How many tax lots are zoned R6B?

50,728 tax lots citywide carry R6B as their primary zoning designation, per NYC municipal records as of 2026-07-11.

How old are the buildings in this district?

Old and uniform: 84% of recorded buildings predate 1940, with a median construction year of 1910. Only 4% date from the 1945-1975 boom, while 8% have been built since 2000 — modern infill now outweighs the postwar era on these blocks.

What kind of housing does this designation cover?

Rowhouse-scale attached housing: walk-up apartment buildings (42% of recorded classes) and two-family homes (32%), at a median of 3 stories on 2,000-square-foot median lots. The records count 201,284 homes across roughly 51,000 lots, 94% of them residential.

Is there room to build on lots zoned this way?

Broadly but thinly: 73% of lots record floor area below their allowance, with a median gap of 0.5 FAR — on small, uniform parcels, and with 16% of lots additionally under historic-district review. The governing rules for any specific lot are on its own page.

Are these blocks exposed to flooding?

By the federal map, essentially not: 0% of the lots carrying this designation sit inside the mapped Special Flood Hazard Area. That is a statement about the regulatory map — always parcel-checkable on each lot's page — rather than a guarantee about water.

R6B Zoning District — New York City

Q: What is the maximum residential FAR in R6B?

2, as of right, per NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.

Q: Is R6B a contextual district?

Yes. R6B is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.

R6B is a contextual, medium-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.

R6B is a contextual, medium-density General Residence District (NYC Zoning Resolution § 11-122) in New York City. It principally allows housing and community facilities. As of right, the maximum residential FAR is 2. 50,728 tax lots citywide carry R6B as their primary zoning designation.

The city maps this designation across roughly 51,000 tax lots — among the most common on its zoning map — and the stock beneath it is strikingly consistent: 84% of recorded buildings predate 1940, the median dates to 1910, and buildings run to a median of 3 stories with 0% rising above 6 floors. It is the rowhouse pattern at citywide scale, 94% residential, holding 201,284 recorded homes.

What actually stands in this district

Few zoning categories describe as coherent a building stock as this one. Across roughly 51,000 lots citywide, 84% of recorded buildings predate 1940 and the median construction year is 1910 — deep in the rowhouse era. The postwar boom that rebuilt so much of the city touched these blocks barely at all, at 4% of the stock; more striking, 8% of recorded buildings date from 2000 or later, meaning recent decades have added twice what the boom years did. This is a fabric that skipped the middle of the twentieth century and is being carefully infilled at its edges now.

The composition is the classic attached-Brooklyn mix, wherever it is mapped. Walk-up apartment buildings lead the recorded classes at 42%, two-family homes follow at 32%, and mixed residential-commercial buildings add 9%; by land use, multi-family walk-ups hold 44% of lots against 38% for one- and two-family buildings, with mixed residential-commercial parcels at 11%. Altogether 94% of the lots are residential, and the records count 201,284 homes — a very large number for a stock this low-slung, achieved through coverage rather than height.

The lot fabric is the tightest and most uniform of any major designation: a median of 2,000 square feet with even the 90th percentile reaching only 3,000. On ground that regular, the recorded 3-story median and the 0% share of buildings above 6 floors read less like restriction than like description — the rules and the rows agree with each other, which is precisely what contextual mapping is for. Uniformity at this grain also makes the records unusually comparable: a lot that departs from the pattern here is genuinely departing, not just sitting in a mixed block.

The development ledger shows breadth without depth: 73% of lots record some floor area below their allowance, but the median residual is 0.5 FAR on parcels too small to assemble easily. A recorded 16% of these lots also sit inside designated historic districts — landmark review layered on top of the zoning in the brownstone belts — while 0% fall inside the mapped federal flood zone. Each lot's own page carries its recorded specifics; the rules tables above carry the governing numbers with their citations.

Bulk rules for R6B

Context	Residential FAR	Community facility FAR	Max lot coverage	Heights	Citation
As of rightPer § 23-335: detached single/two-family residence requires two 5 ft side yards (a); for all other residences no side yards required (b). R6-R12 districts are predominantly multi-family; the dominant rule is 'no side yards required'. \| Per § 23-362(a): max residential lot coverage 80% on interior/through lots; 100% on corner lots. Per § 23-362(b), eligible-site provisions cap at 65% (lots >= 30,000 sf) or 50% (large sites). \| Per § 23-342(a): detached and zero-lot-line buildings require 20 ft rear yard at or below 75 ft (30 ft above 75 ft where permitted). Semi-detached and attached buildings on lots <40 ft wide require 30 ft; on lots >=40 ft wide, 20 ft at or below 75 ft. Per § 23-342(b), shallow interior lots (<95 ft deep, existing pre-12/15/1961) may reduce by 6 in per ft below 95 (min 10 ft).	2	2	80%	Base 30–45 ft · Max 55 ft	NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11
Qualifying affordable housingPer § 23-22: 'Qualifying affordable housing' or 'qualifying senior housing' FAR (replaces pre-CoY per-MIH-area FAR columns; MIH program area details are in mih_program_areas table). \| Per § 23-335: detached single/two-family residence requires two 5 ft side yards (a); for all other residences no side yards required (b). R6-R12 districts are predominantly multi-family; the dominant rule is 'no side yards required'. \| Per § 23-362(a): max residential lot coverage 80% on interior/through lots; 100% on corner lots. Per § 23-362(b), eligible-site provisions cap at 65% (lots >= 30,000 sf) or 50% (large sites). \| Per § 23-342(a): detached and zero-lot-line buildings require 20 ft rear yard at or below 75 ft (30 ft above 75 ft where permitted). Semi-detached and attached buildings on lots <40 ft wide require 30 ft; on lots >=40 ft wide, 20 ft at or below 75 ft. Per § 23-342(b), shallow interior lots (<95 ft deep, existing pre-12/15/1961) may reduce by 6 in per ft below 95 (min 10 ft).	2.4	2	80%	Base 30–45 ft · Max 65 ft	NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11

Values from the NYC Zoning Resolution, verified 2026-06-12; site-specific overlays, special districts, and waterfront rules can modify them — run a full lookup for a specific lot.

About residential districts

Residence districts principally allow housing and community facilities. Bulk rules in the NYC Zoning Resolution (§ 23-) control how much floor area a lot can carry and how tall and close to lot lines a building may be.

Contextual districts pair their floor-area ceilings with prescribed base and maximum building heights so new buildings mirror existing neighborhood form; non-contextual districts govern the envelope through more general height and setback rules, such as sky exposure planes. Commercial districts also allow residences under the rules of a residential-equivalent district, while manufacturing districts generally exclude new residences. Overlays and special purpose districts can modify any of this on a specific lot.

Example lots zoned R6B

662 Pacific Street — 19,537 sq ft lot, 18.98 built FAR, built 2019
55 Hanson Place — 25,200 sq ft lot, 11.9 built FAR, built 1915
1601 8 Avenue — 82,766 sq ft lot, 1.78 built FAR, built 1980
75 Lewis Avenue — 40,050 sq ft lot, 4.37 built FAR, built 2021
263 Prospect Avenue — 70,847 sq ft lot, 3.46 built FAR, built 2024
101 Lafayette Avenue — 8,900 sq ft lot, 15.39 built FAR, built 1931
Pacific Street — 20,030 sq ft lot, 3.93 built FAR, built 2019
168 Franklin Avenue — 40,100 sq ft lot, 2.25 built FAR, built 2014
64-05 Yellowstone Blvd — 28,340 sq ft lot, 4.65 built FAR, built 2006
379 Washington Avenue — 35,772 sq ft lot, 3.18 built FAR, built 1905
167 Clermont Avenue — 35,200 sq ft lot, 4.23 built FAR, built 1900
318 Warren Street — 24,566 sq ft lot, 3.84 built FAR, built 1910

Browse all 50,728 lots zoned R6B →

R6B — quick questions

What is the maximum residential FAR in R6B?: 2, as of right, per NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
Is R6B a contextual district?: Yes. R6B is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.
How many tax lots are zoned R6B?: 50,728 tax lots citywide carry R6B as their primary zoning designation, per NYC municipal records as of 2026-07-11.
How old are the buildings in this district?: Old and uniform: 84% of recorded buildings predate 1940, with a median construction year of 1910. Only 4% date from the 1945-1975 boom, while 8% have been built since 2000 — modern infill now outweighs the postwar era on these blocks.
What kind of housing does this designation cover?: Rowhouse-scale attached housing: walk-up apartment buildings (42% of recorded classes) and two-family homes (32%), at a median of 3 stories on 2,000-square-foot median lots. The records count 201,284 homes across roughly 51,000 lots, 94% of them residential.
Is there room to build on lots zoned this way?: Broadly but thinly: 73% of lots record floor area below their allowance, with a median gap of 0.5 FAR — on small, uniform parcels, and with 16% of lots additionally under historic-district review. The governing rules for any specific lot are on its own page.
Are these blocks exposed to flooding?: By the federal map, essentially not: 0% of the lots carrying this designation sit inside the mapped Special Flood Hazard Area. That is a statement about the regulatory map — always parcel-checkable on each lot's page — rather than a guarantee about water.

Keep learning

What do the R6B rules mean for a specific lot?

PearlAudit resolves the governing zoning for any NYC tax lot — district, overlays, special districts — and cites the Zoning Resolution section behind every rule claim.

Run a free lookup See plans

District data: NYC municipal records (Department of City Planning) and the NYC Zoning Resolution. See our sources and methodology. Parcel data as of 2026-07-11.