Bolthole Index

Bexar County, Texas

Building permits, zoning and land rules in unincorporated Bexar County, Texas

42Index Score / 100
#182 of 254 in Texas

Unincorporated Bexar County, Texas does not require a building permit for an ordinary single-family home; residential permitting and inspections are voluntary12. Commercial, public-accessible and multifamily buildings with 4 or more dwelling units require county building permits3. Unincorporated land outside San Antonio’s Military Protection Area has no county zoning, while septic permits come from Bexar County Environmental Services45.

At a glance

Building permit
Not required for a single-family home in unincorporated areas (voluntary only); required for commercial, public and multi-family (4+ unit) buildings13
Zoning
None in unincorporated areas outside the City of San Antonio's Military Protection Area67
Septic permits
Bexar County Environmental Services (Public Works), a TCEQ-authorized agent8
RV / tiny home / manufactured home
Unrestricted under county rules, since there is no zoning ordinance9
Minimum lot size, setbacks, dwelling size
None set by the county in unincorporated areas101112
Subdivision plat
Generally required when unincorporated property is divided into 2 or more parts; state-law exceptions may apply1314
Certificate of occupancy
Not required for an ordinary unpermitted residence; required for covered buildings and certain business occupancy changes151617
Septic soil difficulty
Only 5.7% of county soils are free of severe limits for a conventional drain field18

Who to call

Building permits

Bexar County Fire Marshal's Office

Building permits, plan review and inspections for commercial, public-accessible and multi-family (4+ unit) construction in unincorporated Bexar County; also accepts voluntary single-family residential permit submissions

210-335-0300

9810 Southton Road, San Antonio, TX 78223

Planning & zoning

Bexar County Public Works

Building Permit Authorizations, driveway/right-of-way permits, floodplain development permits, and Storm Water Quality Site Development Permits for unincorporated Bexar County

210-335-6700

1948 Probandt St., San Antonio, TX 78214

Septic permits

Bexar County Environmental Services (Public Works)

OSSF (septic) permits, inspections, and renewals for Bexar County as TCEQ's authorized agent

210-335-6700

1948 Probandt St., San Antonio, TX 78214

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

Going off-grid in Bexar County means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Bexar County, Texas?

Unincorporated Bexar County does not require a building permit for an ordinary single-family home; residential permitting is voluntary1. Without a voluntary residential permit, the county has no authority to inspect the home or issue a residential Certificate of Occupancy15. Voluntary residential permitting requires structural-frame, electrical, plumbing and HVAC inspections during construction; the county will not inspect a completed home after the fact2. Commercial, public-accessible and multifamily buildings with 4 or more dwelling units require a building permit, preceded by a Building Permit Authorization from Public Works3. Commercial and public-building inspections include applicable fire-resistant structural framing, electrical and HVAC rough-ins, and a final inspection for the Certificate of Occupancy19.

Who handles building permits in Bexar County, and how do you reach them?

The Bexar County Fire Marshal’s Office handles covered building permits at 9810 Southton Road, San Antonio, TX 78223, phone 210-335-030020. Public Works handles Building Permit Authorizations, driveway/right-of-way permits and floodplain development permits at 1948 Probandt St., San Antonio, TX 78214, phone 210-335-670021. Covered building-permit fees follow an escalating construction-cost schedule, include required inspections and the final Certificate of Occupancy, and use a minimum construction-cost basis of $25 per square foot; ask the Fire Code Section for the project’s fee22. Municipal building-permit authority applies inside San Antonio23, Live Oak24, Castle Hills25, Shavano Park26, Town of Hollywood Park27, Elmendorf28. Septic permitting remains with Bexar County Environmental Services, and Elmendorf also publishes local septic-installation requirements529.

Does Bexar County have zoning?

Unincorporated Bexar County outside San Antonio’s Military Protection Area is not zoned for a specific land use; San Antonio has land-use authority in that designated area4. Municipal zoning applies inside San Antonio30, Converse31, Live Oak32, Fair Oaks Ranch33, Leon Valley34, Helotes35, Kirby36, Windcrest37, Castle Hills38, Shavano Park39, Town of Hollywood Park40, Elmendorf41. Bexar County Environmental Services handles countywide septic permitting, while municipal wastewater requirements may also apply529. On ordinary unincorporated land, the county sets no minimum lot size, dwelling size or setback101211. Dividing unincorporated property generally requires a subdivision plat, subject to state-law exceptions; ask Public Works which rule applies to the tract14.

How do septic permits work in Bexar County?

Bexar County allows an on-site sewage facility to treat and dispose of wastewater on the same property, but the system must satisfy county permitting and inspection rules42. Sites without public sanitary sewer need an OSSF permit from Bexar County Environmental Services, the county's TCEQ-authorized agent435. A permit covers a new system, repair or alteration, renewal, or an existing unpermitted system under the applicable requirements44. County inspections verify installation at required stages45. Only 5.7% of Bexar County soils are free of severe limits for a conventional drain field, so arrange the site evaluation before settling on a house location or wastewater budget18. Texas has a conditional 10-acre septic exemption, but Bexar County requires all OSSFs to be permitted; do not assume acreage waives county approval4644. In the Edwards Aquifer Authority's jurisdiction, separate well registration or permitting rules may also apply47.

Can you live in an RV or tiny home on your land in Bexar County?

Unincorporated Bexar County outside San Antonio’s Military Protection Area sets no county zoning restriction on RV occupancy, tiny homes, manufactured homes, accessory dwellings or temporary camping on your own land9. Deed restrictions, HOA covenants and other laws can still limit those uses4. Off-grid wastewater disposal must meet county OSSF permitting and inspection rules42. A lender or HOA seeking a residential Certificate of Occupancy makes advance planning essential: the voluntary permit and required inspections must precede completion48.

Building a home in Bexar County: the steps, in order

  1. Confirm whether the parcel is unincorporated, inside a city limit, or in a San Antonio Military Protection Area, because the responsible land-use authority changes by location4.
  1. For an ordinary single-family home, decide before construction whether a lender or HOA makes a voluntary permit and Certificate of Occupancy useful48.
  1. If public sanitary sewer is unavailable, obtain OSSF authorization from Environmental Services before installing the wastewater system4349.
  1. Get the appropriate driveway approval from Public Works for a county road or from TxDOT for a state highway5051.
  1. Ask Public Works for floodplain review before construction on property with or within 100 feet of a FEMA floodplain; covered development requires a floodplain development permit52.
  1. If the tract will be divided, ask Public Works whether a state-law exception applies before commissioning the generally required subdivision plat1314.

What to check before you buy land in Bexar County

Confirm whether the parcel is inside a city limit or a San Antonio Military Protection Area before relying on the county's unincorporated no-zoning answer4. Ask whether a recent tract division received required plat approval or qualified for a state-law exception14. Bexar County requires floodplain review for construction on property with or within 100 feet of a FEMA floodplain, and covered development needs a floodplain development permit52. A new business in an existing unincorporated structure, or a changed business use, requires a Change of Occupancy application, inspection and compliant Certificate of Occupancy before opening17. The typical effective property-tax rate is about 1.8%, the median annual bill is about $4,429 and the typical home value is about $257,364535455. Existing nursery and agricultural operations conducted as a main or accessory use are exempt from the county Storm Water Quality Site Development Permit; that exemption does not waive unrelated building, septic or floodplain requirements56.

Watch-outs

  • We could not confirm a distinct Bexar County owner-builder exemption from building-permit or inspection requirements; ask the Fire Marshal’s Office before seeking a voluntary residential permit1. Texas separately provides conditional owner exemptions from state electrical, plumbing and air-conditioning trade licensing57.
  • Even where Bexar County itself sets no zoning rule, deed restrictions, HOA covenants, and other laws can still limit what you build; the county's own guidance says so explicitly4.
  • Only 5.7% of Bexar County's soils are free of severe limitations for a conventional septic drain field; get a site evaluation before you commit to a parcel18.

Sources

  1. Fire Marshal - New Construction FAQs, quoted and re-checked
  2. Fire Marshal - New Construction FAQs, quoted and re-checked
  3. Fire Marshal - New Construction FAQs, quoted and re-checked
  4. Frequently Asked Questions | Bexar County, TX - Official Website, quoted and re-checked
  5. On-Site Sewage Facilities, quoted and re-checked
  6. Code Enforcements and Inspections | Bexar County, TX - Official Website (2026 county census)
  7. bexar.org, quoted and re-checked
  8. On-Site Sewage Facilities (2026 county census)
  9. Texas law on county zoning and building authority
  10. bexar.org, quoted and re-checked
  11. bexar.org, quoted and re-checked
  12. bexar.org, quoted and re-checked
  13. Subdivision Plats, quoted and re-checked
  14. Subdivision Plats, quoted and re-checked
  15. FAQs - Residential Certificate of Occupancy, quoted and re-checked
  16. Code Enforcements and Inspections, quoted and re-checked
  17. Permits & Applications, quoted and re-checked
  18. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  19. Code Enforcements and Inspections, quoted and re-checked
  20. Bexar County Fire Marshal's Office (bexar.org)
  21. Bexar County Public Works (bexar.org)
  22. Fire Marshal - New Construction FAQs, quoted and re-checked
  23. San Antonio: official source (Bexar County), quoted and re-checked
  24. Live Oak: official source (Bexar County), quoted and re-checked
  25. Castle Hills: Permits (Bexar County), quoted and re-checked
  26. Shavano Park: Code of Ordinances, Chapter 6, Sec. 6-2, International Residential Code adopted (Bexar County), quoted and re-checked
  27. Town of Hollywood Park: Code of Ordinances, Chapter 14, Article III—Electrical Standards (Bexar County), quoted and re-checked
  28. Elmendorf: City of Elmendorf Building Permit Application (Bexar County), quoted and re-checked
  29. Elmendorf: City of Elmendorf Permits and Code Compliance (Bexar County), quoted and re-checked
  30. San Antonio: Unified Development Code § 35-371, Accessory Dwellings (Bexar County), quoted and re-checked
  31. Converse: Code of Ordinances | Converse, TX (Bexar County), quoted and re-checked
  32. Live Oak: Permits & Inspections (Bexar County), quoted and re-checked
  33. Fair Oaks Ranch: Unified Development Code (Bexar County), quoted and re-checked
  34. Leon Valley: Sec. 15.02.307 - R-1 single-family dwelling (Bexar County), quoted and re-checked
  35. Helotes: Development Services (Permits) (Bexar County), quoted and re-checked
  36. Kirby: Development - The City of Kirby Texas (Bexar County), quoted and re-checked
  37. Windcrest: Sec. 113-110. Use regulations (Bexar County), quoted and re-checked
  38. Castle Hills: Sec. 50-64. Area regulations (Bexar County), quoted and re-checked
  39. Shavano Park: Code of Ordinances, Chapter 36, Sec. 36-1, Definitions (Bexar County), quoted and re-checked
  40. Town of Hollywood Park: Code of Ordinances, Chapter 78—Zoning, Article III—Districts (Bexar County), quoted and re-checked
  41. Elmendorf: Code of Ordinances, Sec. 38-86. Use table (Bexar County), quoted and re-checked
  42. On-Site Sewage Facilities, quoted and re-checked
  43. Building and System Permit Application, quoted and re-checked
  44. On-Site Sewage Facilities, quoted and re-checked
  45. On-Site Sewage Facilities, quoted and re-checked
  46. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  47. Groundwater Regulation for Private Well Owners, quoted and re-checked
  48. Residential Permitting and Certificates of Occupancy, quoted and re-checked
  49. Bexar County Environmental Services (Public Works) (bexar.org)
  50. bexar.org, quoted and re-checked
  51. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  52. Floodplain Development Permits | Bexar County, TX, quoted and re-checked
  53. Effective property tax rate: Bolthole Index county data
  54. Median property tax bill: Bolthole Index county data
  55. Typical home value (Zillow): Bolthole Index county data
  56. Bexar County Regulations for Storm Water Pollution Prevention, quoted and re-checked
  57. Exemptions to Electrician Licensing (Texas statewide rule), quoted and re-checked

Written October 11, 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.

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Compared with neighboring counties

Like all 6 of its neighbors, Bexar County has no countywide zoning.

RuleBexar CountyAtascosa CountyWilson CountyComal CountyMedina CountyKendall CountyGuadalupe County
Building permitNot requiredNot requiredLimitedNot requiredLimitedLimitedNot required
County zoningNoNoNoNoNoNoNo
Septic permitsCounty Env. ServicesCounty Health Dept.County Health & Public Safety OfficeCounty Env. HealthCounty Env. Health Dept.County DevelopmentCounty Env. Health Dept.

County locator

Bexar County in Texas

42
County map
Bexar County highlighted among the Texas counties · colored by Index score

How Bexar County scores

Seclusion13100% ev.
Self-Sufficiency4696% ev.
Admin Boringness8790% ev.
Durability53100% ev.
Property Autonomy71100% ev.
Carry Cost66100% 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 →

$257kTypical home
1.8%Property tax
$7,540Land / acre
31.4"Annual rain
28.4% of yrsSevere drought
42.3 / yr (+30.1)Mid-century 100°F days
25.6 daysMid-century dry spell
2.24" (+7.7%)Mid-century 1-day rain
1.39×Wildfire change factor
100%Forward climate coverage
$1,771Home insurance / yr
1.4% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
846,065People within 30 min
5,363,230People within 2 hr
1,049,525Radius comparison (15 mi)
1,683.2People / sq mi
5.9%Federal land
90.1%Land at 15% slope or less
5.7%Soils rated "not limited" for septic (strict USDA rating)
44,855 acWorkable land screen
40.8%Wooded land
17.4 tonsBiomass / forest ac
69.5°FAvg temp

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Cities and towns in Bexar 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.

Not yet researched: Town of China Grove · Hill Country Village · Sandy Oaks · Selma · Somerset · Town of St. Hedwig · Universal City · Von Ormy

Answers from the rulebook for Bexar County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Bexar County rules

  • Building permitRequired

    New commercial, public-accessible, or multi-family residential buildings; placement of a pre-built building; or an existing building undergoing a substantial improvement in unincorporated Bexar County.

    • The requirement applies in unincorporated areas of the county.
    • A multi-family dwelling is defined by the County as a residential structure consisting of four or more residential dwelling units.
    • The owner is ultimately responsible for obtaining the permit, although an authorized agent may apply.
    • Before applying, a Building Permit Authorization must be obtained from Bexar County Public Works.
    • The application requires two sets of architectural plans, a completed permit application, the signed BPA, and the applicable Commissioners Court permit fee.
    • The County states that permit review and issuance or denial is subject to a 30-day period under Texas Local Government Code §233.063.
    • The building permit is valid for 180 days from issuance; construction must start within that period, and renewal is case-specific.
    • Requirements may differ within municipal limits and may be supplemented by municipal requirements in an extraterritorial jurisdiction.

    minimum multi-family dwelling units: >= 4 dwelling units · permit review and issuance or denial period: 30 days · permit validity period: 180 days (Construction must start within this period.)

    “building permit is required in the unincorporated areas of the county [...] commercial, public accessible, or multi-family residential purposes”
    One more reviewed finding on this topic
  • Building code adoptedPartial

    Commercial structures, public assembly/access buildings, and multi-family dwellings constructed in unincorporated Bexar County.

    • The Commissioners Court adopted the 2021 edition of the International Fire and Building Codes on December 12, 2023.
    • The 2021 codes and Bexar County amendments became effective January 1, 2024.
    • The county Fire Marshal issues building construction permits for commercial and public accessible buildings and multi-family dwellings.
    • A multi-family dwelling is defined by the county as a residential structure consisting of four or more residential dwelling units.
    • The county source states the code-enforcement scope is for unincorporated areas.
    • The county does not enforce City of San Antonio locally developed amendments, but has local rules for enforcement of the International Fire Code and International Building Code.

    adoption date: 2023-12-12 · effective date: 2024-01-01 · multi-family dwelling threshold: >= 4 residential dwelling units

    “The Code Enforcement Section ensures that new commercial structures and places of public assembly and access built within the unincorporated areas meet standards as outlined by the International Fire and Building Codes, as well as NFPA Standards adopted by Bexar County Commissioners Court.”
  • InspectionsRequired

    Commercial, public-accessible, and other buildings regulated by the Bexar County Fire Marshal in unincorporated Bexar County.

    • Inspections occur during each phase of construction.
    • At minimum, inspections include structural frame where fire resistance or separation is required, electrical rough-in, HVAC rough-in, and final inspection for issuance of the Certificate of Occupancy (Compliance).
    • Fire Marshal inspectors or investigators may inspect at any time to verify construction documents are on-site.
    • Failure to produce construction documents or permits may result in penalty assessment, permit revocation, refusal of final utility connections, or denial of the Certificate of Occupancy (Compliance).
    “At a minimum, the following inspections are required: structural frame [...] electrical rough-in; HVAC rough-in; and final inspection”
    One more reviewed finding on this topic
    • Limited — Single-family residential construction in unincorporated Bexar County when the owner voluntarily obtains a residential building permit.
      “certain inspections (structural frame, electrical, plumbing, and HVAC) are required.”
  • Certificate of occupancyRequired

    Opening a new business within an existing structure or changing an existing occupancy/business use in unincorporated Bexar County.

    • A Change of Occupancy Application must be submitted before opening the new business.
    • The Bexar County Public Works Authorization to Issue Building Permits must be approved as part of the change-of-occupancy process.
    • All application pages must be completed and submitted to the Fire Marshal's Office with the inspection fee.
    • The inspector schedules an inspection.
    • A change-of-occupancy certificate is issued only if the occupancy type complies with the current Building and Fire Code.
    • The fee schedule states that a change-of-occupancy inspection and new Certificate of Occupancy costs $200.00.
    • Opening without obtaining a required reinspection and Change of Occupancy Certificate may incur a $150.00 reinspection fee.

    change of occupancy use inspection fee: 200 USD (Includes the required inspection and issuance of a new Certificate of Occupancy.) · opening without change-of-occupancy reinspection fee: 150 USD (Applies when violations after an initial inspection were not corrected and the occupancy opens without obtaining reinspection and a Change of Occupancy Certificate.)

    “This document is the application required to be submitted prior to opening a new business within an existing structure. [...] a change of occupancy certificate will be issued.”
    4 more reviewed findings on this topic
    • Not required — Residential properties in unincorporated Bexar County that are not voluntarily submitted for residential permitting.
      “Current State Law does not require residential properties to [...] be issued a Certificate of Occupancy.”
    • Required — New commercial structures, public assembly or public-access buildings, and multi-family dwellings constructed in unincorporated Bexar County.
      “Inspections are conducted during each phase of the construction project, and when the building is complete, a Certificate of Occupancy is issued.”
    • Not required — Ordinary residential construction in unincorporated Bexar County where no voluntary residential building permit was issued.
      “unless a residential building permit was issued on a voluntary basis, the County does not have legal authority to [...] issue a residential Certificate of Occupancy.”
    • Not required (with conditions) — Residential properties, including ordinary single-family and duplex residential construction, in unincorporated Bexar County.
      “Current State Law does not require residential properties to obtain a permit for construction or to be issued a Certificate of Occupancy. Residential properties are permitted on a voluntary basis only, and if submitted for permitting, will be charged a plan review fee, inspected in accordance with the International One- and Two-Family Residential Code, and upon completion of the construction will be issued a Certificate of Occupancy, if found to be in compliance with the code(s).”
  • County-wide zoningAbsent

    Zoning regulations in unincorporated Bexar County areas outside municipal city limits.

    • Other development regulations may apply to the property.
    • The source specifically limits the no-zoning statement to unincorporated areas, defined as areas not within municipal city limits.
    “In the unincorporated areas of the County (any area not within a municipal city limits) there are no zoning regulations. However, there may be other development regulations that apply to the property.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across Bexar County: unincorporated areas outside the COSA Military Protection Area are not zoned for a specific land use, while properties within incorporated municipalities must be evaluated under the applicable city zoning authority.

    • For property within San Antonio or another incorporated Bexar County city, the county directs the requester to contact the city office for zoning information.
    • The City of San Antonio has land-use authority in designated Military Protection Areas.
    • For unincorporated areas outside the COSA Military Protection Area, the county states the property is not zoned for any specific land use.
    • Deed restrictions, neighborhood or homeowner association rules, and other laws and regulations may still govern improvements or construction.
    “If your property is located within the city limits of San Antonio or another incorporated city in Bexar County, contact the city office for your zoning information. The City of San Antonio (COSA) does have Land Use Authority within areas that are designated as a Military Protection Area (MPA).”
  • Zoning districtsNot published

    Zoning districts for property in unincorporated Bexar County outside the City of San Antonio Military Protection Area and outside incorporated city limits.

    • The County states that property in this unincorporated area is not zoned for any specific land use.
    • Municipal zoning applies within incorporated city limits; the City of San Antonio has Land Use Authority in Military Protection Areas.
    • Deed restrictions, homeowner-association rules, and other laws and regulations may still govern construction or improvements.
    “If your property is located in the unincorporated areas of Bexar County outside of the COSA MPA, your property is not zoned for any specific land use.”
  • Minimum dwelling sizeNone

    Zoning-based minimum dwelling-size requirements in unincorporated Bexar County.

    • The county states that other development regulations may apply.
    • Municipal requirements may apply in incorporated cities and certain municipal extraterritorial jurisdictions.
    “In the unincorporated areas of the County (any area not within a municipal city limits) there are no zoning regulations. However, there may be other development regulations that apply to the property.”
  • Minimum lot sizeNone

    Zoning-based minimum lot-size requirements in unincorporated Bexar County.

    • Subdivision and platting requirements may still apply when property is divided.
    • The county states that other development regulations may apply to the property.
    • Municipal requirements may apply in incorporated cities and certain municipal extraterritorial jurisdictions.
    “In the unincorporated areas of the County (any area not within a municipal city limits) there are no zoning regulations. However, there may be other development regulations that apply to the property.”
  • SetbacksNone

    Zoning-based setback requirements in unincorporated Bexar County.

    • The county states that other development regulations may apply to the property.
    • Municipal requirements may apply in incorporated cities and certain municipal extraterritorial jurisdictions.
    “In the unincorporated areas of the County (any area not within a municipal city limits) there are no zoning regulations. However, there may be other development regulations that apply to the property.”
  • Lot coverageNone

    Zoning-based lot-coverage requirements in unincorporated Bexar County.

    • The county states that other development regulations may apply to the property.
    • Municipal requirements may apply in incorporated cities and certain municipal extraterritorial jurisdictions.
    “In the unincorporated areas of the County (any area not within a municipal city limits) there are no zoning regulations. However, there may be other development regulations that apply to the property.”
  • Building heightNone

    Zoning-based building-height requirements in unincorporated Bexar County.

    • The county states that other development regulations may apply to the property.
    • Municipal requirements may apply in incorporated cities and certain municipal extraterritorial jurisdictions.
    “In the unincorporated areas of the County (any area not within a municipal city limits) there are no zoning regulations. However, there may be other development regulations that apply to the property.”
  • Living in an RV · by state lawNo county rule

    Unincorporated Bexar County: no county rule sets this, because Bexar County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Bexar County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Bexar County: no county rule sets this, because Bexar County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Bexar County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Bexar County: no county rule sets this, because Bexar County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Bexar County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Bexar County: no county rule sets this, because Bexar County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Bexar County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Bexar County: no county rule sets this, because Bexar County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Bexar County's own reviewed answer confirms it has no county-wide zoning.

    • 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 within Bexar County.

    • The cited county page states that all on-site sewage facilities within Bexar County must be permitted.
    “Bexar County requires that all on‐site sewage facilities within Bexar County have to be permitted.”
  • Septic permitRequired

    New, repaired, renewed, or previously unpermitted on-site sewage facilities in Bexar County.

    • A new permit is required when installing a new system and approves a License to Operate.
    • A repair permit is required for repairs or changes to an existing system and approves a License to Operate.
    • Standard systems must be renewed every 5 years by pumping the tank and submitting a pump receipt and a $30 renewal fee to Bexar County.
    • For aerobic systems, the initial permit is valid for 2 years after installation; afterward, the homeowner must maintain a service contract and submit it to Bexar County, and the service provider must submit quarterly maintenance reports.
    • An existing-system permit or registration is required when an existing system lacks a permit; the owner must hire a sanitarian or engineer for a site survey and septic design, and submit a pump manifest no older than one year.

    standard-system renewal interval: 5 years · standard-system renewal fee: 30 USD · aerobic initial permit validity: 2 years after installation · existing-system pump manifest age: <= 1 year maximum

    “There are four (4) instances when a permit is required:”
  • Septic inspectionRequired

    Installation of septic tanks in Bexar County.

    • The county states inspections occur at various points during installation.
    • The inspection checks whether the tank is installed according to regulation.
    “All installations of septic tanks are inspected at various points during the installation.”
  • Off-grid sanitationAllowed (with conditions)

    On-site wastewater treatment and disposal on the same property in Bexar County.

    • An OSSF is defined by the county as a wastewater disposal system that treats and disposes of effluent on the same property that produces it.
    • All OSSFs within Bexar County must be permitted.
    • Applicable new, repair, renewal, or existing-system permit requirements and inspections apply.
    “On‐Site Sewage Facilities (OSSF) are wastewater disposal systems designed to treat and dispose of effluent”
  • Well permitLimited

    Groundwater withdrawal wells in the Edwards Aquifer Authority jurisdiction within Bexar County.

    • Texas states that groundwater production and use is regulated by local or regional groundwater conservation districts rather than a state agency.
    • An exempt well may withdraw without a groundwater withdrawal permit only if the owner properly registers it, demonstrates it cannot produce more than 25,000 gallons per day, uses it solely for domestic or livestock use, and it does not serve a subdivision requiring platting.
    • A well serves a subdivision requiring platting if it provides water to more than three homes in a neighborhood or development where parcels were subdivided and recorded with a county.
    • Limited production wells may withdraw up to 1.4 acre-feet per year without an EAA groundwater withdrawal permit, but require registration, a registered meter, annual use reports, and a $25 yearly administration fee; the EAA page states this category applies to wells drilled before June 1, 2013 and meeting the stated use limit.

    exempt-well production capacity: <= 25000 gallons per day (Domestic or livestock use only and no subdivision requiring platting) · limited-production annual withdrawal: <= 1.4 acre-feet per year (Registration, meter, annual reports, and $25 yearly administration fee required) · limited-production administration fee: 25 USD per year

    “Well owners who qualify under this category may make withdraws from the aquifer without the need for a groundwater withdrawal permit.”
  • Mandatory utility hookupConditional

    Wastewater arrangements identified in Bexar County building/system permitting materials.

    • The official permit application provides for either a public sewer system or an OSSF system.
    • The application states that Public Works Environmental Services authorization is required for an OSSF system.
    • The county FAQ states an on-site sewer system permit may be required if no developed sewer system is available.
    • This claim does not establish a universal countywide mandate to connect to public water or sewer.
    “An OSSF permit is required for sites that are not serviced by public sanitary sewer.”
  • Agricultural exemptionAvailable (with conditions)

    Bexar County Storm Water Quality Site Development Permit requirements for existing nursery and agricultural operations conducted as a main or accessory use in unincorporated Bexar County.

    • The exemption is limited to existing nursery and agricultural operations.
    • The operation must be conducted as a main or accessory use.
    • This exemption concerns the Site Development Permit under the Bexar County stormwater regulations and does not establish an exemption from unrelated permits or regulations.
    • The regulations state that they apply in all unincorporated areas of Bexar County.
    “5.03 EXEMPT ACTIVITY: No Storm Water Quality Site Development Permit is required forthe following activities: 5.03.1 Any emergency activity that is immediately necessary for the protection of life, property, or natural resources. 5.03.2 Existing nursery and agricultural operations conducted as a main or accessory use.”
  • Subdividing landRegulated (with conditions)

    Division or subdivision of property or a lot into two or more parts in unincorporated Bexar County.

    • A subdivision plat is required when a property or lot is divided or subdivided into 2 or more parts.
    • The plat must be signed and sealed by a licensed professional engineer and a licensed surveyor.
    • The plat is reviewed by the local government entity and approved by the Commissioners Court or Executive Director of Infrastructure Services in Bexar County.
    • Recording an approved plat establishes the new legal description of the lot or lots.

    trigger: >= 2 parts

    “Subdivision plats are required any time a property or lot is divided or subdivided into 2 or more parts and must be signed and sealed by a licensed professional engineer and a licensed surveyor, reviewed by the local government entity and approved signed by the reviewing authority (Commissioners Court or Executive Director of Infrastructure Services in Bexar County).”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision platting for property or lots divided or subdivided into two or more parts in unincorporated Bexar County.
      “Subdivision plats are required any time a property or lot is divided or subdivided into 2 or more parts and must be signed and sealed by a licensed professional engineer and a licensed surveyor, reviewed by the local government entity and approved signed by the reviewing authority (Commissioners Court or Executive Director of Infrastructure Services in Bexar County).”
  • Driveway accessRequired

    A driveway or entrance connecting to a County road and involving a County-maintained right-of-way.

    • The applicant must submit a driveway application.
    • The application must include a sketch or drawing detailing the work in the right-of-way.
    • The fee is $35 for each driveway or entrance.
    • Applications are reviewed and, if approved, must be inspected by County construction inspectors.
    • The rule concerns County-maintained rights-of-way and County roads; incorporated-city requirements may also apply where relevant.

    driveway application fee: per 35 USD per driveway or entrance

    “The Public Works Department is charged with controlling all construction activities that take place in County-maintained rights-of-way.”
  • Building in a floodplainRequired

    Construction activities on property in proximity to the 1% annual-chance (100-year) floodplain, including development in the floodplain.

    • Bexar County Public Works must review all construction activities conducted on property in proximity to the 100-year floodplain.
    • A flood study conducted by a Professional Engineer may be required to determine the base flood elevation or alter floodplain limits.
    • Development in the floodplain may proceed only after numerous requirements are met and a permit is obtained.
    • The application fee is $50 per activity.
    • The Bexar County Flood Damage Prevention Court Order is effective August 22, 2023.
    • No construction, substantial improvement, or other development, including fill, may be permitted in or within 100 feet of special flood hazard areas on Bexar County FIRMs unless the cumulative effect of the development, combined with existing or anticipated future development, is demonstrated not to increase flood levels during the base flood discharge.
    • Engineered flood studies must follow the most current San Antonio River Authority regional modeling standards.
    • For subdivision proposals, the City of San Antonio Storm Water Design Criteria Manual must be included where necessary; when modeling standards conflict, the stricter standard applies.
    • The permittee is responsible for obtaining all necessary federal, state, and local licenses, approvals, or permits for which prior approval is required.
    • Approval of the permit does not create liability for Bexar County, the Flood Plain Administrator, or county officers or employees for flooding or flood damage.

    application fee: per 50 USD per activity · special flood hazard area proximity: <= 100 feet (Development within or within 100 feet requires the stated no-increase-in-flood-level demonstration.)

    “WHEN IS A FLOODPLAIN PERMIT REQUIRED 1. When working on a property that: a. Has FEMA floodplain on it b. Within 100 ft of the FEMA floodplain”
  • Permit feesVariable (with conditions)

    Bexar County building permits for regulated commercial, public-accessible, and multi-family construction in unincorporated areas.

    • The cost is based on an escalating fee schedule approved by the Commissioners Court.
    • The permit fee includes all required inspections and issuance of the final Certificate of Occupancy (Compliance).
    • The exact fee should be obtained from the Fire Code Section using the building's total construction cost.
    • The minimum cost of construction is calculated at $25.00 per square foot.
    • Permit fees are non-refundable and may be paid by cash, check, or money order; cash payments require the exact amount.

    minimum construction-cost basis: 25 USD per square foot

    “The cost of a building permit is based on an escalating fee schedule approved by the Commissioners Court.”
  • Permit processPublished (with conditions)

    Bexar County building-permit process for regulated construction in unincorporated areas.

    • A Building Permit Authorization must be obtained from Bexar County Public Works before applying to the Fire Marshal's Office.
    • The application requires two sets of architectural plans, a completed permit application, a completed and signed BPA, and the permit fee.
    • Plans must include a site plan, floor plan, elevations for all four sides, electrical layout, and HVAC layout.
    • The County has 30 days to review and issue or deny a building permit.
    • Additional permits or work authorizations may be required after plan review.

    review deadline: 30 days

    “Before applying for a building permit, a Building Permit Authorization (BPA) must be obtained from Bexar County Public Works.”

Texas rules that apply here

  • Owner-builder exemptionConditional

    An owner performing electrical, plumbing, or air-conditioning and refrigeration work on the owner's own residence or homestead in Texas.

    • Electrical work is exempt from state electrician licensing when performed on a dwelling the person owns and resides in.
    • Plumbing is exempt from state plumbing licensing when performed by the property owner in the property owner's homestead.
    • Air-conditioning and refrigeration contracting is exempt from the applicable state registration requirements when performed in a building owned solely by the person as the person's home.
    • These exemptions do not establish a blanket exemption for every construction trade or contractor-regulated activity.
    “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.”
    One more reviewed finding on this topic
    • 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”
  • 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.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Short-term rentals — Short-term rental use in Bexar County, including unincorporated areas and incorporated municipalities.

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 Bexar 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)

Texas Water Code §36.117 / TWDB ↗
  • Hill Country Priority Groundwater Management Areapartial of county

    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.

    TCEQ — Priority Groundwater Management Areas ↗

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 Bexar County, Texas

Is Bexar County a good place to live off-grid or homestead?

Bexar County scores 42/100 on the Bolthole Index, a marginal county profile. Its strengths: low administrative friction for a quiet rural property and a stronger property-autonomy legal backdrop. Watch-outs: about 846,065 people within a 30-minute drive.

Do you need a building permit in Bexar County, Texas?

Bexar County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Bexar County Environmental Services (Public Works) - TCEQ OSSF authorized agent. 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 Bexar County?

Living in an RV on your own land in Bexar County is allowed: Unincorporated Bexar County: no county rule sets this, because Bexar County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Bexar County's own reviewed answer confirms it has no county-wide zoning. 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 Bexar County, Texas?

Land in Bexar County runs about $7,540 per acre, based on the latest county data.

What is the water situation in Bexar County?

Bexar County gets about 31.4" of rain a year, with severe drought in roughly 28.4% of years. On water rights, Bexar 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 Bexar County?

A representative private-land location has about 846,065 people within a 30-minute drive and 5,363,230 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.

How Bexar compares in Texas

Compare side-by-side →See all 254 Texas counties ranked →