In rural Gage County, permits for houses, garages, sheds, farm buildings and other structures are zoning permits issued by Gage County Planning & Zoning, 612 Grant Street in Beatrice (402-223-1305). The fee is a $50 application fee plus a development fee of $3 per $1,000 of valuation for non-farm structures, with a $300 minimum development fee for a new house. Beatrice permits its own area out to 2 miles and Wymore out to 1 mile.
What needs a permit in rural Gage County?
The county zoning regulations say no building or other structure may be built, moved, added to or structurally altered without a zoning permit from the Zoning Administrator. The county’s application lists the common projects:
Non-farm
- New houses and additions
- Garages and storage sheds
- Swimming pools
- Other non-farm buildings, described on the form
Farm
- Livestock barns
- Shops and machine sheds
- Grain bins
- Other agricultural buildings
The $3 per $1,000 development fee applies only to non-farm structures. Splitting off a parcel of 10 acres or less needs subdivision approval, and special uses such as large livestock operations go to the Planning Commission and then the County Board. A Certificate of Zoning Compliance is required before a new or changed building or use is occupied.
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Get a free quote →Who issues permits in Gage County?
Planning & Zoning shares an office with Gage County Emergency Management; Lisa Wiegand heads the office. The Zoning Administrator issues zoning permits and certificates and may inspect buildings and land uses to check that they comply with the zoning regulations. The county’s permit is issued under those regulations, which govern use, density, lot size and setbacks; the county has no electrical inspection program, so the State Electrical Division (Lincoln office 402-471-3550) handles electrical permits and inspections outside city programs.
| Detail | Information |
|---|---|
| Office | 612 Grant Street, PO Box 661, Beatrice, NE 68310 |
| Phone | 402-223-1305 |
| Hours | 8:00 a.m. to 5:00 p.m., Monday to Friday, open over lunch |
| County roads | Gage County Roads and Bridges, 823 S. 8th Street, Beatrice; 402-223-1395 |
Who issues permits in each town:
- Beatrice: the City’s Community Development Department (205 N. 4th Street, 402-228-5250) applies its building codes and zoning inside the city and within 2 miles of the city limits.
- Wymore: building permits come from the city office at 115 West E Street (402-645-3377); its 2023 fee list charges $2 per 200 sq ft with a $5 minimum, and city zoning reaches up to 1 mile beyond the limits.
- Cortland: the village code adopts building codes and its own zoning regulations with village fees.
- Blue Springs: building permit applications are made under the City’s zoning regulations and need a plot plan. For a new home or accessory building in a residential, commercial or industrial district, a licensed surveyor must set the lot corners before the permit is approved, and violations carry a $500 fine. City zoning reaches 1 mile beyond the limits. City Hall: 104 E. Broad Street, 402-645-3539.
- Adams: the published sources do not say who issues building permits; call the village clerk at 402-988-2269.
- Barneston, Clatonia, Filley, Liberty, Odell, Pickrell and Virginia: the published sources do not say who issues building permits; ask the village clerk.
Not sure this scope needs a permit?
Get a free quote →Gage County permit fees
| Item | Fee |
|---|---|
| Application fee (all building permits) | $50 |
| Development fee, non-farm structures | $3 per $1,000 of valuation |
| Minimum development fee, new house | $300 |
| Valuation used on the form | $100 per sq ft of the building |
The $100 per sq ft figure sets the valuation, not the fee. For a new 2,000 sq ft house the form gives a valuation of $200,000, a development fee of $600 and a total of $650 with the application fee. The zoning regulations leave the fee schedule to the County Board, and every fee must be paid before an application is acted on.
What to submit
- The Zoning and/or Subdivision Permit Application, with the township, section, range, quarter and parcel number
- Floor plans or drawings, which the application says must be attached, and a plot plan drawn to scale showing the lot, existing and proposed buildings and their sizes and locations (the regulations ask for three copies)
- Setbacks from the center of the road and from the side and rear lines, building dimensions, height and square footage
- Names of the builder, plumber and electrician
- For a subdivision of 10 acres or less, a survey map
Rather talk it over?
Call 1-855-478-4290 →Rural address numbers are requested on the county’s separate 911 Rural Addressing Application.
How to get a Gage County permit
Use the county zoning map to check that the land is outside Beatrice’s 2-mile area, the 1-mile areas of Wymore and Blue Springs, and any village.
Planning & Zoning needs the legal description and address to tell you the district, setbacks and density limits.
Bring the application, plans and fees to 612 Grant Street.
The form says the Zoning Administrator contacts you within 14 days; the regulations allow up to 30 days to approve or disapprove.
A permit expires if work does not start within 90 days or is not substantially complete within 2 years.
Obtain it before the new building or use is occupied.
When the improvement costs $1,000 or more, the Zoning Administrator sends a copy of the permit to the County Assessor.
Local Gage County details
Agricultural districts: AG-1 allows 4 houses per legal quarter section, AG-2 allows 5, AG-3 allows 2, and AG-4 has no density limit. In AG-1 to AG-3 the front yard is 75 feet from the center of the road, with no side or rear limits unless the lot borders a residential district; AG-4 requires 75 feet in front, 15 feet at the rear and 10 feet at the sides. The minimum lot is 3 acres, or 1 acre where community water and sewer are available.
Rather not deal with the Gage County building department?
Get a free quote →Splitting land: parcels of 10 acres or less need subdivision approval, and the Zoning Administrator can approve splits of one to three parcels with a survey.
Special uses: applications must reach the office by the middle of the month before the hearing; the county advertises the hearing, notifies landowners within 1 mile and posts the property.
New livestock rules: the county’s Livestock Regulations took effect on September 16, 2026 and replace the livestock section of the zoning regulations. Separate wind energy and solar regulations (the solar rules passed on May 31, 2023) also apply.
Nebraska building code
Nebraska's state building code applies by default where a city, village or county has adopted none; local codes must conform generally, and the energy code is mandatory statewide. Nebraska rules
Want this handled start to finish?
Get a free quote →Official Gage County resources
- Gage County Planning and Zoning
- Gage County forms, permit fees and regulations
- Gage County Zoning and/or Subdivision Permit Application
- Gage County Zoning Regulations (January 2019)
- Gage County Livestock Regulations (effective September 16, 2026)
- Gage County zoning map
- City of Beatrice Community Development
- City of Wymore applications and permits
- State Electrical Division local inspection programs
Gage County permit FAQs
How much is a building permit in rural Gage County?
$50 plus a development fee of $3 per $1,000 of valuation for non-farm structures, valued at $100 per sq ft. A new 2,000 sq ft house pays $650, and no new house pays less than $350.
Do farm buildings need a permit in Gage County?
Yes. Barns, machine sheds, shops and grain bins are listed on the county application and need a permit; the development fee applies only to non-farm structures.
How long does a Gage County permit take?
The application form says the Zoning Administrator will contact you within 14 days, and the regulations allow up to 30 days for a decision.
Inspections are where schedules slip.
Get a free quote →Who issues permits near Beatrice?
The City of Beatrice, inside the city and within 2 miles of the city limits.
What is the minimum lot size for a house in rural Gage County?
3 acres in all agricultural districts, or 1 acre where community water and sewer are available.
Who inspects electrical work in rural Gage County?
Electrical permits and inspections in rural Gage County come from the State Electrical Division, because Gage County runs no electrical program of its own.
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More Nebraska permitting guides
This guide is provided by Alliance Permitting for general information about Gage County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.