Building permits, zoning and land rules in Blanco County, Texas
56Index Score / 100 #113 of 254 in Texas
In unincorporated Blanco County, Texas, the county Fire Code requires building permits for public buildings, commercial establishments and multifamily dwellings with four or more units; its cited provisions do not create a general building-permit requirement for an ordinary single-family home12. Unincorporated land has no county zoning3. The county separately regulates subdivisions, septic systems, floodplain development and certain roads4567.
At a glance
Building permit
Fire Code permit required for public, commercial and covered multifamily buildings; confirm an ordinary home's status with Development Services1
Zoning
No county zoning on unincorporated land; the cities of Blanco and Johnson City have their own zoning389
Septic permits
Blanco County OSSF Program, TCEQ's own authorized agent for the county; $300-$375 for a single-family system10111213
RV / tiny home parks
Allowed only as an approved RV, Tiny Home or campground park (15 units/acre max) with an infrastructure plan; not addressed for a single home on your own land1415
Minimum home size / lot size / setbacks
No county minimum home size, lot size, lot coverage or height rule on unincorporated land; subdivision plats can carry county setbacks and private restrictions316
Well permit
All wells must be registered with the Blanco-Pedernales Groundwater Conservation District; an operating permit is needed only above 25,000 gallons/day17
Owner-builder
Qualifying homeowners may self-install a septic system with county approval; limited state trade-license exemptions also apply181920
Driveway to a county road
Permit required from the County Commissioner's Office, $100 fee, 40-foot setback from the right-of-way7
Fire Code building permits for public/commercial/multifamily buildings, subdivision plat review, RV/Tiny Home/campground park approval, floodplain development review, and driveway/911-addressing applications for unincorporated Blanco County
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Do you need a building permit in Blanco County, Texas?
Blanco County's Fire Code building permit applies to covered construction rather than every project. In unincorporated Blanco County, the code covers public buildings, commercial establishments and multifamily dwellings with four or more units; the cited provisions do not establish a general building-permit requirement for ordinary single-family construction12. A covered project needs a building permit before construction or substantial improvement begins, and the application requires two complete sets of scaled construction and site plans plus the applicable fee21. Texas exempts an owner from state trade licensing for specified electrical, plumbing, and air-conditioning or refrigeration work on the owner's own residence or homestead20. Those trade-license exemptions do not waive applicable county approvals20. Ask Blanco County Fire Marshal & Development Services to confirm the approvals for a specific single-family project before work begins22.
Who is Blanco County's building and development office, and how do you reach them?
Blanco County Fire Marshal & Development Services handles Fire Code building permits, subdivision plats, RV and tiny-home park approval, floodplain review, driveway applications and addressing22. Its mailing address is PO Box 471, Johnson City, TX 78636, and its temporary office is at 200 North Ave. G in Johnson City22. For a covered public, commercial or multifamily project, the permit holder must allow scheduled or unscheduled Fire Marshal inspections, and the contractor must arrange sufficient inspections by an engineer, architect or ICC-certified building official before requesting the final inspection23. After a compliant final occupancy inspection, the Fire Marshal issues a Certificate of Compliance; a covered building found noncompliant may not be occupied until that certificate is issued24. A change of occupancy or use requires an inspection and a new Certificate of Occupancy24. The cited Fire Code provisions do not establish general inspection or occupancy-certificate requirements for ordinary single-family homes; ask Development Services about the specific project252622.
Does Blanco County have zoning?
Unincorporated Blanco County has no county zoning ordinance, so no county rule sets minimum dwelling size, minimum lot size, lot coverage, building height or accessory dwellings there3. The county does regulate subdivision platting under its development rules4. Municipal rules are separate: the City of Blanco has mapped zoning districts, and Johnson City has its own zoning ordinance and official map89. Property in a city's extraterritorial jurisdiction may also fall under city jurisdiction rather than county jurisdiction, depending on the applicable arrangement27. Subdivision controls still matter: residential sites governed by the county subdivision rules have a 50-foot front setback and 10-foot side and rear setbacks, and recorded private covenants may require more16. Ask Development Services to confirm the parcel's jurisdiction and plat restrictions before designing around those limits22.
How do septic permits work in Blanco County?
Blanco County is the permitting authority for septic systems through its OSSF Program101128. County rules require connection to an approved community sewage system where possible; otherwise the property needs a properly located, designed, approved and operating OSSF, with a county septic permit obtained before construction5. A single-family application and construction permit costs $300, or $375 when a licensed professional design is required, and remains valid for one year18. Blanco County's application accommodates a qualifying homeowner self-install, but county approval, site evaluation, construction plans and the state eligibility conditions still apply1819. Only 0.8% of county soils are free of severe limitations for a conventional drain field, so arrange the site evaluation early29. Texas's statewide 10-acre exemption applies only if every listed condition is met, including a site evaluation, one home on the tract, 100-foot property-line clearance and on-site effluent disposal30.
Can you put an RV, tiny home, or manufactured home on your land in Blanco County?
For a licensed RV, Tiny Home or campground park, yes, with real conditions: the owner needs an approved infrastructure development plan meeting county standards, submitted to the Commissioners' Court, and the park is capped at 15 units per acre with parking for at least five RVs at the park office14. The county specifically defines a Tiny Home as under 600 square feet; if it's on a mobile platform rather than a permanent foundation, it's treated as an RV and must follow RV park rules15. What the county's rules do not address is a single RV or tiny home on your own private land outside a licensed park — that scenario isn't covered by the park regulations, and no other official Blanco County source located for this guide states a rule either way, so ask before assuming it is unrestricted despite the county's lack of zoning. No county zoning rule limits a manufactured home or temporary camping on unincorporated land3; septic, floodplain and subdivision plat restrictions still apply.
Building a home in Blanco County: the steps, in order
Confirm whether the parcel is in unincorporated Blanco County, a city or a city's extraterritorial jurisdiction, because the responsible authority can change27.
If dividing land, submit the plat for Commissioners' Court approval and County Clerk recording unless an accepted exemption applies; an incomplete plat does not reach the court, and conditional approval does not authorize construction431.
Register a proposed well with the Blanco-Pedernales Groundwater Conservation District before drilling and arrange the septic site evaluation and county OSSF permit1712.
Obtain a county-road driveway permit or use TxDOT's process for state-highway access732.
Ask Development Services to confirm the approvals for the specific home; covered public, commercial and multifamily construction needs its Fire Code building permit before work begins221.
What to check before you buy land in Blanco County
Water and septic deserve early due diligence: only 0.8% of county soils avoid severe limitations for a conventional drain field, severe drought occurs in 38% of years, and annual precipitation is about 33 inches293334. Confirm expected well yield and whether the proposed use crosses the groundwater district's 25,000-gallon-per-day operating-permit threshold17. Check the recorded plat, easements and private restrictions, especially if the tract came from an agricultural division whose qualifying use may later end35. For subdivision land in a special flood hazard area, the plat must show floodplain acreage, and fill or construction needs an engineer's certification that it will not raise base-flood levels6. Finally, budget around an effective property-tax rate near 1% and a median annual bill of about $4,1343637.
Watch-outs
We could not confirm a rule for one RV or tiny home on private land outside a licensed park; Blanco County's published park rules do not answer that question, so ask Development Services before moving one onto the parcel141522.
We could not confirm a county short-term-rental rule; ask Development Services and the relevant city if the property is inside municipal limits2227.
A county Fire Code building permit does not replace subdivision, septic, floodplain or road-access approvals that may apply separately24567.
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.
Blanco County highlighted among the Texas counties · colored by Index score
How Blanco County scores
Seclusion47100% ev.
Self-Sufficiency4796% ev.
Admin Boringness7290% ev.
Durability29100% ev.
Property Autonomy71100% ev.
Carry Cost65100% 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 →
$575kTypical home
1%Property tax
$3,342Land / acre
33"Annual rain
38% of yrsSevere drought
31.6 / yr (+23.2)Mid-century 100°F days
26 daysMid-century dry spell
2.32" (+9%)Mid-century 1-day rain
1.42×Wildfire change factor
100%Forward climate coverage
$2,453Home insurance / yr
3.9% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
11,465People within 30 min
6,105,130People within 2 hr
16,254Radius comparison (15 mi)
18.4People / sq mi
0.1%Federal land
88.9%Land at 15% slope or less
0.8%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Blanco 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.
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Blanco County rules
Building permitLimited
Construction or substantial improvement of public buildings, commercial establishments, and multi-family residential dwellings with four or more units in unincorporated Blanco County.
The Fire Code applies in unincorporated areas of Blanco County.
The covered construction or substantial improvement must begin on or after the Code’s effective date.
No person may perform or authorize covered construction or substantial improvement without first securing a permit under the Code.
The permit application requires two complete sets of scaled construction and site plans, specified safety information, and a permit fee under Section 8.3 and Exhibit B.
The Fire Marshal may require additional information, drawings, specifications, or documents.
The Code does not expressly resolve whether ordinary one- to three-unit single-family residential construction requires a county building permit.
minimum multifamily dwelling size: >= 4 units (The Code separately lists public buildings and commercial establishments.) · permit issuance deadline: 30 days (If the Fire Marshal neither issues nor denies a compliant application within 30 days after receiving the application and fee, the construction or substantial improvement is approved for purposes of the Code.) · permit start deadline: 180 days (Two six-month extensions may be obtained upon written request.)
“The Code shall apply to public buildings, commercial establishments, and multi-family residential dwellings with four or more units for which construction or substantial improvements, as defined in this Code, begins on the effective date of this fire Code. [...] No person shall perform or authorize construction or substantial improvement within the unincorporated areas of Blanco County without first securing a permit under this Code.”
2 more reviewed findings on this topic
Limited — Construction or substantial improvement of public buildings, commercial establishments, and multi-family residential dwellings in unincorporated Blanco County.
“No person shall perform or authorize construction or substantial improvement within the unincorporated areas of Blanco County without first securing a permit under this Code.”
Limited — Initial permanent construction and substantial improvements of public buildings, commercial establishments, and multi-family residential dwellings in unincorporated Blanco County.
“No person shall perform or authorize construction or substantial improvement within the unincorporated areas of Blanco County without first securing a permit under this Code.”
Owner-builder exemptionConditional
Self-installation of an onsite sewage facility in Blanco County under the County OSSF permitting process.
Blanco County requires an OSSF permit application and approved construction materials before authorization to construct and operate the system.
The applicant must identify the property owner and provide a current property tax receipt showing ownership and legal property description.
The applicant must provide a complete site evaluation and construction plan with required setbacks, dimensions, and specifications.
The application includes an owner statement acknowledging the TCEQ self-install rule and disclaiming County liability for the self-install.
The County OSSF fee schedule is effective October 2025; fees are non-refundable.
For a single-family residence, the application and permit fee is $300; if a licensed professional design is required, the fee is $375.
Permits are valid for one year only.
Other applicable TCEQ and County conditions remain applicable, including the TCEQ conditions for homeowner ownership, capability, no development for sale or lease, local approval, and licensed assistance.
single-family residence OSSF application and permit fee: 300 USD (Effective October, 2025; all fees are non-refundable) · single-family residence OSSF fee with licensed professional design: 375 USD (Effective October, 2025; all fees are non-refundable) · permit validity: 1 year
“I have read the TCEQ rule for self-installs and will not hold Blanco County liable for my self-install.”
Building code adoptedPartial
The Blanco County Fire Code in unincorporated Blanco County for public buildings, commercial establishments, and multifamily residential dwellings with four or more units when construction or substantial improvements begin on or after the code's effective date.
The code applies in unincorporated areas of Blanco County.
Covered uses are public buildings, commercial establishments, and multifamily residential dwellings with four or more units.
The code concerns fire-safety requirements and incorporates the International Fire Code 2015 Edition, subject to the code's additions, insertions, deletions, and changes.
A permit is required before construction of a covered public building, commercial establishment, or multifamily residential dwelling begins.
Fees are set by the Commissioners Court and paid when plans are submitted unless other arrangements are approved by the County Auditor.
The County Fire Marshal administers, issues permits under, and enforces the code.
The County Fire Marshal page states adoption on August 24, 2021 and effectiveness on October 1, 2021.
multifamily dwelling threshold: >= 4 units · effective date: 2021-10-01
“The Code shall apply to public buildings, commercial establishments, and multi-family residential dwellings with four or more units”
One more reviewed finding on this topic
Partial — Public buildings, commercial establishments, and multi-family residential dwellings with four or more units in unincorporated Blanco County, where construction or substantial improvements begin on or after the Fire Code's effective date.
“This Code applies in unincorporated areas of Blanco County, Texas, after the effective date of this Code.”
InspectionsLimited
Covered public buildings, commercial establishments, and multi-family residential dwellings with four or more units constructed or substantially improved under the Blanco County Fire Code in unincorporated Blanco County.
Permit holders must allow the Fire Marshal to inspect the work; scheduled or unscheduled inspections may be made as necessary to enforce the Code.
The contractor must ensure an engineer, architect, or ICC-CBO has made sufficient inspections to complete the Request for Final Inspection form.
The request must be signed and sealed by a Texas-licensed engineer, Texas-registered architect, or ICC-CBO.
If the building has an automatic fire protection system, Form 009 from the State Fire Marshal’s Office must be included.
A final occupancy inspection is required before the Fire Marshal issues a Certificate of Compliance.
Additional fees may be assessed for inspections required because of non-compliance.
The Code does not expressly resolve inspection requirements for ordinary one- to three-unit single-family construction.
additional inspection fee: may be assessed (Applies when additional inspections are required due to non-compliance; fees are under Section 8.3 and Exhibit B.)
“Allow the Fire Marshal to inspect the work pursuant to a permit. The Fire Marshal may make as many scheduled or unscheduled inspections as deemed necessary to enforce this Code. [...] Once the Fire Marshal receives a request for final inspection and determines, after a final occupancy inspection is conducted, that the construction or substantial improvement complies with this Code, the Fire Marshal will issue a Certificate of Compliance.”
2 more reviewed findings on this topic
Limited — Fire-code inspections for permitted public buildings, commercial establishments, and multi-family residential dwellings in unincorporated Blanco County.
“Allow the Fire Marshal to inspect the work pursuant to a permit. The Fire Marshal may make as many scheduled or unscheduled inspections as deemed necessary to enforce this Code.”
Limited — Fire Code inspections for public buildings, commercial establishments, multi-family residential dwellings, and covered substantial improvements in unincorporated Blanco County.
“Allow the Fire Marshal to inspect the work pursuant to a permit. The Fire Marshal may make as many scheduled or unscheduled inspections as deemed necessary to enforce this Code.”
Certificate of occupancyLimited
Final occupancy review and Certificate of Compliance/occupancy-related approval for covered public buildings, commercial establishments, multi-family residential dwellings, and covered occupancy changes in unincorporated Blanco County.
After a final occupancy inspection, the Fire Marshal issues a Certificate of Compliance if the construction or substantial improvement complies with the Code.
A covered building, commercial establishment, or multi-family residential dwelling found noncompliant may not be occupied until the Certificate of Compliance is issued.
The fee schedule states that change-of-use inspection includes issuance of a new Certificate of Occupancy.
Additional inspection fees may be assessed for non-compliance.
change of occupancy use inspection fee: 150 USD (The fee covers the required inspection and issuance of a new Certificate of Occupancy for an occupancy area changed to a new occupancy or use.) · minimum submitted plans fee: 50 USD (The fee schedule states this is the minimum fee for all submitted plans and specifications.)
“Once the Fire Marshal receives a request for final inspection and determines, after a final occupancy inspection is conducted, that the construction or substantial improvement complies with this Code, the Fire Marshal will issue a Certificate of Compliance.”
2 more reviewed findings on this topic
Limited — Certificate of Compliance or Certificate of Occupancy procedures for public buildings, commercial establishments, and multi-family residential dwellings regulated by the Blanco County Fire Code in unincorporated Blanco County.
“This fee covers the required inspection necessary to ensure compliance with the adopted Fire Code, and issuance of a new Certificate of Occupancy for an occupancy area that has changed from one occupancy/business use to a new occupancy/use.”
Limited — Covered Fire Code projects and occupancy changes in unincorporated Blanco County.
“No person shall occupy a public building, a commercial establishment, or a multi-family residential dwelling that the Fire Marshal determines, after inspection, not to be in compliance with this Code unless and until a Certificate of Compliance is subsequently issued for such building, establishment or dwelling. [...] This fee covers the required inspection necessary to ensure compliance with the adopted Fire Code, and issuance of a new Certificate of Occupancy for an occupancy area that has changed from one occupancy/business use to a new occupancy/use.”
Local zoningVaries (with conditions)
Zoning across Blanco County, aggregating county subdivision jurisdiction outside incorporated municipalities and municipal zoning within incorporated municipalities; the county itself does not administer each municipal zoning ordinance.
Blanco County subdivision rules apply outside incorporated city boundaries.
Property within an incorporated city or its ETJ may be subject to that city's jurisdiction under interlocal agreements or a memorandum of understanding.
Municipal zoning rules and maps must be checked for the applicable incorporated municipality.
“property located both within the City Limits and/or ETJ of an incorporated city and also located in Blanco County, are subject to separate Regulations; the property located in the ETJ is under jurisdiction of the City and the property located in the County is under jurisdiction of the County unless Blanco County and the City have previously entered into a Memorandum of Understanding (MOU) granting the City exclusive jurisdiction.”
Zoning districts · by state lawNo county rule
Unincorporated Blanco County: no county rule sets this, because Blanco 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 co.blanco.tx.us.
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 Blanco County: no county rule sets this, because Blanco 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 co.blanco.tx.us.
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 size · by state lawNo county rule
Unincorporated Blanco County: no county rule sets this, because Blanco 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 co.blanco.tx.us.
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.”
SetbacksSpecified
Residential building sites fronting on a state highway, county road, or other road subject to regulation by the Commissioners’ Court, and commercial/public-access developments, in unincorporated Blanco County subdivisions.
Residential building sites require a 50-foot minimum front setback and side and rear setbacks of at least 10 feet.
A developer may impose larger setbacks through restrictive covenants, which must be shown on the plat.
At intersections, sufficient sight-distance setback is required for stopping distance at the posted speed limit.
Commercial and public-access developments require at least 50 feet from the front, sides, and rear of the subject property.
front setback: >= 50 feet (Residential building sites fronting on a state highway, county road, or other road subject to Commissioners’ Court regulation) · side setback: >= 10 feet (Residential building sites) · rear setback: >= 10 feet (Residential building sites) · commercial/public-access setback: >= 50 feet (Front, sides, and rear)
“For public health, safety, and welfare purposes, building setbacks for commercial and public access developments shall be at least 50 feet from the front, sides and rear of the subject property.”
Lot coverage · by state lawNo county rule
Unincorporated Blanco County: no county rule sets this, because Blanco 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 co.blanco.tx.us.
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 Blanco County: no county rule sets this, because Blanco 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 co.blanco.tx.us.
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 RVLimited
Occupancy of recreational vehicles in a recreational vehicle park or campground outside incorporated municipalities in Blanco County.
The use must be developed as a recreational vehicle park or campground.
An infrastructure development plan meeting section 120.003 standards is required.
Completed plans must be submitted to the Commissioner for approval before construction; construction may not begin before approval.
The Commissioners’ Court must approve or reject completed plans in writing within 30 days; failure to reject within that period constitutes approval.
Recreational vehicle parks are limited to 15 units per acre.
Each park must provide parking at the park office for at least five recreational vehicles.
The rules are not exclusive; subdivision rules, public-health requirements, and other state or federal requirements may also apply.
The rules define an RV as not intended for permanent dwelling, although it may sometimes be used for that purpose.
maximum recreational vehicle density: <= 15 units per acre · plan decision period: 30 days (Failure to reject within the period constitutes approval) · park office parking: >= 5 recreational vehicles minimum · filing fee: 2500 USD (Fees are established by the Commissioners’ Court) · pad fee: 175 USD (Includes $100 septic and $75 911 addressing)
“The owner of land located in Blanco County outside the limits of a municipality who intends to use the land for a Recreational Vehicle or a Tiny Home Park or a Campground must have an infrastructure development plan prepared which complies with the minimum infrastructure standards that are set out below in section 120.003.”
Camping on your land · by state lawNo county rule
Unincorporated Blanco County: no county rule sets this, because Blanco 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 co.blanco.tx.us.
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 homesLimited
Tiny Home occupancy in Tiny Home parks or campgrounds outside incorporated municipalities in Blanco County.
The county defines a Tiny Home as a home under 600 square feet, on either a mobile platform or permanent foundation.
A Tiny Home on a mobile platform is considered an RV and must comply with RV rules.
The use must be developed as a Tiny Home park or campground with an approved infrastructure development plan.
Tiny Homes are limited to 15 units per acre.
Tiny Home parks must meet applicable road, drainage, water, sewage, accessibility, fire, waste, and subdivision requirements.
A Tiny Home need not have a service building if each unit has a washer, dryer, and full bath.
tiny home floor area threshold: < 600 square feet · maximum tiny home density: <= 15 units per acre · filing fee: 2500 USD (Fees are established by the Commissioners’ Court) · pad fee: 175 USD (Includes $100 septic and $75 911 addressing)
“Tiny Home: Any home that falls under 600 square feet, which may be built on either a mobile platform or a permanent foundation. Tiny homes built on a mobile platform are considered to be an RV and must abide with the RV rules and regulations.”
Manufactured homes · by state lawNo county rule
Unincorporated Blanco County: no county rule sets this, because Blanco 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 co.blanco.tx.us.
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 Blanco County: no county rule sets this, because Blanco 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 co.blanco.tx.us.
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 (with conditions)
Private on-site sewage facilities in Blanco County.
The application identifies the Blanco County OSSF Inspector.
Construction requires a permit; operation requires a license upon satisfactory completion.
“Blanco County has been designated by TCEQ as the authorized agent”
Septic permitRequired
Construction of a private on-site sewage facility in Blanco County.
A license to operate is issued only upon satisfactory completion.
The checklist requires a complete site evaluation and construction plan with required setbacks, dimensions, and specifications.
Professional design is required when applicable.
For systems requiring surface application, an Affidavit to the Public must be filed with the Blanco County Clerk; the filing fee is $21.00.
For aerobic treatment systems, the application requires a maintenance contract with the installer.
All subdivisions platted after 1998 require a 50-foot drain-field setback from the property line.
Land platted after 1998 requires at least five acres for a septic system and well.
The checklist states permits are valid for one year only and all fees are non-refundable.
The fee schedule is effective October 2025.
minimum tank capacity: >= 1000 gallons · drain field setback: 50 feet (All subdivisions platted after 1998.) · minimum parcel area: >= 5 acres (Land platted after 1998 for septic system and well.) · single-family-residence application and construction permit fee: 300 USD (Fee schedule effective October 2025; all fees non-refundable.) · permit validity: 1 year
“I hereby request an application for a permit to construct”
Off-grid sanitationLimited
Residential dwellings and other activities generating sewage or wastewater in Blanco County areas under Blanco County jurisdiction, including unincorporated county property outside incorporated-city and applicable ETJ jurisdiction.
An adequate sewage-treatment and disposal system is required: either connection to an approved community sewage-disposal system or a properly located, designed, approved, and operating OSSF.
Connection to a community sewage-disposal facility or system is preferred and is required where possible; an OSSF is therefore not an unrestricted alternative.
Before construction of an OSSF begins, a permit must be obtained from the Blanco County Inspector’s Office.
Any OSSF must comply with Chapter 285, Title 30, Texas Administrative Code, and Blanco County OSSF rules and regulations.
For individual OSSFs in a subdivision, purchasers are responsible for obtaining County approval and constructing the OSSF before occupancy.
No Blanco County septic permit may be issued for a lot in a subdivision whose plat has not been approved and recorded, or whose applicable standards have not been fully met.
The County regulations expressly exclude property located wholly within an incorporated city or its ETJ from County jurisdiction; such property is under the city’s exclusive jurisdiction. For property partly in an incorporated city or ETJ and partly in the County, the ETJ portion is under city jurisdiction and the County portion is under County jurisdiction unless an MOU grants the city exclusive jurisdiction.
Property in the City and/or ETJ of the Town of Round Mountain is subject to the most stringent subdivision regulations of Round Mountain or Blanco County.
The County fee schedule states: OSSF Fees (Specific) See OSSF application for Fees.
“Every tract of land in the County that has a residential dwelling or any activity that generates any sewage or wastewater shall have an adequate system for treating and disposing of sewage and wastewater either by: (l) Connection to an approved community sewage disposal system; or (2) A properly located, designed, approved, and operating OSSF. Connection to a community sewage disposal facility and system is preferred and shall be required where possible.”
One more reviewed finding on this topic
Limited — Individual OSSF systems proposed for subdivisions outside incorporated city boundaries in Blanco County.
“304.110 Blanco County has been designated by TCEQ as the authorized agent for the licensing and regulation of OSSF's. Before any person begins construction of an OSSF, a permit must be obtained from the Blanco County Inspector’s Office.”
Well permitLimited
Wells located in Blanco County within the Blanco-Pedernales Groundwater Conservation District.
All wells in Blanco County must be registered with the District.
A new well must be registered before drilling begins; registration serves as the drilling-authorization application.
A well capable of producing more than 25,000 gallons per day (17.36 gallons per minute) requires an operating permit.
A well or aggregate domestic, livestock, poultry, or wildlife wells incapable of producing more than 25,000 gallons per day (17.36 gallons per minute) in aggregate is exempt from the operating-permit requirement but may be subject to other District rules.
The District will not issue an operating permit for a new well proposed to withdraw groundwater from the Edwards-Trinity (Plateau), Upper Glen Rose (Upper Trinity), or Marble Falls Aquifers.
operating permit threshold: > 25000 gallons per day (Pump capability, measured as water leaves the production pipe at the well head and before subsequent plumbing or related devices.) · operating permit threshold: > 17.36 gallons per minute (Equivalent threshold stated by the District.)
“capable of producing more than 25,000 gallons per day (17.36 gallons per minute), shall obtain an Operating Permit.”
Agricultural exemptionConditional
Certain divisions of real property in unincorporated Blanco County used primarily for agricultural, farm, ranch, wildlife-management, or timber-production purposes.
The owner must not lay out a part of the tract described by section 232.001(a)(3), Local Government Code.
The land must be used primarily for agricultural use under Section 1-d, Article VIII, Texas Constitution, or for farm, ranch, wildlife management, or timber production under Section 1-d-1, Article VIII, Texas Constitution.
The exemption is from the requirement that a plat be submitted for Commissioners’ Court approval, not necessarily from every other applicable rule.
If the tract ceases to be used primarily for the qualifying use, platting requirements apply.
For exempt divisions, the owner must submit an Affidavit of Land Location & Exception; the exception is denied unless the Commissioner signs an Order of Acceptance, and if denied all platting requirements apply.
“The owner does not lay out a part of the tract described by section 232.001(a)(3) Local Government Code; and (1) the land is to be used primarily for agricultural use, as defined by Section 1-d, Article VIII, Texas Constitution; or (2) for farm, ranch, wildlife management, or timber production use within the meaning of Section 1-d-1 Article VIII, Texas Constitution. If the tract ceases to be used primarily for agricultural use or for farm, ranch, wildlife management, or timber production use, the platting requirements apply.”
Subdividing landRegulated (with conditions)
Subdivision plats and related requirements outside incorporated city boundaries in Blanco County.
A plat must be submitted to the Commissioners’ Court for approval and then filed and recorded with the County Clerk.
Property wholly within a city or city ETJ is under the city’s exclusive jurisdiction under applicable interlocal arrangements; mixed city/ETJ and county property may be subject to separate jurisdiction or an MOU.
Certain statutory divisions are exempt from plat approval but require an Affidavit of Land Location & Exception and Commissioner acceptance; if denied, all platting requirements apply.
“In accordance with the procedures set out in these Development Rules and Regulations (also referred to herein as Rules and Regulations), the plat must be submitted to the Commissioners’ Court for approval. The Commissioners’ Court may refuse to approve a plat that does not meet the requirements prescribed by these Rules and Regulations. Following Plat approval by the Commissioners’ Court, the plat shall be filed and recorded with the County Clerk.”
Driveway accessRequired
Access driveway construction or reconstruction on a Blanco County road right-of-way in unincorporated Blanco County.
The grantee is responsible for culvert costs and installation.
Construction and materials are subject to County inspection and approval.
The driveway facilities must be constructed within six months from permit issuance or the permit becomes null and void.
The County must be contacted at least 48 hours before construction.
A 40-foot setback from the County easement/right-of-way is required.
Entrances must be 90 degrees perpendicular to the county road, but may vary to a minimum of 60 degrees with Commissioner approval.
driveway permit fee: per 100 USD per entrance · setback from county easement/right-of-way: 40 feet · minimum entrance angle: >= 60 degrees (90 degrees is the standard; minimum allowed with Commissioner approval) · preconstruction notice: >= 48 hours · permit construction deadline: 6 months (from issuance date)
“316.200 Prior to constructing a private, public access, or commercial driveway entering a County Road, the property owner shall obtain a permit from the County Commissioner’s Office.”
Building in a floodplainLimited
Subdivision development in special flood hazard areas or the 100-year floodplain outside incorporated cities in Blanco County.
Encroachments, including fill, new construction, substantial improvements, and other developments, are prohibited unless a licensed professional engineer certifies that the encroachments will not increase flood levels during base-flood discharge.
If that certification is satisfied, new construction and substantial improvements must comply with all applicable flood-hazard-reduction provisions.
Plat materials must show floodplain areas and, for lots wholly or partly in the floodplain, net acreage outside the floodplain.
floodplain cross-section spacing: <= 200 feet maximum (one or more cross sections per lot may be required) · outside-floodplain acreage precision: 0.1 acre (for lots wholly or partially in the floodplain)
“Encroachments are prohibited, including fill, new construction, substantial improvements, and other developments, unless certification by a licensed professional engineer is provided demonstrating that encroachments shall not result in any increase in flood levels during occurrence of base flood discharge.”
Permit feesPublished (with conditions)
County subdivision, access, floodplain-review, and OSSF permit fees for development outside incorporated cities in Blanco County.
The development rules state that applicable fees are based on the fee schedule in effect at the time of plat filing.
OSSF fees are governed by the separate OSSF fee schedule effective October 2025 and are non-refundable.
Commercial OSSF design fees are determined by design size.
plat application fee: 1500 USD (plus $150 per lot) · engineer review fee: 1500 + 150 per lot USD (plus consultant reimbursement if more than 2 reviews are required) · FEMA development review fee: 750 USD (plus consultant reimbursement) · driveway to county road: 100 USD · SFR OSSF application and construction permit: 300 USD · SFR OSSF with licensed professional design: 375 USD
“Application Fee $1500 Plus $150/Lot Engineer Review Fee $1500 + $150/lot (plus, reimbursement of consultant cost if more than 2 reviews are required) FEMA Development Review Fee $750 + reimbursement of consultant cost Driveway to County Road $100”
Permit processPublished (with conditions)
Subdivision plat approval and related development review outside incorporated cities in Blanco County.
A noncompliant plat is administratively incomplete and will not be presented to Commissioners’ Court until the County Judge’s Office determines it complete.
After administrative completeness, the respective commissioner places the plat on the next regular Commissioners’ Court agenda.
Conditional approval does not authorize construction until all identified matters are satisfied.
The rules apply to subdivisions outside incorporated city boundaries.
plat approval expiration: 1 year (from date of approval if no progress is made)
“202.350 A Plat that does not comply with these Rules and Regulations shall be considered administratively incomplete and will not be presented to Commissioners’ Court until it is determined by the County Judge’s Office to be administratively complete.”
County-wide zoningAbsent
Blanco County has no zoning; the Commissioners' Court regulates only the subdivision process in unincorporated areas, consistent with Texas counties lacking general zoning authority.
OSSF installation and, where applicable, maintenance inspections in Texas
Authorized agents or their designated representatives inspect system installation.
Some permitting authorities impose more stringent requirements.
Maintenance-provider inspection and reporting requirements apply to systems and circumstances governed by 30 TAC §285.91(4).
Electronic monitoring may reduce reporting to every six months where the stated monitoring conditions apply.
reduced maintenance reporting interval with qualifying electronic monitoring: 6 months (only where the system uses the specified electronic monitoring, automatic notification, and disinfection monitoring)
“Many times, the AA has a "designated representative" (DR) to assist them with their responsibilities, which include reviewing plans for constructing, altering, extending or repairing each OSSF; issuing permits; and inspecting system installation. [...] If the system uses an electronic monitor, automatic radio or telephone to notify the maintenance provider of system or component failure and to monitor the amount of disinfection in the system, reporting may be reduced to every six months.”
One more reviewed finding on this topic
Limited — OSSFs using secondary treatment or drip irrigation in Texas.
“A system using secondary treatment or drip irrigation must be inspected by a valid maintenance company once every four months, or be maintained by the single family homeowner, where allowed.”
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 Blanco County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Local zoningPresent (with conditions)
Properties within the City of Johnson City, Texas, in Blanco County, that are shown in a zoning category on the City's Official Zoning Map.
The zoning districts and boundaries are those indicated on the Official Zoning Map.
Properties shown within a particular zoning category are zoned to comply with the City's zoning ordinance.
The ordinance was adopted April 15, 2025 and takes effect immediately after passage and publication as required by governing law.
“The zoning districts and boundaries indicated upon said map are hereby declared to be the official zoning districts and boundaries for the city.”
3 more reviewed findings on this topic
Present (with conditions) — Land within the City of Blanco, Texas.
“2021 Zoning Map Approved on 12-7-21 (PDF)”
Present (with conditions) — Zoning within the City of Johnson City municipal limits.
“No land or structure can be used or arranged for any purpose or manner other than that permitted as a use in a particular Zoning District. A new building or structure shall not be erected, nor shall an existing building or structure be moved, altered, added to, or enlarged, except as permitted under this Ordinance.”
Present (with conditions) — Land within the City of Blanco, Blanco County, Texas.
“2021 Zoning Map Approved on 12-7-21 (PDF)”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Mandatory utility hookup — Water or sewer utility-connection requirement in Blanco County.
Short-term rentals — Short-term rental use in Blanco 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 Blanco 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 Blanco County, Texas
Is Blanco County a good place to live off-grid or homestead?
Blanco County scores 56/100 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 Blanco County, Texas?
Blanco 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 Blanco County OSSF Program (TCEQ 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.
How much does land cost in Blanco County, Texas?
Land in Blanco County runs about $3,342 per acre, based on the latest county data.
What is the water situation in Blanco County?
Blanco County gets about 33" of rain a year, with severe drought in roughly 38% of years. On water rights, Blanco 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 Blanco County?
A representative private-land location has about 11,465 people within a 30-minute drive and 6,105,130 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.
