Building permits, zoning and land rules in Bandera County, Texas
58Index Score / 100 #104 of 254 in Texas
Unincorporated Bandera County, Texas has no county zoning ordinance, and we could not confirm a general county building permit for an ordinary house123. The county does issue development permits for building in a flood hazard area and for manufactured home rental communities, regulates subdivisions, and licenses every septic system outside the City of Bandera regardless of acreage34. Inside the City of Bandera, city zoning and building codes apply56.
At a glance
Building permit
County development permit applies to flood-hazard building and manufactured home rental communities; a general home building permit is unconfirmed37
Zoning
No county zoning ordinance in unincorporated areas12
Septic
County OSSF permit and inspection required outside the City of Bandera, regardless of acreage48
Subdivision
County review applies to subdivisions, resubdivisions and specified development9
Well permits
District permit required unless the well qualifies for registration or another exception10
Owner-builder
A narrow state notice-penalty exemption may apply; it is not a blanket permit exemption11
Development permit fee
$50 residential development permit application; $400 commercial12
Development permits (floodplain building, manufactured home rental communities), subdivision plats, and floodplain administration for unincorporated Bandera County
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Do you need a building permit in Bandera County, Texas?
Unincorporated Bandera County administers a development permit for development subject to county permitting, such as building in the flood plain and creating a Manufactured Home Rental Community, and the county's materials do not establish a general county building permit for every residential structure3. The county's development permit application does list residential new construction, requires a rural 911 address, and carries a $50 residential application fee and a $400 commercial fee712. Because the rules differ by site, ask the County Engineer's Office whether your lot needs a development permit and what reviews apply14. We could not confirm a separately adopted county building code, a general residential building-inspection program or a certificate-of-occupancy requirement14. Development in an identified flood hazard area requires plans and specifications, and a delineated floodway requires an engineer-sealed no-rise letter15. A new development permit is required if an RV-only permit is later replaced by a permanent structure3. Inside the City of Bandera, city building codes and permits apply instead6.
Who is the Bandera County permit office, and how do you reach it?
The Bandera County Engineer's Office is the practical first stop for development permits (flood plain building, manufactured home rental communities), subdivision plats and floodplain questions on unincorporated land14. The office is at 1212 Hackberry Street, Second Floor, Bandera, TX 78003; call 830-796-3175 or email engineer@banderacounty.org14. The same office houses the county OSSF Inspector for septic permitting and inspections outside the incorporated City of Bandera16. County rules may overlap with city review in an extraterritorial jurisdiction, so give the Engineer's Office the parcel location before relying on a county-only answer9. Land inside the City of Bandera follows the city's building permit and inspection system rather than the county-only process described here, but septic permits for land outside the city stay with the county OSSF Inspector616.
Does Bandera County have zoning?
Unincorporated Bandera County has no county zoning ordinance, but that does not mean land is unregulated1. The county regulates subdivisions, resubdivisions, related public improvements, septic installation, county-reviewed water systems, floodplain building and manufactured-home rental communities9. Without county zoning, the county sets no zoning-based minimum dwelling size, setback, lot-coverage limit, building-height limit or general occupancy restriction for an RV, tiny home, manufactured home or accessory dwelling on unincorporated land2. Deed restrictions and subdivision covenants can still bind a parcel, and a development permit does not override them15. The incorporated City of Bandera has its own zoning, adopted as a place-type map in 2021, so confirm the jurisdiction before treating the unincorporated-county answer as applicable517.
How do septic permits work in Bandera County?
Private on-site sanitation in the county-order jurisdiction requires a Bandera County OSSF permit and approved plan regardless of lot size or acreage, subject to lawful exceptions such as specified emergency repairs4. Each new system must be inspected and approved before final covering8. Residential fees are $210 for a non-aerobic system below 500 gallons per day and $400 for an aerobic system or one above that daily volume; modification permits cost $210 and re-inspections cost $4512. Conventional drain-field conditions are difficult: 0% of mapped county soils are rated free of severe limitations, so price a site-specific evaluation before assuming a conventional system will work18. In a special flood hazard area, the county requires a Final Foundation Elevation Certificate before issuing the OSSF License to Operate15.
Can you live in an RV or tiny home on your land in Bandera County?
Unincorporated Bandera County has no zoning-based restriction on RV, tiny-home or manufactured-home occupancy2. Wastewater remains regulated: an RV or tiny home using a private septic system still needs a compliant county OSSF license regardless of the tract's acreage4. The county development application also recognizes RV-only permits and requires a new development permit if a permanent structure later replaces that use7. A special rule prohibits residential lodging on certain approved undersized commercial lots, so check the plat and recorded restrictions rather than assuming every parcel has the same rights19. Inside the City of Bandera, city zoning and building rules control instead56.
Building a home in Bandera County: the steps, in order
Confirm whether the parcel is unincorporated, inside the City of Bandera or in an extraterritorial jurisdiction, because county and city review can overlap9.
Obtain a rural address; the county development application requires one before proceeding7.
Ask the County Engineer's Office whether the site needs a development permit (it does for flood plain building) and confirm any other reviews14.
If the site is in a flood hazard area, submit construction plans; if it is in a delineated floodway, obtain the required engineer-sealed no-rise letter15.
Apply to the county OSSF Inspector and leave the new septic system uncovered until it is inspected and approved168.
If drilling a well, determine whether the district requires a permit or allows registration under a tract-specific exception10.
What should you check before buying land in Bandera County?
Start with the recorded plat: subdivision rules and minimum acreage depend on the water and wastewater setup920. A newly platted lot using an individual well and OSSF generally needs at least 10 acres, while public water with an individual OSSF generally needs at least 5 acres20. Well permitting also turns on plat date, acreage, use and production capacity, and the groundwater district identifies a temporary moratorium on new non-exempt permit applications whose operative scope should be confirmed before purchase10. Check flood maps early because flood-hazard construction needs plans, floodway construction needs an engineer-sealed no-rise letter, and special-flood-hazard property adds an elevation-certificate condition to septic approval15. Finally, review deed restrictions because a county development permit does not override private covenants15.
Watch-outs
Bandera County's materials do not confirm a general residential building-inspection program or certificate-of-occupancy requirement, and do not establish a county building permit for every house; ask the County Engineer's Office what applies to the specific project314.
The owner-builder provision is only a conditional exemption from a Chapter 233 notice penalty for a qualifying primary residence, not a blanket exemption from permits, codes, septic, floodplain or subdivision rules11.
The groundwater district identifies a temporary moratorium on new non-exempt well-permit applications; confirm its current scope with the district before relying on a planned well10.
Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.
Bandera County highlighted among the Texas counties · colored by Index score
How Bandera County scores
Seclusion54100% ev.
Self-Sufficiency4396% ev.
Admin Boringness7290% ev.
Durability31100% ev.
Property Autonomy71100% ev.
Carry Cost71100% ev.
Evidence strength: 97%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →
$344kTypical home
0.9%Property tax
$4,341Land / acre
31.3"Annual rain
50.1% of yrsSevere drought
21.7 / yr (+18.1)Mid-century 100°F days
26.4 daysMid-century dry spell
2.28" (+8.6%)Mid-century 1-day rain
1.39×Wildfire change factor
100%Forward climate coverage
$2,244Home insurance / yr
0.8% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
1,827People within 30 min
2,966,502People within 2 hr
9,726Radius comparison (15 mi)
28.6People / sq mi
0%Federal land
60.6%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Bandera County
Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.
Bandera
Answers from the rulebook for Bandera County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Bandera County rules
Building permitLimited
Bandera County development permitting for unincorporated property, including development subject to county permitting such as building in the flood plain and creation of a Manufactured Home Rental Community; the cited materials do not establish a general county building permit requirement for all residential construction.
The County regulations govern unincorporated areas and have no force inside corporate city limits except where an interlocal agreement is in place.
County regulation may apply in a municipality's extraterritorial jurisdiction; applicants should consult the County Engineer to determine which rules apply.
A new Development Permit is required if an RV-only permit is later followed by replacement with a permanent structure.
For development in an identified flood hazard area, the applicant must provide one copy of plans and specifications of the proposed construction.
The residential development permit application fee is $50.00 according to the County fee schedule revised 02/2024.
residential development permit application fee: 50 USD
“where other development subject to County permitting – such as building in the Flood Plain, or [...] creation of a Manufactured Home Rental Community – is to occur.”
3 more reviewed findings on this topic
Limited — County development permitting for residential new construction and related development in unincorporated Bandera County; this source does not establish a general county building-code permit requirement.
“DESCRIPTION OF PROPOSED DEVELOPMENT ( ) RESIDENTIAL [...] DESCRIPTION OF PROPERTY ( ) NEW CONSTRUCTION”
Limited — County permitting for development in unincorporated Bandera County, including building in the Flood Plain and creation of a Manufactured Home Rental Community.
“building in the Flood Plain, or the creation of a Manufactured Home Rental Community”
Limited — Development in unincorporated Bandera County that is subject to county permitting, including building in a flood plain and creation of a manufactured home rental community; the county application also addresses residential, new construction, existing structures, mobile homes, and improvements to existing structures.
“If permit is for RV ONLY and at some later date a permanent structure replaces RV, then a NEW Development Permit is required.”
InspectionsLimited
County inspections of streets, drainage, utility improvements, and related infrastructure for a Manufactured Home Rental Community under Appendix A of Bandera County's Subdivision and Land Development Rules.
The Commissioners’ Court must approve or reject the Infrastructure Development Plan before construction of any street, drainage, or utility improvements begins.
The applicant or authorized agent must arrange a preconstruction meeting with the County Engineer to discuss the timing and nature of inspections during all phases of construction.
The County may designate a private engineer, road contractor, testing company, or other entity as its inspection agent.
The applicant must pay for any reasonable testing requested by the County or designated agent.
The final inspection must occur no later than the second business day after the owner delivers written confirmation that all improvements have been completed to the IDP standards.
If infrastructure does not comply with the IDP, the MHRC may not be occupied until deficiencies are remedied to the satisfaction of the Commissioners’ Court.
The County Clerk collects a fee of $250 plus $10 per rental space when the application is filed.
This Appendix A rule is not a general inspection requirement for ordinary residential building construction.
final inspection deadline: <= 2 business days (after the owner delivers written confirmation that all improvements have been completed to the standards established in the IDP) · certificate of compliance deadline: <= 5 business days (after the final inspection, or after receipt of the owner's letter of completion where no inspection is required) · review fee: 250 USD (plus $10 per rental space)
“The final inspection shall occur no later than the second business day”
Local zoningVaries (with conditions)
Local zoning across Bandera County, aggregated across unincorporated areas and incorporated municipalities; the county itself does not administer each municipal zoning ordinance.
Bandera County subdivision and land-development rules govern unincorporated areas and generally have no force inside corporate city limits, except where an interlocal agreement applies.
The City of Bandera administers a Place Type Zoning Ordinance within the City of Bandera; its ordinance states that all land within the city limits is classified into one of six Place Types.
Properties in a city extraterritorial jurisdiction may be subject to county regulation under the Bandera County rules and should be reviewed with the County Engineer.
“These Rules govern the unincorporated areas of Bandera County and hold no force inside corporate city limits except where there is an interlocal agreement in place between the County and a particular city.”
Zoning districts · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Minimum dwelling size · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Minimum lot sizeSpecified
Subdivision lots in unincorporated Bandera County subject to the County Subdivision and Land Development Rules.
The acreage requirements do not apply to combining two or more lots that are part of an existing platted subdivision approved by Commissioners Court and recorded with the county clerk.
A lot served by an individual water-supply well and individual OSSF must maintain the minimum lot size exclusive of any floodway encroaching on the lot.
A lot served by public water and an individual OSSF must maintain the minimum lot size exclusive of any floodway encroaching on the lot.
A lot served by public water and public sewage disposal must maintain the minimum lot size exclusive of any floodway encroaching on the lot.
Lots below the stated minimums may be considered case-by-case only for exclusive commercial use and must comply with the remaining platting rules and applicable regulatory-agency requirements.
Cul-de-sac and cul-de-sac-corner frontage is governed by the separate 50-foot chord-length rule.
minimum lot size for individual water supply well and individual OSSF: >= 10 acres (Minimum road/street frontage is 200 feet unless the frontage is on a cul-de-sac or cul-de-sac corner.) · minimum lot size for public water supply and individual OSSF: >= 5 acres (Minimum main-lot street frontage is 150 feet unless the frontage is on a cul-de-sac or cul-de-sac corner.) · minimum lot size for public water supply and public sewage disposal: >= 0.5 acres (Minimum main-lot access road/street frontage is 100 feet unless the frontage is on a cul-de-sac or cul-de-sac corner.) · minimum frontage on cul-de-sac or cul-de-sac corner: >= 50 feet chord length
“A Subdivision Lot served by an individual water supply well and an individual on-site sewage system (OSSF) shall have a minimum Lot size of ten acres. [...] Lots served by a public water supply and having an individual on-site sewage facility (OSSF) shall have a minimum Lot size of five acres. [...] Lots served by a public water supply and by a public sewage disposal system shall have a minimum Lot size of one half acre.”
Setbacks · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Lot coverage · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Building height · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Living in an RV · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Camping on your land · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Tiny homes · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Manufactured homes · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Accessory dwellings · by state lawNo county rule
Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Who permits septicCounty
On-site sewage facilities in Bandera County areas covered by the county order, excluding the incorporated City of Bandera and areas regulated under an existing rule.
The county order adopts 30 TAC Chapters 285 and 30 by reference.
More stringent conflicting local rules take precedence over corresponding TCEQ requirements.
The OSSF Inspector or an alternate appointed by the Commissioners Court is the designated representative and must be TCEQ-certified.
“The County of Bandera, Texas "Authorized Agent" [...] will fully enforce Chapter 366”
Septic permitRequired
On-site sewage facilities in Bandera County, except areas regulated under an existing rule and areas within the incorporated City of Bandera; the Bandera County Commissioners Court acts through its designated OSSF Inspector or alternate.
A permit is required before a person begins to construct, alter, extend, or repair an OSSF owned by another person.
The county order adopts 30 TAC Chapters 30 and 285 and all future amendments and revisions by reference.
All OSSFs in Bandera County are required to be licensed by the Licensing Authority regardless of lot size or acreage.
Emergency repairs may proceed without a permit only when made to abate the specified immediate health hazard, comply with applicable design criteria, do not constitute an alteration, are reported in writing to the authorized agent within 72 hours, and are inspected for compliance.
The order states that it is effective after approval as required by law and approval by TCEQ; it was passed and approved June 14, 2007.
“All on-site sewage facilities in Bandera County, Texas are required to be licensed by the Licensing Authority regardless of lot size or acreage.”
Septic inspectionRequired
Proposed, new, and existing OSSFs within the Bandera County OSSF order jurisdiction.
The county OSSF Inspector or Commissioners-Court-appointed alternate must be TCEQ-certified.
Each new OSSF must be inspected and approved before final covering.
A landowner selling or transferring land with an OSSF may apply for a re-inspection; the order does not state that this transfer re-inspection is mandatory.
The county order excludes the incorporated City of Bandera and areas regulated under an existing rule.
“Each new on-site sewage facility shall be inspected and approved”
Off-grid sanitationLimited
Private on-site sanitation through an OSSF in the county-order jurisdiction.
Off-site public sewer is not established by the sources reviewed as universally required.
An OSSF must comply with Bandera County's licensing requirement regardless of lot size or acreage.
The county order excludes the incorporated City of Bandera and areas regulated under an existing rule.
Construction, alteration, repair, extension, and operation generally require a permit and approved plan, subject to stated emergency-repair and other lawful exemptions.
“Permits are required for on-site sewage facilities (OSSFs) including septic systems and holding tanks.”
Well permitLimited
Water wells within the jurisdiction of the Bandera County River Authority and Groundwater District, including Bandera County.
A permit is required for all wells drilled in the District except registered wells; existing wells that do not qualify as registered or exempt must also be permitted.
Domestic and livestock wells on tracts platted after September 1, 2002 and smaller than 5 acres require a permit.
Registered-well exceptions include qualifying domestic or livestock wells on pre-September 1, 2002 plats that cannot produce more than 25,000 gallons per day and have no existing working well, subject to abandoned-well plugging and spacing/construction requirements.
For plats dated September 1, 2002 through August 31, 2022, the registered-well path requires at least 5 acres, qualifying domestic or livestock use, production incapable of exceeding 25,000 gallons per day, no existing working well, 5 acres per well for multiple wells, and required abandoned-well plugging.
For plats on or after September 1, 2022, the registered-well path requires at least 10 acres, qualifying domestic or livestock use, production incapable of exceeding 25,000 gallons per day, no existing working well, 10 acres per well for multiple wells, and required abandoned-well plugging.
Wells with more than 5 and fewer than 15 residential connections that are not public water supplies must be permitted as Community Shared Wells.
Additional listed exceptions cover certain oil-and-gas drilling-rig wells and Railroad Commission-authorized or mining-related wells, subject to registration and district rules.
Permit applications require district forms and an administrative fee; additional information may delay issuance.
Permits have production limits and pumping rates, inspection and reporting requirements, spacing requirements, and other conditions stated by the District.
The District page prominently identifies a temporary moratorium on new non-exempt permit applications; the linked official resolution should be reviewed for its operative scope and dates.
registered-well production capacity: <= 25000 gallons per day (Must also satisfy applicable acreage, use, plat-date, existing-well, plugging, spacing, and construction conditions.) · registered well acreage for plats dated September 1, 2002 through August 31, 2022: >= 5 acres (Qualifying domestic or livestock use and other conditions apply.) · registered well acreage for plats on or after September 1, 2022: >= 10 acres (Qualifying domestic or livestock use and other conditions apply.) · community shared well residential connections: more than 5 and fewer than 15 connections (Must not be a public water supply and must be permitted.) · spacing for wells producing more than 25,000 gallons per day: >= 200 feet (From existing permitted wells in the same producing intervals.) · spacing for wells permitted above 72,000 gallons per day: >= 1000 feet (72,000 gallons per day equals 50 gpm; measured from existing wells in the same producing formation.)
“A permit shall be required for all wells drilled in the District except for registered wells.”
Subdividing landRegulated (with conditions)
Subdivision and resubdivision of land, and specified development activity, in unincorporated Bandera County.
The rules hold no force inside corporate city limits except where an interlocal agreement exists.
Land in an incorporated area and the ETJ of a city may be subject to overlapping review; the applicant should consult the County Engineer to determine which rules apply.
Variances may be sought in specific cases of undue and unfair hardship, but may only be granted by Commissioners Court on a formal agenda item.
The rules apply to subdivision/resubdivision, public improvements laid out as part of subdivision, OSSF installation, County-reviewed water systems, floodplain building, and creation of a Manufactured Home Rental Community.
“The provisions of this Order apply to the owners and/or agents for any tract of land in Bandera County that is subdivided or resubdivided; or where public improvements are laid out as part of a subdivision process [...] These Rules govern the unincorporated areas of Bandera County and hold no force inside corporate city limits except where there is an interlocal agreement in place between the County and a particular city.”
Driveway accessLimited
Driveway information required as part of Bandera County's rural 911-address request process for properties with an existing or proposed driveway.
The source addresses rural 911 addressing, not a general driveway-construction permit.
The applicant must identify GPS coordinates for where the existing or proposed driveway accesses the road.
The page states there is no fee for requesting a new address and the process takes approximately 7-10 business days.
After assignment, the address must be displayed on the house, driveway, and/or entrance with reflective numbers at least three inches in size.
address-request fee: 0 USD · address processing time: 7-10 business days · reflective address number size: >= 3 inches or larger
“Identify the GPS coordinates for the point where your driveway (existing or proposed) accesses the road.”
Building in a floodplainRequired
Proposed development in an identified flood hazard area or delineated floodway in Bandera County areas governed by the County floodplain regulations.
If proposed development lies within an identified flood hazard area, the applicant must provide one copy of plans and specifications of the proposed construction.
If proposed development lies within a delineated floodway, the applicant must provide a no-rise letter signed and sealed by a licensed professional engineer certifying that the proposed development will not cause a rise in the base flood elevation.
If property is in a special flood hazard area, a Final Foundation Elevation Certificate of the foundation is required before an OSSF License to Operate is issued.
The floodplain development permit applies only to Bandera County Floodplain Management Regulations; other Federal, State, or Local permits may be required.
The permit does not exempt the applicant from deed restrictions, subdivision regulations, or other covenants regarding real estate; the applicant is responsible for investigating that information.
plans and specifications: one copy (Required when proposed development lies within an identified flood hazard area.) · no-rise letter: required (Required when proposed development lies within a delineated floodway; must be signed and sealed by a licensed professional engineer.) · Final Foundation Elevation Certificate: required before OSSF License to Operate (Applies when property is located within the special flood hazard area.)
“SHOULD THE PROPOSED DEVELOPMENT LIE WITHIN AN IDENTIFIED FLOOD HAZARD AREA, THE APPLICANT MUST PROVIDE ONE COPY OF PLANS AND SPECIFICATIONS OF THE PROPOSED CONSTRUCTION.”
Short-term rentalsProhibited
Transient lodging and short-term rental-like residential lodging on an approved under-sized lot governed by Bandera County Subdivision and Land Development Rules and Regulations.
The restriction applies to an under-sized lot under Article 8.1.5 and to structures located on such a lot.
The county rule defines residential purposes broadly to include lodging, sleeping, living, abiding, or dwelling for a single night or more, regardless of whether there is a charge.
The prohibition includes apartments, tourist courts, trailer parks, inns, lodging houses, rooming houses, bed and breakfasts, motels, and hotels.
The restriction is a commercial-use-only restriction and runs with the land; it does not establish a countywide short-term-rental rule for every parcel.
“Such use of an Under-sized lot and any Structure located thereon is not allowed but specifically prohibited.”
Permit feesPublished
Published Bandera County development, OSSF, subdivision, and plat-related permitting fees.
The fee schedule is marked Revised 02/2024.
Fees vary by permit or application type, including residential versus commercial development permits and aerobic versus non-aerobic OSSF systems.
Residential Development Permit Application: 50 USD · Commercial Development Permit Application: 400 USD · Residential OSSF Permit, non-aerobic and less than 500 gal/day: 210 USD · Residential OSSF Permit, aerobic system or greater than 500 gal/day: 400 USD · Commercial OSSF Permit: 400 USD · OSSF Modification Permit: 210 USD · OSSF Re-inspection Fee: 45 USD · Major Subdivision Plat Application: 3000 + 250 per lot USD · Minor Subdivision Plat Application: 500 USD · Replat: 150 + 190 public notice USD
“Residential Development Permit Application $ 50.00
Commercial Development Permit Application $ 400.00
On Site Sewage Facility (OSSF) Permitting Fees:
Residential OSSF Permit $210.00”
Permit processPublished (with conditions)
On-site sewage facility permits within Bandera County's jurisdictional area, except areas regulated under an existing rule and incorporated City of Bandera areas.
Every OSSF permit issued within the county's jurisdictional area must comply with the county-adopted OSSF rules.
The order states that emergency repairs may proceed without a permit only when specified health-hazard, design, non-alteration, notification, and inspection conditions are satisfied.
The order's geographic applicability excludes areas regulated under an existing rule and areas within the incorporated City of Bandera.
“The Rules shall apply to all the area lying in Bandera County, Texas, except for the area regulated under an existing Rule and the areas within the incorporated City of Bandera. [...] Any permit issued for an on-site sewage facility within the jurisdictional area of Bandera County, Texas must comply with the Rules adopted in Section 8 of this order.”
One more reviewed finding on this topic
Published (with conditions) — Subdivision and land-development approval in the unincorporated areas of Bandera County, including applicable county-regulated areas within a city's extraterritorial jurisdiction.
“The application, including seven (7) blackline prints of the plan, shall be submitted not less than thirty (30) days prior to the regular meeting at which the Commissioners Court is asked to consider the application. If the Commissioners Court finds that the plan conforms to the requirements set forth herein, the Court will grant conditional approval, subject to conditions agreed to upon writing.”
County-wide zoningAbsent
No county zoning ordinance is listed; the county administers Subdivision and Land Development Regulations rather than zoning, consistent with Texas counties lacking zoning authority.
An individual who builds new residential construction covered by Texas Local Government Code Chapter 233, Subchapter F, or acts as the individual's own contractor, and intends to use the residence as the individual's primary residence.
The exemption is from the penalty under Section 233.157(c) for failure to provide proper notice under Sections 233.154(b) and (c); it is not stated as a general exemption from permits, inspections, building standards, or other county requirements.
The new residential construction must be within a county that has adopted a resolution or order requiring application of Subchapter F.
The individual must build the construction or act as the individual's own contractor.
The individual must intend to use the residence as the individual's primary residence.
An affirmative defense separately applies when failure to submit notice under Section 233.154(c) results from the inspector's failure to provide appropriate documentation.
“the individual acts as the individual's own contractor; and (2) the individual intends to use the residence as the individual's primary residence.”
3 more reviewed findings on this topic
Conditional — Failure to submit Chapter 233 Sections 233.154(b) and (c) construction-inspection notices for new residential construction in a county subject to the Chapter 233 residential standards subchapter.
“An individual who fails to provide proper notice [...] is not subject to a penalty under this subsection if:”
Conditional — An owner performing electrical, plumbing, or air-conditioning and refrigeration work on the owner's own residence or homestead in Texas.
“A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed as electricians.”
Conditional — Electrical work on a dwelling owned and occupied by the property owner in Texas.
“A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed”
Building code adoptedPartial
Industrialized housing and buildings, modules, and modular components governed by the Texas Industrialized Housing and Buildings program.
The mandatory state code adoption applies to industrialized housing and buildings, modules, and modular components, not all construction statewide.
The effective date is July 1, 2024.
The International Existing Building Code applies to alterations of portable industrialized buildings.
Manufacturers already certified for Texas must have design-package documents reviewed and approved to the new editions with an approval date on or after July 1, 2024, unless the manufacturer elected to transition before the effective date under Department rule 70.70(a)(5)(B).
Construction begun on or after July 1, 2024 must comply with the new code editions and approved design packages.
Construction begun before July 1, 2024, or before a manufacturer's effective transition date, must meet the stated completion, inspection, and labeling deadline to remain eligible for a Texas decal.
effective date: 2024-07-01 · International Building Code: 2021 Edition (including appendices C, F, and K) · International Residential Code: 2021 Edition (including appendices AG, AH, AK, AP, AQ, and AT) · International Fuel Gas Code: 2021 Edition · International Mechanical Code: 2021 Edition · International Plumbing Code: 2021 Edition · International Energy Conservation Code: 2015 Edition · National Electrical Code: 2020 Edition · International Existing Building Code: 2021 Edition (for alterations of portable industrialized buildings)
“July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
One more reviewed finding on this topic
Partial — Industrialized housing and buildings, modules, and modular components built for Texas under the Industrialized Housing and Buildings program.
“Effective July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
county zoning authorityLimited
Texas counties adopting zoning regulations for specified unincorporated or otherwise specially defined areas.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
Other Chapter 231 subchapters address special areas including the Amistad Recreation Area in Val Verde County, military zones, certain lakes, the El Paso Mission Trail Historical Area, Lake Somerville, and Falcon Lake in Zapata County.
The cited statute was enacted effective September 1, 1987; the Falcon Lake subchapter was added effective June 15, 2007, and amended effective September 1, 2009.
Padre Island distance from publicly owned park or recreational development: <= 2 miles (Area must be outside a municipality and in Cameron or Willacy County.) · Padre Island distance from beach, wharf, or bathhouse: <= 2 miles (The beach, wharf, or bathhouse must be used by at least 500 persons annually.)
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
One more reviewed finding on this topic
Limited — County zoning authority over unincorporated land in Texas, where a specific statutory grant applies.
“As you suggest, a county has very limited and specific zoning authority, and none that may be used to regulate construction or operation of the proposed facility.”
county building authorityLimited
Texas counties adopting and enforcing fire-code building permits for specified buildings in unincorporated areas and applying residential building-code standards in certain counties.
Under Section 233.061, the county must have a population over 250,000 or be adjacent to a county with a population over 250,000.
Under Section 233.062, the fire code applies only to commercial establishments, public buildings, and multifamily residential dwellings consisting of four or more units constructed in an unincorporated area.
The fire code does not apply to an industrial facility having a fire brigade that conforms to Occupational Health and Safety Administration requirements.
A covered applicant must submit a plan and a commissioners-court-set application fee; the county must issue or deny the permit within 30 days, and failure to act within 30 days approves the construction for purposes of the subchapter.
The fire code must conform to the International Fire Code or Uniform Fire Code as those codes existed on May 1, 2005, or establish protective measures exceeding those standards; later editions may be adopted.
Residential standards under Section 233.152 apply only if the county adopts a resolution or order and the county is within 50 miles of an international border or has a population over 100.
Those residential standards apply only to new single-family-house or duplex construction beginning after September 1, 2009; manufactured or modular structures governed by Occupations Code Chapters 1201 or 1202 are excluded from the definition of new residential construction.
A municipality's building code controls in its extraterritorial jurisdiction, and Section 233.152 does not authorize county prior approval of new residential construction or county zoning regulations.
Fire-code inspection and permit fees may be charged under a fee schedule based on building type, limited to amounts necessary to administer and enforce the subchapter; inspection fees must be reasonable and reflect approximate inspection costs.
county population threshold for fire-code authority: > 250000 persons (A county adjacent to a county over 250,000 also qualifies.) · multifamily residential dwelling threshold: >= 4 units (The fire code applies only to covered buildings constructed in an unincorporated area.) · residential-code border distance: <= 50 miles (Alternative qualification is county population over 100.) · application decision period: 30 days (If the commissioners court does not issue or deny the permit within 30 days after receiving the application and fee, construction is approved for purposes of the subchapter.) · residential standards effective construction date: > 2009-09-01 (Applies only to new residential construction that begins after September 1, 2009.)
“The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code. [...] The fire code applies only to the following buildings constructed in an unincorporated area of the county: (1) a commercial establishment; (2) a public building; and (3) a multifamily residential dwelling consisting of four or more units.”
One more reviewed finding on this topic
Limited — County fire-code adoption and building-permit authority for specified buildings in unincorporated areas of qualifying Texas counties, including multifamily residential dwellings of four or more units.
“The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code.”
Inside cities and towns in Bandera County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Building code adoptedAdopted (with conditions)
Building-code regulation and permitting within the City of Bandera, Texas.
The City states that the 2018 International Building Codes and 2017 National Electric Code govern which work requires permits.
The City states that amendments to the code were adopted in 2023.
The City states that mechanical, electrical, plumbing, and irrigation work described on the page requires a permit and inspection by the City's Building Inspector; property owners may perform the work themselves without registering.
Permits must be posted conspicuously at the front of the premises until work is complete and final inspection has passed.
The page lists permit requirements for new construction, additions, major remodels, and other specified work, and lists exemptions under Chapter 1, Section 105 of the 2018 International Building Code.
International Building Code edition: 2018 (Subject to City amendments.) · National Electric Code edition: 2017 (Subject to City amendments.) · code amendments adopted: true (City page states amendments were adopted in 2023.)
“The City of Bandera adopted the 2018 International Building Codes and the 2017 National Electric Code which, in part, governs the types of work that do and do not require permits. In 2023 amendments to the code were adopted by the City.”
Local zoningPresent (with conditions)
Land within the incorporated City of Bandera, located in Bandera County, Texas.
The official municipal zoning page states that the City adopted a new zoning map on November 16, 2021, in conjunction with its Comprehensive Master Plan.
The official zoning ordinance states that all land within the City Limits is classified into one of six Place Types.
The municipal zoning rules apply to the City of Bandera, not automatically to unincorporated Bandera County.
“The City of Bandera is hereby divided into six (6) Place Types. All land within the City Limits shall be classified into one of the following six (6) Place Types:”
2 more reviewed findings on this topic
Present (with conditions) — Zoning within the incorporated City of Bandera, Texas, a municipality located in Bandera County.
“On November 16, 2021, the City of Bandera adopted a new zoning map in conjunction with the new Comprehensive Master Plan.”
Present (with conditions) — Zoning within the City of Bandera, an incorporated municipality located in Bandera County.
“On November 16, 2021, the City of Bandera adopted a new zoning map in conjunction with the new Comprehensive Master Plan.”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Certificate of occupancy — Certificates of occupancy or equivalent certificates for buildings in Bandera County.
Mandatory utility hookup — Whether water or sewer utility connection is required for development or occupancy in Bandera County.
Agricultural exemption — Agricultural exemptions or agricultural-use exceptions affecting land development in Bandera County.
Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.
Water rights & wells in Bandera County
Whether a new home can legally get its own water here — the sub-state groundwater regime, from Texas’s water agency.
Actively managed
This basin is under active state management — new water use is scrutinized, though a domestic well is usually still allowed.
Household wellExempt up to a limit
Texas groundwater is governed by the rule of capture; a Groundwater Conservation District must exempt qualifying domestic/livestock wells and may not restrict their production, but well registration and spacing rules can still apply and the exemption does not cover wells serving a platted subdivision.
Limit: Domestic/livestock well exempt from GCD production permitting if on a tract >10 acres AND incapable of producing >25,000 gal/day (Tex. Water Code §36.117)
Hybrid state (appropriation + riparian). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Texas state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.
Living off-grid in Bandera County, Texas
Is Bandera County a good place to live off-grid or homestead?
Bandera County scores 58/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and a stronger property-autonomy legal backdrop. Watch-outs: elevated mid-century heat, water, rain, or wildfire exposure.
Do you need a building permit in Bandera County, Texas?
Bandera County requires a building permit only in limited cases (such as floodplains or specific zones), and it has no county-wide zoning. Onsite septic is permitted by Bandera County OSSF Inspector (TCEQ authorized agent, via County Engineer/Commissioners Court). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.
Can you live in an RV or tiny home on your land in Bandera County?
Living in an RV on your own land in Bandera County is allowed: Unincorporated Bandera County: no county rule sets this, because Bandera County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing banderacounty.gov. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters. A tiny home is allowed. Confirm with the county before relying on it.
How much does land cost in Bandera County, Texas?
Land in Bandera County runs about $4,341 per acre, based on the latest county data.
What is the water situation in Bandera County?
Bandera County gets about 31.3" of rain a year, with severe drought in roughly 50.1% of years. On water rights, Bandera County lies in the Hill Country Priority Groundwater Management Area — TCEQ PGMA identifying existing or anticipated critical groundwater problems; drives GCD coverage and heightened management. Domestic/livestock wells remain exempt from GCD permits but spacing/registration may apply..
How remote is Bandera County?
A representative private-land location has about 1,827 people within a 30-minute drive and 2,966,502 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.
