Blog · October 14, 2026 · Mississippi
Reading the New Albany Zoning Map before you build or buy
A parcel's zoning district shapes building, splitting and business use near Blue Springs.
Main page: Union County, MS GIS & Parcel Viewer (official map link, county facts and neighboring maps).
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If you have a specific use in mind for land near Blue Springs, pull up the New Albany zoning map early: a district label can make or break the plan. Covered here for New Albany: who controls zoning for a given parcel, matching a lot to its zoning district, and when a variance or rezoning comes up.
The New Albany zoning map: start here
Within municipal limits, zoning usually comes from the municipality, so property inside New Albany answers to that map. Outside those limits, near Sherman or Blue Springs, county rules apply where they exist; confirm with the county office. A fast way to settle it: look for a city limits layer in the Union County ArcGIS parcel map.
Pulling up a parcel
Go first to the Union County ArcGIS parcel map; it includes each assessed parcel around Myrtle and Sherman. If you only know roughly where the land is, follow US Route 78 on the aerial and click the parcel itself. If the land is near Myrtle, write down the parcel ID while you have it open; every records desk in the county asks for it first.
Getting your bearings
New Albany is the county seat, home to the main records offices. Other places on the map include Myrtle, Blue Springs, and Sherman. About 28,284 people call Union County home (Census Bureau estimate, 2023) on about 416 square miles. Union County was formed in 1870, so old deeds can run back a long way. Places such as Holly Springs National Forest are easy to spot when you zoom out from Myrtle.
Deeds, plats and who keeps them
The map is an index, not the title: recorded deeds, plats and easements covering ground around Blue Springs sit with the Chancery Clerk. If the land is near Blue Springs, have ready the book and page listed on the parcel record to skip a name search.
Calling planning staff
When you call about land near Myrtle, give the parcel number and your intended use; ask what's allowed by right and what needs a permit. Ask whether a parcel near Myrtle meets current minimum size, because nonconforming lots can carry limits.
City limits and county records
New Albany is part of Union County, Mississippi, so its parcels are on the county's map. New Albany is also the county seat, so deeds and plats are filed in town. For a home near Blue Springs, city or town hall handles things like zoning, permits and utilities within town limits, but the county runs assessment and recording. Land beyond the town limits near Blue Springs usually falls under county rules instead.
Neighboring parcel maps
Union County borders Benton County, Lafayette County, Lee County, Marshall County, and Pontotoc County, all with their own assessor records. Acreage along the edge near Myrtle may be split in two county records, so look at the neighboring map as well. For a parcel near Sherman, our state page lists every bordering county map across Mississippi.
Reading the district label
Start by finding the parcel on the Union County ArcGIS parcel map, copy its parcel ID, and use it when you ask the planning office near Sherman. If the land is near Sherman, district codes like R-1, C-2 or A-1 point to a table of rules in the ordinance; the letters vary from place to place.
A word on accuracy
Listed acreage is an estimate; just a licensed surveyor can set the real corners on land around Sherman. For land near Sherman, owner names and values update on a schedule, so a deed recorded last month might lag behind.
Setbacks, lot size and uses
For any structure near Blue Springs, check minimum lot size, setbacks from each line, height limits and lot coverage. For a parcel near Sherman, overlays, whether historic, floodplain or corridor, can add rules on top of the base district.
Zoning is only step one
Once zoning clears a project near Sherman, you still need building permits and inspections; septic or sewer and driveway access are often reviewed too.
On site with the map
Most viewers work in a phone browser, useful out on a road near Myrtle, though signal can drop in rural spots. A screenshot of the parcel near Myrtle with its ID helps when you meet an owner or agent.
When a plan doesn't fit
For acreage around Myrtle, expect an application, a fee, notice to neighbors and a public hearing.
New Albany: common questions
How do variances work near Blue Springs?
Short answer: variances near Myrtle are usually decided by a board after a hearing; ask staff about the standards.
Where is the New Albany zoning map?
Usually, find the parcel near Blue Springs on the county ArcGIS parcel map, confirm whether it's inside New Albany limits, then ask that planning office for the district; staff can confirm by phone or email.
What are setbacks around Blue Springs?
For most people, setbacks near Blue Springs depend on the zoning district.
Does the county parcel map show zoning near Myrtle?
A zoning layer may be in the Union County ArcGIS parcel map layer list; confirm any layer with planning staff in New Albany.
Does the parcel map work on a phone for land near Blue Springs?
The map near Blue Springs usually works on a phone; load it before you lose coverage near Sherman.
Open the official Union County, MS parcel map See it in the Platbookmapper directory
Not a survey. County GIS and tax parcel maps are assessment and planning layers. They are not a substitute for a recorded plat, deed, or licensed survey, especially for fences, setbacks, or boundary disputes.