6671
- Last reviewedApr 2026
Working out a budget? A standard-finish build here runs $206–$270/sq ft , and a conforming lot adds about $3,492 on top - see the full cost to build a house in Esopus, or what an ADU costs here.
Sizing up a specific parcel in Esopus?
Aldo pulls the exact zoning district, setbacks, and build feasibility for any parcel — before you buy. Enter your email to open Aldo and run your free report.
Other Ulster County towns
All Ulster County zoning: Kingston (City) · Denning · Gardiner · Hardenburgh · Hurley · Lloyd · Marbletown · Marlborough · New Paltz · Olive · Plattekill · Rochester · Rosendale · Saugerties · Shandaken · Shawangunk · Ulster · Wawarsing · Woodstock
Zoning figures for Town of Esopus are compiled from the municipal code (last reviewed Apr 2026) and provided for decision-support only - not legal, engineering, or architectural advice. Setback and dimensional standards often carry conditions and exceptions; verify with the building department at (845) 338-6671 before relying on any number. Source: the Offsite / Aldo zoning dataset.