Bolthole Index

Freestone County, Texas

Building permits, zoning and land rules in Freestone County, Texas

76Index Score / 100
#29 of 254 in Texas

Unincorporated Freestone County, Texas requires no general building permit and has no countywide zoning12. Construction in a mapped flood hazard area still needs a county floodplain development permit3. Septic permits come from the county's own on-site sewage program, a state-authorized agent4. Cities such as Fairfield run their own residential building permits5.

At a glance

Building permit
No general county building permit; a floodplain development permit applies in flood hazard areas16
Zoning
No countywide zoning; Wortham's current code has no codified zoning provisions278
Septic permit
Required through the county's own OSSF program; $310 for a single-family application49
RV, tiny home & manufactured home living
Unrestricted by county rule, since Freestone County has no zoning authority10
Septic soil suitability
About 26% of soils have no severe limitation for a conventional drain field11
Owner-builder exemption
Yes, for installing your own industrialized/modular home, via a $75 non-refundable state registration1213
Subdividing land
A plat and Commissioners' Court authorization are required outside city limits14

Who to call

Septic permits

Freestone County Services (OSSF Designated Representative)

Freestone County's own on-site sewage facility (septic) permits and inspections, as the county is a TCEQ-authorized agent; also handles 9-1-1 addressing

(903) 389-8884

county.services@co.freestone.tx.us

Freestone County Courthouse, 118 E. Commerce, Rm. 305, Fairfield, TX 75840

Online permits →

Floodplain permits

Freestone County Floodplain Administrator (Emergency Management)

Reviews Freestone County floodplain development permit applications for new construction, substantial improvements, fill placement or alteration of a natural waterway or drainage course

(903) 390-8900

118 E. Commerce St, Rm. 205, Fairfield, TX 75840

Also useful

Freestone County Judge

Chairs the Commissioners' Court, which authorizes subdivision plats; the office to start with for any land-use question, since Freestone County has no building or planning department

(903) 389-3335

Freestone County Courthouse, 118 East Commerce Street, Fairfield, TX 75840

Roads & driveways

Freestone County Commissioners Court (Road Precincts)

County roads are maintained by four numbered precincts, each with its own commissioner; a Special Road Use Agreement for work affecting a county road is filed with the County Judge's office

(903) 389-3335

Freestone County Courthouse, 118 East Commerce Street, Fairfield, TX 75840

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

Going off-grid in Freestone 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 Freestone County, Texas?

No general building permit is required to build a home on unincorporated land in Freestone County; Texas law gives counties no authority to require one outside a few narrow exceptions1. The one county permit that reaches house construction is the floodplain development permit: the county's application covers residential construction, mobile homes, fill and substantial improvements, costs $25, and requires plans if the building is in a flood plain6. Inside cities the rules differ; Fairfield, for example, asks for a residential building permit application with a code checklist5. We could not confirm whether Freestone County requires a certificate of occupancy for a new home, so ask the County Judge's office15. Those exceptions reach only counties with more than 250,000 people, or a county next to one, which may adopt a fire code covering commercial, public and larger multifamily buildings, or an optional residential construction standard; no official Freestone County resolution or order adopting either was found1. If you're installing an industrialized or modular home yourself, Texas requires all program inspections to finish with no outstanding violations before the state issues a final on-site inspection report16. A homeowner can register to do that installation work personally, or through independent contractors, for a $75 non-refundable state registration fee, as long as the industrialized builder itself doesn't complete the covered work1213.

Does Freestone County have zoning?

Freestone County enforces no countywide zoning; Texas law grants zoning power only to specific counties and areas, and Freestone County is not among them27. The county therefore sets no minimum lot size, setback, lot-coverage limit or building-height limit for unincorporated land10. Wortham's current municipal code has no codified zoning provisions because its zoning chapter is reserved for future use, but that does not rule out a separate uncodified map, ordinance or pending measure; ask the City of Wortham before building there8. Dividing land outside city limits is different: a subdivision plat must be prepared by a licensed engineer or surveyor, filed with the County Clerk, and submitted through the County Judge to the Commissioners' Court at least 14 days before a vote; the Court must act within 60 days of a complete application14. No construction in an affected subdivision can begin until the plat and plans are authorized and filed17. Driveways crossing drainage courses in a covered subdivision need permanent drainage structures set by the Commissioners' Court18.

How do septic permits work in Freestone County?

Freestone County runs its own on-site sewage facility (OSSF) program as a TCEQ-authorized agent, so the county itself, not the state directly, reviews and issues your septic permit19. A single-family residential application costs $310, and the county has up to five working days to approve or deny it once submitted with a site evaluation and soil analysis; the Authorization to Construct is only good for one year, after which you'd need to reapply and pay again9. After installation, the installer must schedule a final inspection with the county, and the county only issues a permit to operate once the system passes20. Soil quality is the practical hurdle: only about 25.9% of Freestone County's land carries no severe limitation for a conventional drain field under USDA data, so plenty of sites will need a more involved design and the site evaluation this program requires11. The state's separate 10-acre exception, for a single-family home on 10 acres or more meeting every TCEQ condition, can still apply even under the county's local program9.

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

Because Freestone County has no zoning authority, county rules do not restrict RV, tiny-home or manufactured-home occupancy on private land in unincorporated Freestone County, and the county sets no minimum dwelling size10. Temporary camping on private land is likewise unrestricted by county rule10. Freestone County's septic requirements still apply when a unit uses an on-site sewage facility9. Incorporated towns may have their own rules. Wortham's current code leaves its zoning chapter reserved for future use, but ask the city about any separate uncodified measure before relying on that code alone8.

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

  1. Confirm the parcel is outside any city's limits; unincorporated land needs no general building permit, while city requirements may differ15.
  2. Before you buy, ask Freestone County Services about septic feasibility; only about 25.9% of the county's soils carry no severe limitation for a conventional system1121.
  3. Apply for the county OSSF permit and pass the final inspection before using the system; the reviewed program materials list a $310 single-family application, but the county announced OSSF price changes effective April 1, 2026, so confirm the current fee with County Services9202221. The Authorization to Construct is valid for one year9.
  4. Ask the Floodplain Administrator whether the project needs the county's $25 development permit; the review covers houses, mobile homes, substantial improvements, fill and changes to waterways or drainage courses, and the permit is valid for one year323.
  5. For access to a state highway, submit TxDOT Form 1058 and wait for the executed permit before work begins24. A driveway crossing a drainage course in a regulated subdivision also needs the permanent drainage structure set by the Commissioners' Court for that subdivision18.
  6. If you're creating a new lot, budget for the county's plat application fee of $105 per plat plus $10 for each additional page, then get the plat authorized by the Commissioners' Court and filed with the County Clerk before construction begins in the affected subdivision; the application also calls for a flood damage prevention permit and a sewage disposal plan certificate252614.

What to check before you buy land in Freestone County

Soils and septic: only about 25.9% of the county's soils carry no severe limitation for a conventional drain field, so get the required site evaluation and soil analysis before committing to a system design119. Flooding: ask the Floodplain Administrator whether the property is in an identified flood hazard area and what plans or other permits the project requires2723. Access: a driveway onto a state highway needs a TxDOT permit, while the county's published driveway drainage rule is limited to drainage-course crossings in subdivisions covered by its regulations2818. Land and climate: Freestone County farmland averages about $4,299 an acre, annual rain is roughly 43 inches, severe drought occurred in about 18% of recent years, and about 37% of the land is wooded29303132. The effective property tax rate is about 1%, the median property tax bill is roughly $1,705 a year, and the nearest city of 100,000 or more is about 62 miles from the county's center333435.

Watch-outs

  • We could not confirm a Freestone County rule for short-term rentals; ask the County Judge's office before planning on rental income15.
  • Zoning and building rules can differ inside incorporated towns: Wortham's current code has no codified zoning provisions, so confirm with the city, and Fairfield requires a residential building permit application85.
  • We could not confirm whether Freestone County requires a certificate of occupancy for a new home; ask the County Judge's office before closing on a construction loan15.

Sources

  1. Local Government Code Chapter 233, County Regulation of Housing and Other Structures (Texas statewide rule), quoted and re-checked
  2. Freestone County, Texas Official Website (2026 county census)
  3. Freestone County Floodplain Permit Application, quoted and re-checked
  4. Freestone County On-Site Sewage Facilities Program (2026 county census)
  5. Building Permit Application and Residential Plan Review Checklist, quoted and re-checked
  6. Freestone County Texas Floodplain Permit Application, quoted and re-checked
  7. Local Government Code Chapter 231, County Zoning Authority (Texas statewide rule), quoted and re-checked
  8. Chapter 14: Zoning - City of Wortham, TX, quoted and re-checked
  9. Freestone County On-Site Sewage Facilities Program, quoted and re-checked
  10. Texas law on county zoning and building authority
  11. 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
  12. IHB — Residential Installation Permit Application Instructions (2026 county census)
  13. IHB — Residential Installation Permit Application Instructions, quoted and re-checked
  14. Order: Regulations for Subdivision Plats, Street Construction and Drainage, quoted and re-checked
  15. Freestone County Judge (co.freestone.tx.us)
  16. IHB — Residential Installation Permit Application Instructions, quoted and re-checked
  17. Order: Regulations for Subdivision Plats, Street Construction and Drainage, quoted and re-checked
  18. Order: Regulations for Subdivision Plats, Street Construction and Drainage, quoted and re-checked
  19. Freestone County On-Site Sewage Facilities Program, quoted and re-checked
  20. Freestone County On-Site Sewage Facilities Program, quoted and re-checked
  21. Freestone County Services (OSSF Designated Representative) (co.freestone.tx.us)
  22. Downloadable Permits, quoted and re-checked
  23. Freestone County Floodplain Administrator (Emergency Management) (co.freestone.tx.us)
  24. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  25. Approved & Updated: May 20, 2026 Plat Application, quoted and re-checked
  26. Approved & Updated: May 20, 2026 Plat Application, quoted and re-checked
  27. Freestone County Texas Floodplain Permit Application, quoted and re-checked
  28. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  29. Farmland value per acre (USDA census): Bolthole Index county data
  30. Annual precipitation: Bolthole Index county data
  31. Share of years in severe drought: Bolthole Index county data
  32. Wooded share of land: Bolthole Index county data
  33. Effective property tax rate: Bolthole Index county data
  34. Median property tax bill: Bolthole Index county data
  35. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data

Written October 10, 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 5 of its 6 neighbors, Freestone County has no countywide zoning.

RuleFreestone CountyLimestone CountyAnderson CountyNavarro CountyLeon CountyHenderson CountyRobertson County
Building permitLimitedNot requiredNot requiredLimitedLimitedLimitedNot required
County zoningNoNoNoYesNoNoNo
Septic permitsOSSFCounty OSSFCounty OSSF ProgramCounty Env. Div.County OSSF Compliance ProgramCounty Septic ServicesCounty OSSF Program

County locator

Freestone County in Texas

76
County map
Freestone County highlighted among the Texas counties · colored by Index score

How Freestone County scores

Seclusion57100% ev.
Self-Sufficiency63100% ev.
Admin Boringness87100% ev.
Durability46100% ev.
Property Autonomy71100% ev.
Carry Cost75100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$243kTypical home
1%Property tax
$4,299Land / acre
42.5"Annual rain
18% of yrsSevere drought
40.2 / yr (+28)Mid-century 100°F days
21.8 daysMid-century dry spell
2.38" (+5.3%)Mid-century 1-day rain
1.4×Wildfire change factor
100%Forward climate coverage
$2,008Home insurance / yr
0.8% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
13,828People within 30 min
7,532,110People within 2 hr
19,283Radius comparison (15 mi)
23.3People / sq mi
0.1%Federal land
98.5%Land at 15% slope or less
25.9%Soils rated "not limited" for septic (strict USDA rating)
142,012 acWorkable land screen
36.6%Wooded land
27.1 tonsBiomass / forest ac
66.4°FAvg temp

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Cities and towns in Freestone 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 Kirvin

Answers from the rulebook for Freestone County

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

Freestone County rules

  • Building permitLimited

    Residential and other new construction or substantial improvements in an identified flood hazard area in Freestone County, including houses and mobile homes.

    • Freestone County uses a Development Permit Application for proposed construction, including residential construction and new construction.
    • The applicant must provide one copy of plans and specifications if the construction is in a floodplain.
    • The permit is valid for one year from the date issued and must be renewed if the work is not completed within that year.
    • The form provides for an exemption certificate and states that an exemption certificate does not imply that development outside identified special flood-hazard areas will be free from flooding or flood damage.
    • Other federal, state, or local permits and other county regulations may also apply.

    permit fee: 25 USD · permit validity: 1 year from date issued (must be renewed if work is not completed within that time)

    “FREESTONE COUNTY Development Permit Application $25.00 Permit Fee [...] ( ) Residential ( ) Non-Residential ( ) Other ( ) Placement of Fill [...] ( ) New Construction ( ) Substantial Improvement to Existing Structure [...] APPLICANT WILL PROVIDE ONE COPY OF PLANS AND SPECIFICATIONS OF THE PROPOSED CONSTRUCTION, IF IN A FLOOD PLAIN.”
  • Zoning districts · by state lawNo county rule

    Unincorporated Freestone County: no county rule sets this, because Freestone 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.freestone.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 Freestone County: no county rule sets this, because Freestone 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.freestone.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 Freestone County: no county rule sets this, because Freestone 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.freestone.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.”
  • Setbacks · by state lawNo county rule

    Unincorporated Freestone County: no county rule sets this, because Freestone 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.freestone.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.”
  • Lot coverage · by state lawNo county rule

    Unincorporated Freestone County: no county rule sets this, because Freestone 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.freestone.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 Freestone County: no county rule sets this, because Freestone 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.freestone.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 RV · by state lawNo county rule

    Unincorporated Freestone County: no county rule sets this, because Freestone 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.freestone.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.”
  • Camping on your land · by state lawNo county rule

    Unincorporated Freestone County: no county rule sets this, because Freestone 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.freestone.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 homes · by state lawNo county rule

    Unincorporated Freestone County: no county rule sets this, because Freestone 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.freestone.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.”
  • Manufactured homes · by state lawNo county rule

    Unincorporated Freestone County: no county rule sets this, because Freestone 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.freestone.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 Freestone County: no county rule sets this, because Freestone 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.freestone.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

    On-site sewage facility and waste-control administration throughout Freestone County.

    • Freestone County acts as a TCEQ-approved authorized agent within its area of jurisdiction.
    “approved Freestone County to become an Authorized Agent for the implementation of an On-Site Sewage Facility (OSSF) and waste control program.”
  • Septic permitRequired

    Construction, installation, alteration, extension, or repair of an OSSF in Freestone County.

    • Freestone County's program requires application materials, site evaluation and soil analysis, system design, county submission, applicable fees, and approval before construction.
    • The Authorization to Construct Permit is valid for one year; if the system is not installed within that period, the owner must reapply and pay a new fee.
    • A state 10-acre exemption may apply only when all TCEQ conditions are met, including a qualifying single-family dwelling, site evaluation, no nuisance or groundwater pollution, all OSSF parts at least 100 feet from the property line, on-site effluent disposal, and only one dwelling on the tract.
    • Emergency repairs are exempt from permitting only if reported to the permitting authority in writing within 72 hours after repairs begin.

    single-family residential county application fee: 310 USD (commercial and other types are $510.00) · county permit review period: <= 5 working days (county may approve or deny the OSSF permit) · Authorization to Construct validity: 1 year (otherwise reapplication and a new fee are required)

    “A permit and approved plan are required to [...] operate an OSSF.”
  • Septic inspectionRequired

    Installed OSSFs seeking approval for use in Freestone County.

    • The installer must contact the county inspector to schedule the final inspection.
    • A Notice of Approval is issued only if the system meets TCEQ and Freestone County requirements.
    • If the first inspection fails, a reinspection fee equal to one-half of the original application fee is due before each required follow-up inspection.
    • Aerobic or other secondary-treatment systems require a public affidavit filed with the property deed and a maintenance contract attached to the application.

    reinspection fee: one-half of original application fee (due before each required follow-up inspection)

    “A PERMIT TO OPERATE THE FACILITY WILL BE GRANTED FOLLOWING SUCCESSFUL INSPECTION”
  • Subdividing landRegulated (with conditions)

    Division of land and subdivision plats in Freestone County outside the corporate limits of any municipality.

    • The regulations became effective March 10, 2005.
    • A tract divided into two or more parts for a subdivision must have a plat accurately describing the subdivision, lots, streets, alleys, parks, and other dedicated or purchaser-use areas.
    • The plat must be prepared by a licensed engineer or licensed land surveyor and filed with the County Clerk.
    • All subdivision plats and plans must be submitted to the Commissioners’ Court through the County Judge at least 14 days before the Court adopts an order granting or denying authorization.
    • The Court must vote within 60 days after receipt of a complete application.
    • The Court shall deny authorization unless the plat conforms to Texas Property Code Sections 12.001 and 12.002 and the county regulations.
    • No construction of any kind in an affected subdivision may begin until the plat and plans are authorized by the Commissioners’ Court and filed with the County Clerk.
    • Authorization is not required in areas governed by Texas Local Government Code Chapter 212, but the construction and drainage requirements still apply.
    • The owner must execute a bond before subdividing unless an alternative financial guarantee is provided under Texas Local Government Code Section 232.0045; the bond amount is determined by the Commissioners’ Court and may not exceed estimated road and street construction costs.

    minimum subdivision parts triggering plat requirement: >= 2 parts · main artery street right-of-way: 50-100 feet (Actual width designated by the Commissioners’ Court.) · other subdivision street right-of-way: 40-70 feet · permanent dead-end street turnaround right-of-way diameter: 80-100 feet · submission lead time: >= 14 days (Before the Court adopts an order granting or denying authorization.) · Commissioners’ Court decision period: <= 60 days (After receipt of a complete application.)

    “REGULATIONS are established concerning the division of land in Freestone County, Texas, located outside the corporate limits of any municipality”
  • Driveway accessLimited

    Driveway crossings of drainage courses in subdivisions governed by Freestone County’s subdivision regulations outside municipal corporate limits.

    • Permanent drainage structures must be installed at crossings of drainage courses, including driveways, roads, and streets.
    • The Commissioners’ Court establishes the minimum dimensions and type of each permanent drainage structure for each subdivision in its plat authorization order.
    • The regulations became effective March 10, 2005.
    • The cited rule does not establish a general countywide driveway-access permit requirement for all properties.
    “Permanent drainage structures, including, but not limited to, culverts, pipes, drainage boxes and bridges, shall be installed at all crossings of drainage courses, including, but not limited to, driveways, roads, and streets.”
    One more reviewed finding on this topic
    • Limited — Driveways crossing drainage courses within subdivisions covered by Freestone County's subdivision, street-construction, and drainage regulations outside municipal corporate limits.
      “shall be installed at all crossings of drainage courses, including, but not limited to, driveways”
  • Building in a floodplainLimited

    Residential, non-residential, other construction, placement of fill, alteration of a natural waterway or drainage course, new construction, substantial improvements, houses, mobile homes, commercial construction, and other proposed construction addressed by the Freestone County development permit application.

    • Freestone County provides a development permit application for the listed construction and development activities.
    • One copy of plans and specifications must be provided if the proposed construction is in a flood plain.
    • The Floodplain Administrator determines whether the property is in an identified flood hazard area, whether additional information is required, whether other federal, state, or local permits are required, and whether other county regulations apply.
    • An exemption certificate may be issued, or the permit application may be approved or rejected.
    • The permit fee is $25.00.
    • The permit is valid for one year from the date issued and must be renewed if work is not completed within that period.

    permit fee: 25 USD · permit validity: 1 year from date issued (Must be renewed if work is not completed within that period)

    “FREESTONE COUNTY Development Permit Application $25.00 Permit Fee [...] APPLICANT WILL PROVIDE ONE COPY OF PLANS AND SPECIFICATIONS OF THE PROPOSED CONSTRUCTION, IF IN A FLOOD PLAIN.”
    2 more reviewed findings on this topic
    • Required — Proposed residential, non-residential, other construction, placement of fill, alteration of a natural waterway or drainage course, new construction, and substantial improvement to an existing structure subject to Freestone County floodplain review.
      “Development Permit Application $25.00 Permit Fee [...] APPLICANT WILL PROVIDE ONE COPY OF PLANS AND SPECIFICATIONS OF THE PROPOSED CONSTRUCTION, IF IN A FLOOD PLAIN.”
    • Required — Development and proposed construction subject to Freestone County floodplain review, including residential, non-residential, mobile-home, fill, waterway-alteration, and substantial-improvement activities identified on the county application.
      “THIS PERMIT IS VALID FOR ONE YEAR FROM DATE ISSUED AND WILL NEED TO BE RENEWED IF WORK IS NOT COMPLETED AT THAT TIME”
  • Permit feesPublished (with conditions)

    Published fees for county-administered floodplain development permits and county subdivision-plat processing in areas outside municipal limits.

    • The floodplain application states a $25.00 permit fee.
    • The floodplain permit is valid for one year from the date issued and must be renewed if work is not completed at that time.
    • The County's downloadable-permits page states that OSSF price changes are effective April 1, 2026, but the linked fee schedule was not separately verified in this research.
    • The County Clerk page states a $104.00 cost for the listed plat application requirements and states that plats out of city limits must go through Commissioners' Court.
    • The subdivision page states that changes for plat and replat applications were accepted by the Commissioners Court on May 20, 2026; the revised fee details were not separately resolved.

    floodplain permit fee: 25 USD · plat application cost: 104 USD (For the listed county plat application requirements.)

    “FREESTONE COUNTY Development Permit Application $25.00 Permit Fee”
    One more reviewed finding on this topic
    • Published (with conditions) — Published Freestone County fees for plat and replat applications and floodplain development permit applications.
      “Fee of $105.00 per Plat and $10.00 for each additional page.”
  • Permit processPublished (with conditions)

    Freestone County plat, replat, and floodplain development permit application processes.

    • Plat and replat paperwork must be submitted to the Freestone County Judge’s Office before presentation to Commissioners Court.
    • Attendance at Commissioners Court is mandatory for possible approval of a plat application.
    • Plat applications require a flood damage prevention permit and sewage disposal plan certificate.
    • For floodplain development, plans and specifications must be provided if the proposed construction is in a flood plain.
    • The floodplain permit is valid for one year from issuance and must be renewed if work is not completed by then.
    • The March 10, 2005 subdivision regulations expressly apply outside municipal corporate limits and became effective March 10, 2005.

    floodplain permit validity period: 1 year from date issued (Must be renewed if work is not completed at that time.)

    “Application, plat maps, and other required paperwork must be submitted to this office before it is presented to the Freestone County Commissioners Court: Freestone County Judge’s Office”
    2 more reviewed findings on this topic
    • Published (with conditions) — Freestone County floodplain development permit applications for residential, non-residential, other construction, placement of fill, alteration of a natural waterway or drainage course, new construction, and substantial improvements, including property in an identified flood hazard area.
      “5. APPLICANT WILL PROVIDE ONE COPY OF PLANS AND SPECIFICATIONS OF THE PROPOSED CONSTRUCTION, IF IN A FLOOD PLAIN. [...] IS THE PROPTERTY LOCATED IN AN IDENTIFIED FLOOD HAZARD AREA: ( ) YES ( ) NO [...] ARE OTHER FEDERAL, STATE OR LOCAL PERMITS REQUIRED? ( ) YES ( ) NO [...] ( ) EXEMPTION CERTIFICATE ISSUED ( ) PERMIT APPLICATION APPROVED ( ) PERMIT APPLICATION REJECTED [...] THIS PERMIT IS VALID FOR ONE YEAR FROM DATE ISSUED AND WILL NEED TO BE RENEWED IF WORK IS NOT COMPLETED AT THAT TIME”
    • Published (with conditions) — Subdivision plats and plans for land divisions outside the corporate limits of municipalities in Freestone County.
      “The Court shall vote on whether to grant or deny authorization of the subdivision plat and plans within sixty (60) days”
  • County-wide zoningAbsent

    Texas counties have no general zoning authority in unincorporated areas and no Freestone County zoning ordinance was found.

    Freestone County, Texas Official Website ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    A person purchasing an industrialized house or residential modular component for the person's own use and taking responsibility for some or all installation-related construction.

    • The homeowner must be responsible for all or part of the installation construction, either personally or through independent contractors.
    • The industrialized builder or its subcontractors may not complete the work covered by the permit.
    • The permit cannot be used for non-code-compliant construction or work not matching approved documents.
    • The applicant cannot apply after the work has already been completed.
    • The application must be completed and signed by the homeowner.
    • The homeowner must certify compliance with mandatory building codes and applicable engineered or manufacturer-approved details; the certification must be notarized.
    • The permit does not eliminate applicable local permits; local permits and inspections remain required within a city or municipality.
    • The registration fee is $75 and is non-refundable.

    registration fee: 75 USD (non-refundable)

    “The Residential Installation Permit only allows you, the homeowner, to complete this construction yourself without registering as an industrialized builder.”
    2 more reviewed findings on this topic
    • Conditional — An owner performing electrical, plumbing, or air-conditioning and refrigeration work on the owner's own residence or homestead in Texas.
      “A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed as electricians.”
    • Conditional — Electrical work on a dwelling owned and occupied by the property owner in Texas.
      “A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed”
  • Building code adoptedPartial

    Industrialized housing and buildings, modules, and modular components governed by the Texas Industrialized Housing and Buildings program.

    • The mandatory state code adoption applies to industrialized housing and buildings, modules, and modular components, not all construction statewide.
    • The effective date is July 1, 2024.
    • The International Existing Building Code applies to alterations of portable industrialized buildings.
    • Manufacturers already certified for Texas must have design-package documents reviewed and approved to the new editions with an approval date on or after July 1, 2024, unless the manufacturer elected to transition before the effective date under Department rule 70.70(a)(5)(B).
    • Construction begun on or after July 1, 2024 must comply with the new code editions and approved design packages.
    • Construction begun before July 1, 2024, or before a manufacturer's effective transition date, must meet the stated completion, inspection, and labeling deadline to remain eligible for a Texas decal.

    effective date: 2024-07-01 · International Building Code: 2021 Edition (including appendices C, F, and K) · International Residential Code: 2021 Edition (including appendices AG, AH, AK, AP, AQ, and AT) · International Fuel Gas Code: 2021 Edition · International Mechanical Code: 2021 Edition · International Plumbing Code: 2021 Edition · International Energy Conservation Code: 2015 Edition · National Electrical Code: 2020 Edition · International Existing Building Code: 2021 Edition (for alterations of portable industrialized buildings)

    “July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
    One more reviewed finding on this topic
    • Partial — Industrialized housing and buildings, modules, and modular components built for Texas under the Industrialized Housing and Buildings program.
      “Effective July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
  • InspectionsLimited

    On-site construction of industrialized housing outside the jurisdiction of a municipality, including applicable Freestone County unincorporated locations.

    • All inspections required under the Texas Industrialized Housing and Buildings program must be completed.
    • A final on-site inspection report must be issued with no outstanding violations from any required inspections.
    • Inside a municipality, the municipality's building inspection department handles the final inspection and issues the record authorizing release for occupancy.
    “All inspections required have been completed and a final on-site inspection report has been issued with no outstanding violations from any of the required inspections.”
  • Off-grid sanitationLimited

    Off-grid wastewater sanitation through an OSSF in Texas.

    • An OSSF generally requires a permit and approved plan before construction, installation, alteration, extension, repair, or operation.
    • A qualifying single-family dwelling on a tract of at least 10 acres may use the 10-acre permitting exemption only if every stated site-evaluation, setback, nuisance, groundwater, on-site disposal, and single-dwelling condition is met.
    • Local permitting authorities may impose requirements more stringent than state minimums.
    • Emergency repairs are exempt from permitting only for the listed repair types and must be reported in writing within 72 hours after repairs begin.

    10-acre exemption tract size: >= 10 acres (all TCEQ conditions must be satisfied) · 10-acre exemption OSSF setback: >= 100 feet from property line (all parts of the OSSF)

    “An OSSF may be exempt from permitting if it complies with all other requirements, including planning, construction, and installation standards of 30 TAC 285 AND meets the “10 acre rule”:”
    One more reviewed finding on this topic
    • Limited — Composting toilets used as on-site sewage facility treatment systems in Texas.
      “Composting toilets will be approved by the executive director provided the system has been tested and certified under NSF International Standard 41 (1999) or under any other standards approved by the executive director.”
  • Well permitLimited

    Drilling, equipping, operating, or completing a water well, or substantially altering a well or well pump, where the well is within a groundwater conservation district in Texas.

    • A groundwater conservation district must require a permit except as provided by Texas Water Code §36.117.
    • A district may not require a permit or permit amendment for maintenance or repair that does not increase production capability above the authorized or permitted production rate.
    • Permit applications must be in writing and sworn.
    • Whether a particular private well is exempt or subject to additional district requirements depends on the applicable groundwater conservation district's rules.

    permit application form: in writing and sworn

    “Except as provided by Section 36.117, a district shall require a permit for the drilling, equipping, operating, or completing of wells or for substantially altering the size of wells or well pumps.”
  • 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 Freestone County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Building code adoptedPartial

    Residential construction requiring a building permit within the City of Fairfield, Texas.

    • The official checklist states that it must be submitted with a residential building permit application.
    • The packet identifies 2006 IRC, 2006 IECC, and 2008 NEC.
    • The packet also contains a 2015 IECC energy-code compliance section, so the packet does not establish a single uniform edition for every code category.

    residential building code checklist: 2006 IRC; 2006 IECC; 2008 NEC · energy code section: 2015 IECC

    “2006 IRC, 2006 IECC & 2008 NEC ★This checklist must be submitted with a Building Permit Application for residential construction. [...] 2015 IECC Energy Code Compliance Projects shall comply with one of the following:”
  • Local zoningAbsent

    Codified zoning provisions in the City of Wortham, Freestone County, Texas.

    • The City of Wortham's official website links to this current code publication; the opened Chapter 14 states that the chapter is reserved for future use.
    • This claim does not establish whether a separate uncodified zoning map, ordinance, or pending measure exists.
    “Chapter 14 Zoning [This chapter reserved for future use.]”

Still unanswered

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

  • Certificate of occupancy — Certificates of occupancy for buildings in Freestone County.
  • Mandatory utility hookup — Water or organized sewage-collection connection requirements for properties in Freestone County.
  • Agricultural exemption — Agricultural exemptions from county land-use, construction, subdivision, or related requirements in unincorporated Freestone County.
  • Short-term rentals — Short-term rental use in Freestone 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.

Living off-grid in Freestone County, Texas

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

Freestone County scores 76/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost.

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

Freestone 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 Freestone County On-Site Sewage Facilities (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.

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

Living in an RV on your own land in Freestone County is allowed: Unincorporated Freestone County: no county rule sets this, because Freestone 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.freestone.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. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Freestone County, Texas?

Land in Freestone County runs about $4,299 per acre, based on the latest county data.

What is the water situation in Freestone County?

Freestone County gets about 42.5" of rain a year, with severe drought in roughly 18% of years.

How remote is Freestone County?

A representative private-land location has about 13,828 people within a 30-minute drive and 7,532,110 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 Freestone compares in Texas

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