Frisco allows a second dwelling on a single-family lot in one shape: the Garage Apartment, "a dwelling unit attached to a garage (either above or on the same level as the garage), when the main structure is detached and owner-occupied" (Frisco Zoning Ordinance §7.01.01). The Use Chart at §3.02 lists it as a permitted use in the AG, RE, SF-16, SF-12.5, SF-10, SF-8.5, SF-7 and OTR districts; in a Planned Development district the PD ordinance governs. Building one takes a building permit and nothing more — no rezoning, hearing or special exception (§4.06.03(B)) — and the FY26 fee ordinance prices the permit at $150 for the first 300 sq ft plus $0.50 per added sq ft, plus a $300 application fee. Two conditions bind: you must live in the main house to rent it (§4.06.03(C)(2)), and the apartment takes the primary structure's setbacks, so on a standard SF-7 lot it sits 30 feet off the rear line, not 3 (Figure 4.06.04.1). The code sets no square-footage cap; the district's lot-coverage limit (45% in SF-7) is the size constraint.
Zoning & Size Requirements [1][2][3][4][5][6][7]
Yes — Frisco allows ADUs. There is no square-footage cap — size is governed by height, setbacks and lot coverage — under current Texas and Frisco zoning rules.
See what this means for your lot — ask Frisco ADU builders for a quote →
| Allowed Zones | Permitted by right ("P") in AG, RE, SF-16, SF-12.5, SF-10, SF-8.5, SF-7 and OTR under the Use Chart, Frisco Zoning Ordinance §3.02 (Residential Uses: Garage Apartment; Guest House); not listed in PH, 2F, TH, MF-15, MF-19 or MH. In PD – Planned Development districts, which cover much of Frisco, the chart defers to the PD ordinance — ask Development Services (972-292-5301) for your PD's use list. §4.06.03 allows the unit "as an incidental use on the same lot or tract as the main dwelling unit" |
| Max Size (Detached) | No floor-area cap: §4.06.03 sets location, permit, rental and setback standards for a Garage Apartment or Guest House but no maximum size. What binds is the district's maximum lot coverage for all buildings: 45% in SF-7, SF-8.5 and SF-10, 40% in SF-12.5, 30% in SF-16, 20% in RE and 55% in OTR (§2.06.04). A detached unit is a Guest House, defined in §7.01.01 only as "an accessory building used to house guests of the owner(s)" — confirm with Development Services before adding a kitchen |
| Max Size (Attached) | No size cap stated. A Garage Apartment must be attached to a garage, above it or on the same level (§4.06.03(A)(1)); the garage may connect to the main house through an open breezeway (§7.01.01). Lot coverage (§2.06.04) and the primary-structure setbacks (Figure 4.06.04.1) are the real limits |
| Max Size (JADU) | Not a category in Texas — Frisco's ordinance has no junior ADU designation. The code does define Servant's Quarters (§7.01.01), an accessory dwelling limited to immediate family or full-time domestic staff, but only Garage Apartment and Guest House appear in the Use Chart |
| Max Height | No height limit specific to a Garage Apartment or Guest House. The residential district maximum applies — 40 feet / 2.5 stories in AG, RE, all five SF districts, OTR, PH and 2F (§2.06.04). The 8-foot figure in Figure 4.06.04.1 is the condition for a 3-foot rear setback on alley-backing lots (with a solid fence or wall of the same height on the rear lot line), not a general accessory-structure height cap |
| Max Units | The ordinance states no numeric cap. §4.06.03 allows "a Garage Apartment or Guest House" as an incidental use on the lot, and §4.07.01(B)(1) permits only one main building for single-family and two-family use per lot "with permitted accessory buildings." Read it as one accessory dwelling and confirm with Development Services (972-292-5301) |
Setback Requirements [1][2][3][4][5][6][7]
Frisco requires a rear setback of about 30 ft for a detached ADU, and parking requirements vary by unit size or location. Owner-occupancy is required.
| Rear Setback | Same as the primary structure. Figure 4.06.04.1 gives the row "Guest House or Garage Apartment" setback note D, "Same as Primary Structure Setback", for front, side and rear, so it does not get the 3-foot (note A) or 10-foot (note B) rear setback ordinary accessory buildings use (§4.06.03(D), §4.06.04(G)). That is 30 feet in AG, RE, SF-16, SF-12.5, SF-10, SF-8.5, SF-7 and 2F, and 8 feet (20 feet for a garage facing an alley) in OTR (§2.06.04) |
| Side Setback | Same as the primary structure, with 15 feet required where the structure is adjacent to a side street (Figure 4.06.04.1, notes C and D). By district the primary side yard is 7 feet in SF-7 and SF-8.5, 10 feet in SF-10, 15 feet in SF-12.5, SF-16 and RE, 20 feet in AG and 6 feet in OTR, with larger corner-lot side yards in each (§2.06.04). No accessory structure may sit in the side yard setback between the front and rear yard setback lines (Figure 4.06.04.1, requirement 2) |
| Front Setback | Same as the primary structure (Figure 4.06.04.1, note D) — 25 feet in SF-7, SF-8.5 and 2F, 30 feet in SF-10 and SF-12.5, 40 feet in SF-16, RE and AG, and 20 feet plus a 5-foot utility easement in OTR (§2.06.04). Separately, no accessory structure may project into the front yard beyond the face of the primary structure, porch excluded (Figure 4.06.04.1, requirement 3) |
| Parking Required | No separate spaces for the apartment. The Use Chart's parking column sends Garage Apartment and Guest House to schedule item (19), "Dwellings, single-family and two-family", which applies §4.04.02(E): two enclosed garage spaces plus two paved spaces behind the front property line, in RE, SF-16, SF-12.5, SF-10, SF-8.5, SF-7, OTR, PH, 2F and TH. Converting the garage itself into living space removes those required enclosed spaces, so the apartment goes above or beside the garage, not in it |
| Owner Occupancy | Required in order to rent. "A Garage Apartment or Guest House may be rented or offered for rent provided that the main dwelling unit is owner-occupied" (§4.06.03(C)(2)). The unit may not be sold separately from the entire property including the main dwelling (§4.06.03(C)(1)), and owner-occupancy is written into the definition of Garage Apartment itself (§7.01.01). No affidavit or deed restriction is required by the text |
| Min Lot Size | No ADU-specific minimum lot size — the underlying district's minimum lot area applies: 7,000 sq ft in SF-7, 8,500 in SF-8.5, 10,000 in SF-10, 12,500 in SF-12.5, 16,000 in SF-16, 4,500 in OTR north of Main Street (2,250 south of Elm Street), 1 acre in RE and 2 acres in AG (§2.06.04) |
Permit Process & Fees [8][9][10][11]
An ADU permit in Frisco goes through a ministerial, by-right review. Review time: not published. Frisco's Residential Permits page lists the steps (electronic application, fees assigned by email, pre-screen, Department Review, permit download) but no review-time target — confirm current turnaround with Plans & Permits (972-292-5301). Permit fees: Building permit $150 for the first 300 sq ft plus $0.50 per added sq ft ($400 for 800 sq ft), plus a $300 application fee and $50-per-trade electrical, mechanical and plumbing permits, per the FY26 Comprehensive Fee Ordinance 2025-09-48 (effective Oct 1, 2025); FY27 figures apply from Oct 1, 2026.
| Approval Process | By-right building permit — "A Garage Apartment or Guest House may be constructed only with the issuance of a Building Permit" (§4.06.03(B)); no rezoning, specific use permit, variance or hearing. Apply through Frisco's electronic permit portal (Plans & Permits, 972-292-5301): create an account, file the residential application, pay the fees assigned by email, pass pre-screen, then Department Review; the permit downloads on approval |
| Review Timeline | Not published. Frisco's Residential Permits page lists the steps (electronic application, fees assigned by email, pre-screen, Department Review, permit download) but no review-time target — confirm current turnaround with Plans & Permits (972-292-5301). |
| Permit Fees | Building permit $150 for the first 300 sq ft plus $0.50 per added sq ft ($400 for 800 sq ft), plus a $300 application fee and $50-per-trade electrical, mechanical and plumbing permits, per the FY26 Comprehensive Fee Ordinance 2025-09-48 (effective Oct 1, 2025); FY27 figures apply from Oct 1, 2026. |
| Impact Fees | Frisco's impact fees are assessed per water meter and per new dwelling unit under Ordinance 19-04-29: water $2,120 and wastewater $2,344 for a 1-inch single-family meter (Exhibits B and C), and a roadway fee of $1,935-$4,257 per single-family dwelling unit depending on service area. Whether a garage apartment served by the existing meter is assessed is not stated in the schedule — confirm with Development Services (972-292-5301) before pricing the project |
| Plan Check | Standard residential plan review through the electronic permit portal; plan revisions are billed at $50 per hour (Ordinance 2025-09-48). Budget for the facade rule: the exterior of an accessory structure must use the same exterior material as the main building and meet or exceed §4.07.09 Exterior Construction of Main Buildings (100% masonry), with fiber cement siding allowed only on a structure of 200 sq ft or less in a single-family or two-family district, or where the main house is itself all wood or vinyl siding (§4.06.05) |
| Pre-Approved Plans | None. No city pre-approved garage apartment or ADU plan library appears on Frisco's Residential Permits page or in the fee ordinance — confirm with Development Services (972-292-5301) |
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Construction Costs [12][13]
Building an ADU in Frisco typically costs $140,000-$350,000 ($250-$400 per sq ft); a garage conversion runs $30,000-$100,000.
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| Average Build Cost | $140,000-$350,000 |
| Cost per Sq Ft | $250-$400 |
| Garage Conversion | $30,000-$100,000 |
| Prefab ADU (Installed) | $150,000-$300,000 |
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Rental Income Potential [14][15][16][17]
A 2-bedroom ADU in Frisco rents for around $2,000-$2,600/mo, an estimated 5-12% gross rent yield.
| Avg Rent (1 Bedroom) | $1,500-$2,100/mo |
| Avg Rent (2 Bedroom) | $2,000-$2,600/mo |
| Short-Term Rental | Allowed with a city short-term rental permit. |
| Est. Annual ROI | 5-12% gross rent yield |
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Recent Law Changes
What's Changed Recently
- Texas still has no statewide ADU law: SB 673 (89th Legislature, 2025), which would have preempted local ADU restrictions, died on the House calendar, and the 2025 housing bills that did pass (SB 840, SB 15, HB 24) carry no accessory-dwelling text. The 90th Legislature convenes January 2027
- Ordinance 2025-08-41 (adopted August 19, 2025) is Frisco's conformity amendment to the 2025 state laws — new §4.07.19 (uses subject to Local Government Code Ch. 218, SB 840) and §4.07.20 (Ch. 211 Subch. D small-lot standards, SB 15). It does not touch §4.06 or the Garage Apartment rules
- The online code (eCode360, as captured July 8, 2026) is current through Ordinance 2026-05-40 (May 19, 2026); the definitions section §7.01.01 was last amended by Ordinance 2026-02-20 (February 3, 2026) and the Garage Apartment and Guest House definitions read as quoted here. No amendment to §4.06 since Ordinance 2021-07-47 (July 6, 2021) was found
- The FY26 Comprehensive Fee Ordinance 2025-09-48 (adopted September 16, 2025, effective October 1, 2025) set the residential permit table used here and reauthorized building permit fees under Texas Local Government Code §214.908; Frisco adopts a new fee ordinance each September, so the FY27 figures apply from October 1, 2026
- §4.06.03 (Garage Apartment or Guest House) carries the adoption history Ordinance 19-10-83 (October 1, 2019) and Ordinance 2021-07-47 (July 6, 2021), which also produced Figure 4.06.04.1, the setback figure that governs a garage apartment
Tips for Building an ADU in Frisco
- Frisco's ADU is a garage apartment, not a backyard cottage: §4.06.03(A)(1) requires it to be attached to a garage, above it or on the same level. A freestanding unit is a Guest House, which §7.01.01 defines only as a building to house the owner's guests — get Development Services to confirm in writing before you design a detached unit with a full kitchen
- Check the zoning first. Only AG, RE, the five SF districts and OTR list Garage Apartment as a permitted use in the §3.02 Use Chart; Frisco's many Planned Development districts follow their own ordinance, so pull your PD number and use list from Development Services (972-292-5301) before you pay for drawings
- The setback figure is what costs you the yard: a Garage Apartment takes the primary structure's setbacks (Figure 4.06.04.1, note D), so on a standard SF-7 lot you are 30 feet off the rear line and 25 feet off the front, not the 3 feet an ordinary alley-backing shed can use
- Do not convert the garage itself: §4.04.02(E) requires two enclosed garage spaces on the lot, so the apartment has to sit above or beside the garage. That is why Frisco garage-apartment builds are mostly second-story additions over a new or rebuilt garage
- If you plan to rent it, you have to live in the main house — §4.06.03(C)(2) makes owner-occupancy the condition on renting, and the definition of Garage Apartment repeats it. Short-term letting needs the $300-a-year STR permit on top
- Budget for masonry. §4.06.05 requires the accessory structure's exterior to match the main building's material and meet the 100% masonry standard of §4.07.09; the fiber cement exception only reaches structures of 200 sq ft or less, or lots where the house itself is wood or vinyl siding
- Check for easements before anything else: §4.06.04(B) prohibits an accessory structure in any easement, and Frisco's newer subdivisions carry wide rear utility easements
- Cost basis: DFW industry guides dated April-June 2026 put ground-up garage apartments and casitas at $250-$400 per finished sq ft ($150,000-$400,000+ for 600-1,000 sq ft) and installed modular units at $200,000-$400,000; Frisco's masonry rule keeps builds toward the upper half. Rents are HUD FY2027 Small Area FMRs for ZIPs 75033-75036 (1BR $1,980-$2,210, 2BR $2,330-$2,600) bracketed by Zumper's September 2026 Frisco medians (1BR $1,480, 2BR $2,057)
- Cost basis (2026-09-20 re-verification): short term allowed: Allowed with a city short-term rental permit. Frisco's STR page states that STRs "include single-family homes, garage apartments, duplexes, triplexes, fourplexes, and multifamily units" and that renting for less than 30 days requires an STR permit, registered online through the city's vendor with a $300 application fee and $300 annual renewal (Comprehensive Fee Ordinance 2025-09-48; Code of Ordinances Ch. 18 Art. VIII). Hotel occupancy tax is remitted monthly. The owner-occupancy condition in Zoning Ordinance §4.06.03(C)(2) still applies
ADU Builders in Frisco
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Sources & References
All data on this page is sourced from official government records and verified market data. View our full methodology.
- City of Frisco Zoning Ordinance (Ordinance 11-04-09 as amended; PDF with Summary of Amendments, last amended March 2024) — §3.02 Use Chart, §4.06 Accessory Structure Standards incl. Figure 4.06.04.1, §4.06.05 Municipal Code — Accessed 2026-09-20
- Frisco Zoning Ordinance §4.06 — Accessory Structure Standards (Ordinance 19-10-83; Ordinance 2021-07-47) Municipal Code — Accessed 2026-09-01
- Frisco Zoning Ordinance §7.01.01 — Terms and Words Defined (Garage Apartment; Guest House; Servant's Quarters) — current through Ord. 2026-05-40 Municipal Code — Accessed 2026-09-20
- Frisco Zoning Ordinance §2.06.04 — Residential Districts Development Standards Chart Municipal Code — Accessed 2026-09-20
- Frisco Zoning Ordinance §4.04 — Off-Street Parking and Loading Requirements (§4.04.02(E), §4.04.08(19)) Municipal Code — Accessed 2026-09-20
- Frisco Zoning Ordinance §4.07 — Supplementary Regulations (§4.07.01(B)(1), §4.07.09, §4.07.19-.20) Municipal Code — Accessed 2026-09-20
- City of Frisco Ordinance 2025-08-41 (August 19, 2025) — Zoning Ordinance amendments conforming to 2025 state law (LGC Ch. 218 and Ch. 211 Subch. D) Municipal Code — Accessed 2026-09-20
- City of Frisco Ordinance 2025-09-48 — FY26 Comprehensive Fee Ordinance (adopted September 16, 2025; effective October 1, 2025), Section 8 residential building permit fees Planning Department — Accessed 2026-09-20
- Apply for Residential Permits — City of Frisco Development Services (Plans & Permits, 972-292-5301) Planning Department — Accessed 2026-09-20
- City of Frisco — Water and Wastewater Impact Fee Schedule (Ordinance 19-04-29, Exhibits B and C) Planning Department — Accessed 2026-09-20
- City of Frisco — Roadway Impact Fee Table (Ordinance 19-04-29) Planning Department — Accessed 2026-09-20
- UHS Remodeling — DFW casita / garage apartment cost guide (June 29, 2026) industry — Accessed 2026-09-20
- Dwelling Index — Modular and prefab ADU cost guide (May 27, 2026) industry — Accessed 2026-09-20
- HUD FY2027 Small Area Fair Market Rents — Dallas, TX HMFA, ZIP codes 75033, 75034, 75035, 75036 Government Data — Accessed 2026-09-20
- Zumper — Frisco, TX rent research (updated September 20, 2026) Market Data — Accessed 2026-09-20
- City of Frisco — Short-Term Rentals (Code Enforcement): permit requirement, $300 annual fee, garage apartments included Planning Department — Accessed 2026-09-20
- Frisco Code of Ordinances Ch. 18 Art. VIII — Requirements for Owners of Residential Properties Used as Short-Term Rentals (Ordinance 2021-08-52) Municipal Code — Accessed 2026-09-01
- Frisco Code of Ordinances Ch. 63 — Zoning Ordinance (table of contents; current through Ord. 2026-05-40) Municipal Code — Accessed 2026-09-20
- Texas Legislature Online — SB 673, 89th Legislature Regular Session (bill history) Government Data — Accessed 2026-09-20
- U.S. Census Bureau QuickFacts — Frisco city, Texas Government Data — Accessed 2026-09-01
Frequently Asked Questions
Can I build an ADU in Frisco?
Yes. ADUs are allowed in Permitted by right ("P") in AG, RE, SF-16, SF-12.5, SF-10, SF-8.5, SF-7 and OTR under the Use Chart, Frisco Zoning Ordinance §3.02 (Residential Uses: Garage Apartment; Guest House); not listed in PH, 2F, TH, MF-15, MF-19 or MH. In PD – Planned Development districts, which cover much of Frisco, the chart defers to the PD ordinance — ask Development Services (972-292-5301) for your PD's use list. §4.06.03 allows the unit "as an incidental use on the same lot or tract as the main dwelling unit" in Frisco. The maximum size for a detached ADU is No floor-area cap: §4.06.03 sets location, permit, rental and setback standards for a Garage Apartment or Guest House but no maximum size. What binds is the district's maximum lot coverage for all buildings: 45% in SF-7, SF-8.5 and SF-10, 40% in SF-12.5, 30% in SF-16, 20% in RE and 55% in OTR (§2.06.04). A detached unit is a Guest House, defined in §7.01.01 only as "an accessory building used to house guests of the owner(s)" — confirm with Development Services before adding a kitchen. Owner-occupancy is required: Required in order to rent. "A Garage Apartment or Guest House may be rented or offered for rent provided that the main dwelling unit is owner-occupied" (§4.06.03(C)(2)). The unit may not be sold separately from the entire property including the main dwelling (§4.06.03(C)(1)), and owner-occupancy is written into the definition of Garage Apartment itself (§7.01.01). No affidavit or deed restriction is required by the text.
How much does an ADU cost in Frisco?
ADU construction in Frisco typically costs $140,000-$350,000. Garage conversions run $30,000-$100,000, and prefab ADUs cost $150,000-$300,000.
How much can I rent an ADU for in Frisco?
Average ADU rents in Frisco are $1,500-$2,100/mo for a 1-bedroom and $2,000-$2,600/mo for a 2-bedroom unit.
Do I need parking for an ADU in Frisco?
No separate spaces for the apartment. The Use Chart's parking column sends Garage Apartment and Guest House to schedule item (19), "Dwellings, single-family and two-family", which applies §4.04.02(E): two enclosed garage spaces plus two paved spaces behind the front property line, in RE, SF-16, SF-12.5, SF-10, SF-8.5, SF-7, OTR, PH, 2F and TH. Converting the garage itself into living space removes those required enclosed spaces, so the apartment goes above or beside the garage, not in it. Check with Frisco planning department for the latest Texas ADU parking rules, as many states have relaxed requirements in recent years.
How long does it take to get an ADU permit in Frisco?
Frisco does not publish a standard ADU review timeline. Frisco's Residential Permits page lists the steps (electronic application, fees assigned by email, pre-screen, Department Review, permit download) but no review-time target — confirm current turnaround with Plans & Permits (972-292-5301). Permit fees: Building permit $150 for the first 300 sq ft plus $0.50 per added sq ft ($400 for 800 sq ft), plus a $300 application fee and $50-per-trade electrical, mechanical and plumbing permits, per the FY26 Comprehensive Fee Ordinance 2025-09-48 (effective Oct 1, 2025); FY27 figures apply from Oct 1, 2026.
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