Frio County, TX: No Building Permit, No Zoning

Unincorporated Frio County, Texas has no general county building-permit program and no county zoning ordinance, because Texas gives counties zoning power only over a few specifically named areas¹²³. The city of Dilley lists its own zoning ordinance⁴. Septic permits for every address in the county come from the county's Road & Bridge Department⁵⁶. Floodplain development and driveways onto TxDOT highways need their own permits⁷⁸.

At a glance

Building permit: Not required in unincorporated Frio County; no general county building-permit program found¹
Zoning: No county zoning ordinance in unincorporated Frio County; the city of Dilley lists its own zoning ordinance²³⁴
Septic (OSSF) permit: Required from Frio County's Road & Bridge Department; $200 residential, $450 commercial or aerobic⁵⁹
Floodplain permit: Required for development in a mapped Special Flood Hazard Area; valid 1 year⁷
Driveway on a TxDOT highway: Required before the county will issue a 9-1-1 address for the property⁸
Well permit: Production permit needed above 25,000 gallons/day or 17.5 GPM in the Evergreen Underground Water Conservation District; smaller wells must still register¹⁰
RV / manufactured home parks: No county zoning limits a single unit on your own unincorporated lot; a county rule applies only to rental communities of 2+ spaces¹¹¹²
Subdivision: Plats are reviewed by the county Road & Bridge Department¹³

Who to call

Septic permits

Frio County Road & Bridge Department

Reviews and approves septic (OSSF) permits, subdivision plats, utility permits within county rights-of-way, road and bridge construction and maintenance, and the 911 addressing system for Frio County

(830) 505-7402

2207 BI 35 E, Pearsall, TX 78061

Also useful

Frio County Courthouse (general government contact)

General Frio County government contact at the courthouse in Pearsall; no separate floodplain-administrator office is listed, so ask here or at the Road & Bridge Department about floodplain development permits

(830) 505-2988

500 East San Antonio Street, Pearsall, TX 78061

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 Frio 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 Frio County, Texas?

No. Unincorporated Frio County has no general residential building-permit program, and Texas counties are not given broad authority to require one¹. State law grants that power only in narrow situations, such as fire-code permits for large counties and commercial or multifamily buildings, or residential standards a county formally adopts by resolution¹⁴. Whether Frio County has adopted such a resolution is unconfirmed; the Frio County Commissioners Court is the office to ask¹⁴. An ordinary single-family home, cabin, barn or shop in unincorporated Frio County does not appear to go through county building-permit review, though the county does issue the septic permit for the system serving it¹⁶. Inside the city of Dilley, ask the city, because city rules differ from the county's⁴.

Who issues building permits and other permits in Frio County, and how do you reach them?

There is no county building or zoning office to call for an ordinary home, because Frio County does not run a general building-permit program¹. Septic permits, subdivision plats, utility permits in county rights-of-way and 911 addressing all go through the county's Road & Bridge Department instead⁶¹⁵. For floodplain development permits, which the county does regulate without listing a dedicated office, the Frio County Courthouse in Pearsall is the general contact¹⁶. A driveway onto a TxDOT-maintained highway needs a TxDOT driveway permit before Frio County will issue a 9-1-1 address⁸.

Does Frio County have zoning?

Unincorporated Frio County has no zoning ordinance, and Texas law gives counties zoning authority only for a handful of specific areas that do not include Frio County²³. The county itself therefore sets no minimum home or lot size, no setbacks, no building-height limit and no zoning districts¹¹. Accessory dwellings, tiny homes and temporary camping on your own unincorporated lot are unrestricted under county rules¹¹. The city of Dilley is different: its ordinance page lists a zoning ordinance, so check the City of Dilley before buying inside city limits⁴. Even there, septic permits still come from the Frio County Road & Bridge Department⁶. County zoning does not exist, but the county does review plats when land is divided into new lots¹³.

How do septic and well permits work in Frio County?

Frio County itself, not the state, issues septic permits for on-site sewage facilities (OSSFs), acting as TCEQ's authorized local agent, and the county's subdivision regulations say the County Engineer's office issues permits and inspects all OSSFs⁵¹⁷. A homeowner may do the work directly on a system serving the homeowner's own single-family residence; paid work must be done by a state-licensed person¹⁸. The Road & Bridge Department reviews and approves septic applications, with fees set at $200 for a residential system and $450 for a commercial or aerobic system, payable only by money order or cashier's check⁶⁹. Texas's statewide 10-acre exemption can still apply if a licensed site evaluator signs off, the tract is at least 10 acres with a single dwelling, and every part of the system stays 100 feet from the property line¹⁹. Only 35% of Frio County's soils are rated free of severe limits for a conventional septic drain field, so a site evaluation matters even where the exemption doesn't apply²⁰. Frio County sits in the Evergreen Underground Water Conservation District, where a well producing more than 25,000 gallons a day or 17.5 gallons a minute needs a production permit; smaller, exempt wells still must be registered with the district before drilling¹⁰.

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

Yes, as far as county rules go. Unincorporated Frio County has no zoning ordinance restricting how you occupy your own land, so there's no county rule limiting RV or tiny-home living, and no minimum home size to meet¹¹. A separate county rule only reaches Manufactured Home/Mobile Home/RV Rental Communities: land split into two or more spaces rented or leased for under 60 months without a purchase option, which needs an Infrastructure Development Plan approved by the County Engineer and Commissioners' Court, plus a County Certificate of Compliance before utilities can connect¹²²¹. That rule doesn't reach a single RV, tiny home or manufactured home on your own lot outside a rental community¹². Whatever you live in, remember it still needs a compliant OSSF permit if it has plumbing²².

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

First, order a site and soil evaluation for your septic system early, since only 35% of the county's soils are free of severe limitations for a conventional drain field²⁰. Second, apply for your OSSF permit through the Frio County Road & Bridge Department, paying $200 for a residential system or $450 for a commercial or aerobic system, by money order or cashier's check⁶⁹. Third, if you need a well beyond the district's exempt-well threshold, apply for a production permit through the Evergreen Underground Water Conservation District; even an exempt well must be registered before drilling¹⁰. Fourth, if your property is in a mapped Special Flood Hazard Area, get a Floodplain Development Permit before you start work; it's valid for one year and must be renewed if the work isn't finished⁷. Fifth, if your driveway connects to a TxDOT-maintained highway, get a TxDOT driveway permit first, since Frio County won't issue a 9-1-1 address without one⁸. Sixth, if you're creating a new lot rather than buying an existing one, check with the Road & Bridge Department on subdivision plat requirements¹³. Finally, build: there is no countywide building-permit review for an ordinary single-family home outside a floodplain¹.

What to check before you buy land in Frio County

Water and drought deserve real attention here: annual precipitation runs about 24.2 inches a year, with severe drought in 30.7% of years, and any well beyond the Evergreen district's exempt-well threshold needs a production permit²³²⁴¹⁰. Septic soils are better than in many counties on this site, with 35% of the land free of severe limitations for a conventional drain field, though a site evaluation is still worth doing before you commit²⁰. Land here is essentially flat, with 100% at 15% slope or less and only 16.1% forested, so clearing costs are usually modest²⁵²⁶. Check FEMA flood maps before you buy: development in a mapped Special Flood Hazard Area needs a county Floodplain Development Permit⁷. If the tract fronts a TxDOT-maintained highway, budget for a TxDOT driveway permit, since the county won't assign a 9-1-1 address without one⁸. Property tax runs about 1.6% effectively, with a median bill near $1,751 a year, against a typical home value around $173,743²⁷²⁸²⁹.

Watch-outs

Frio County has no general building-permit program, but it does run its own septic (OSSF) permitting through the Road & Bridge Department, unlike counties where TCEQ permits septic directly; don't assume 'no building permit' means 'no septic permit'⁶²².
A TxDOT driveway permit is required before Frio County will even issue a 9-1-1 address for a property on a TxDOT-maintained highway; budget for this before you plan access⁸.
Any well beyond the Evergreen Underground Water Conservation District's exempt threshold (25,000 gallons/day or 17.5 GPM) needs a production permit, and even smaller wells must be registered before drilling¹⁰.
Whether Frio County has adopted a resolution invoking the state's optional residential building standards is unconfirmed; ask the Frio County Commissioners Court or Road & Bridge Department before you build¹⁴.
Inside the city of Dilley, a city zoning ordinance applies that the county's rules do not⁴.

Sources

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.

Compared with neighboring counties

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

Rule	Frio County	La Salle County	Atascosa County	Medina County	Zavala County	McMullen County	Bexar County
Building permit	Not required	Limited	Not required	Limited	Not required	Limited	Not required
County zoning	No	No	No	No	No	No	No
Septic permits	Frio County	La Salle County	County Health Dept.	County Env. Health Dept.	Zavala County	McMullen County	County Env. Services

How Frio County scores

Seclusion69100% ev.

Self-Sufficiency3596% ev.

Admin Boringness8290% ev.

Durability40100% ev.

Property Autonomy71100% ev.

Carry Cost82100% 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 →

$174kTypical home

1.6%Property tax

$2,702Land / acre

24.2"Annual rain

30.7% of yrsSevere drought

66.9 / yr (+38.8)Mid-century 100°F days

31.7 daysMid-century dry spell

2.23" (+9.5%)Mid-century 1-day rain

1.35×Wildfire change factor

100%Forward climate coverage

$1,756Home insurance / yr

-1.2% / yrInsurance growth

0%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

5,161People within 30 min

3,383,860People within 2 hr

10,758Radius comparison (15 mi)

15.9People / sq mi

0%Federal land

100%Land at 15% slope or less

35%Soils rated "not limited" for septic (strict USDA rating)

252,333 acWorkable land screen

16.1%Wooded land

9.9 tonsBiomass / forest ac

70.7°FAvg temp

Answers from the rulebook for Frio County

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

Frio County rules

Zoning districts · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Minimum dwelling size · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Minimum lot size · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Setbacks · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Lot coverage · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Building height · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Living in an RVLimited
Use and occupancy of recreational vehicles as residences in a Manufactured Home/Mobile Home/RV Rental Community on land in Frio County outside municipal limits, including a municipality's ETJ.
- The rule applies to a plot or tract separated into two or more spaces or lots rented, leased, or offered for rent or lease for less than 60 months without a purchase option for installation of manufactured homes, mobile homes, and/or recreational vehicles for use and occupancy as residences.
- Before construction, the owner must prepare and submit an Infrastructure Development Plan to the Frio County Engineer for review and approval by the Commissioners' Court.
- The County Engineer must approve or reject the plan in writing not later than the 60th day after submission; failure to reject or approve within the prescribed period constitutes approval.
- A County Certificate of Compliance is required before utilities may be provided to a manufactured home or RV in the rental community.
minimum rental spaces or lots: >= 2 spaces or lots · maximum rental term: < 60 months (without a purchase option) · infrastructure-plan decision deadline: <= 60 days (after submission)
“two or more spaces or lots that are rented [...] for a term of less than 60 months [...] for use and occupancy as residences.”
Order Adopting Fourth Revised Frio County Infrastructure Requirements for Manufactured Home/RV Rental Communities ↗Re-checked Sep 11, 2026
Camping on your land · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Tiny homes · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Manufactured homesLimited
Use and occupancy of manufactured homes as residences in a Manufactured Home/Mobile Home/RV Rental Community on land in Frio County outside municipal limits, including a municipality's ETJ.
- The county regulation defines a Manufactured Home/Mobile Home/RV Rental Community as land divided into two or more rented or leased spaces or lots for manufactured homes, mobile homes, and/or recreational vehicles used and occupied as residences.
- An Infrastructure Development Plan complying with the county's minimum infrastructure standards must be submitted before construction and approved through the County Engineer and Commissioners' Court process.
- Utilities cannot be provided to a manufactured home in the rental community without a County Certificate of Compliance.
minimum rental spaces or lots: >= 2 spaces or lots · maximum rental term: < 60 months (without a purchase option)
“Manufactured Home: means a HUD-code manufactured home or a mobile home. [...] for use and occupancy as residences.”
Order Adopting Fourth Revised Frio County Infrastructure Requirements for Manufactured Home/RV Rental Communities ↗Re-checked Sep 11, 2026
Accessory dwellings · by state lawNo county rule
Unincorporated Frio County: no county rule sets this, because Frio 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 bexar.org.
- 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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Who permits septicCounty
On-site sewage facility permitting and review in Frio County.
- Frio County Road & Bridge Department reviews and approves septic permits.
- The county's septic application requires original designs; copies, faxes, and emails are not accepted.
- The county application states that residential systems have a $200.00 permit fee and commercial or aerobic systems have a $450.00 permit fee.
- OSSF installers, apprentices, maintenance providers, and maintenance technicians must be licensed or registered by TCEQ.
- The county's subdivision regulations state that the Frio County Engineers' office will issue permits and inspect all OSSFs.
residential systems permit fee: 200 USD · commercial or aerobic system permit fee: 450 USD
“Perform engineering duties within the county; such as design, construction, and maintenance of all county roads and bridges; maintain all county buildings and parks; review and approve septic permits; review and processing of subdivision plats; review and process utility permits within county right of ways; and assist with the 911 address system.”
Road & Bridge | Frio County, TX ↗Re-checked Oct 4, 2026
One more reviewed finding on this topic
- County (with conditions) — On-site sewage facility permitting and review in Frio County, including the county's designated permitting area.
  “Perform engineering duties within the county; such as design, construction, and maintenance of all county roads and bridges; maintain all county buildings and parks; review and approve septic permits; review and processing of subdivision plats; review and process utility permits within county right of ways; and assist with the 911 address system.”
  Road & Bridge | Frio County, TX ↗Re-checked Oct 7, 2026
Septic permitRequired
Constructing, installing, altering, extending, repairing, or operating an OSSF in Frio County.
- A permit and approved plan are required for construction, alteration, repair, extension, and operation.
- The TCEQ page states a permit is generally required to construct, install, alter, extend, or repair an OSSF.
- The 10-acre exemption requires a site evaluation by a TCEQ-licensed Site Evaluator or Professional Engineer; a single-family dwelling on a tract of at least 10 acres; no nuisance or groundwater pollution; all OSSF parts at least 100 feet from the property line; effluent disposed of on the property; and the single-family dwelling must be the only dwelling on the tract.
- Emergency repairs listed by TCEQ do not require a permit but must be reported in writing to the permitting authority within 72 hours after repairs begin.
- Grandfathered systems may be exempt if installed before the local authorized program or before September 1, 1989, whichever is earlier, and are not creating a nuisance, do not need repair, and have had no significant increase in use or other alteration.
- Applications and planning materials must be submitted to the permitting authority; the permitting authority must approve or deny them within 30 days of receipt.
“A permit is required to construct, install, alter, extend, or repair an OSSF.”
Getting a Permit for an OSSF - Such as a Septic System ↗Re-checked Sep 11, 2026
Well permitLimited
Water wells in Frio County, which is within the Evergreen Underground Water Conservation District.
- A production permit is required before drilling or operating a well capable of producing more than 25,000 gallons per day or 17.5 gallons per minute.
- A production permit is also required for wells used for public water supply, irrigation, commercial, or industrial purposes.
- Exempt wells producing less than 25,000 gallons per day or less than 17.5 gallons per minute do not require a permit but must be registered with the District.
- All new wells must be reviewed by the District before drilling begins, and drilling without prior registration or a permit, as applicable, violates District rules.
- Permitted wells must meet spacing requirements, production limits, and regular water-use reporting requirements.
production threshold: > 25000 gallons per day (Exempt wells below this threshold do not require a production permit but must be registered.) · production threshold: > 17.5 gallons per minute (Exempt wells below this threshold do not require a production permit but must be registered.)
“Exempt wells are those producing less than 25,000 gallons per day or less than 17.5 gallons per minute (GPM).”
evergreenuwcd.org ↗Re-checked Sep 11, 2026
Subdividing landRegulated (with conditions)
Subdivision plat review and processing in Frio County.
- The county's Road and Bridge Department reviews and processes subdivision plats.
- The detailed lot-size, setback, utility-easement, road, drainage, and other requirements in the county subdivision regulations apply to covered subdivisions.
“review and processing of subdivision plats”
Road & Bridge Department ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Regulated (with conditions) — Subdivision plats submitted for review and processing by Frio County.
  “Perform engineering duties within the county; such as design, construction, and maintenance of all county roads and bridges; maintain all county buildings and parks; review and approve septic permits; review and processing of subdivision plats; review and process utility permits within county right of ways; and assist with the 911 address system.”
  Road & Bridge Department ↗Re-checked Oct 5, 2026
Driveway accessRequired
Properties in Frio County along the listed TxDOT-maintained highways seeking issuance of a county 9-1-1 address.
- A TxDOT driveway permit must be obtained before Frio County will issue a 9-1-1 address.
- The county page lists IH 35, US 57, SH 85, SH 173, FM 1581, FM 1582, FM 1583, FM 140, FM 3176, FM 2779, FM 3352, FM 472, FM 462, FM 1549, FM 117, Business 35, and Spur 581.
- The source does not establish a driveway-permit requirement for roads not identified as TxDOT-maintained highways.
“A TxDOT Driveway Permit will be required before a 9-1-1 address will be issued for any property along a TxDOT maintained highway. This includes IH 35, US 57, SH 85, SH 173, FM 1581, FM 1582, FM 1583, FM 140, FM 3176, FM 2779, FM 3352, FM 472, FM 462, FM 1549, FM 117, Business 35, Spur 581.”
9-1-1 Addressing Project ↗Re-checked Oct 5, 2026
One more reviewed finding on this topic
- Required — Properties in Frio County along highways maintained by TxDOT, including IH 35, US 57, SH 85, SH 173, FM 1581, FM 1582, FM 1583, FM 140, FM 3176, FM 2779, FM 3352, FM 472, FM 462, FM 1549, FM 117, Business 35, and Spur 581.
  “A TxDOT Driveway Permit will be required before a 9-1-1 address will be issued for any property along a TxDOT maintained highway.”
  9-1-1 Addressing Project ↗Re-checked Sep 11, 2026
Building in a floodplainRequired
Development within a Special Flood Hazard Area under the Frio County Flood Damage Prevention Ordinance.
- No work may start until a permit is issued.
- Development may not be used or occupied until a Certificate of Compliance is issued.
- The permit is valid for one year from issuance and must be renewed if work is not completed.
- Other local, state, and federal permits may also be required.
- If the proposed development is not in a Special Flood Hazard Area, the application states that no floodplain development permit is required.
- A designated fee is required before the Local Administrator may issue the development permit.
- Additional documentation may be required, including site plans, scaled development plans, subdivision or development plans, flood elevations for developments exceeding 50 lots or 5 acres, and engineering certifications for regulatory floodway activity.
permit validity: 1 year from date issued (must be renewed if work is not completed) · large subdivision/development threshold: 50 lots or 5 acres, whichever is lesser (100-year flood elevations required if not otherwise available)
“No work of any kind may start until a permit is issued. [...] The permit is valid for one (1) year from date issued and will need to be renewed if work is not completed at that time. [...] Is NOT located in a Special Flood Hazard Area (Notify the applicant that the application review is complete and NO FLOODPLAIN DEVELOPMENT PERMIT IS REQUIRED).”
Floodplain Development Permit Application ↗Re-checked Sep 11, 2026
Permit feesPublished (with conditions)
County Road & Bridge permits for residential and commercial utility lines, sewer taps, pipelines, and septic systems in Frio County.
- Residential waterline and sewer tap permits are charged per line.
- Commercial waterline and sewer tap permits are charged per line.
- Commercial permits also list charges per road crossing and county right-of-way utilized.
- Pipeline permits are charged per line, with additional road-crossing and county-right-of-way charges.
- Payments must be by money order or cashier’s check.
- The fee schedule states it was approved in Commissioners Court on August 11, 2026.
residential waterline permit: per 150 USD per line · residential sewer tap permit: per 150 USD per line · commercial waterline permit: per 500 USD per line · commercial sewer tap permit: per 500 USD per line · commercial road crossing: per 500 USD per crossing · commercial county right-of-way: per 500 USD per right-of-way · oil pipeline permit: per 2000 USD per line · gas pipeline permit: per 2000 USD per line · residential septic permit: per 200 USD per system · commercial septic permit: per 450 USD per system · aerobic septic permit: per 450 USD per system
“Residential • Waterline permit- $150.00 per line • Sewer tap permit- $150.00 per line Commercial • Waterline permit- $500.00 per line • Sewer tap permit- $500.00 per line  Each road crossing- $500.00 per crossing  Each County R.O.W utilized- $500.00 per R.O.W • Oil pipeline permit- $2,000.00 per line • Gas pipeline permit-$2,000.00 per line  Each road crossing- $2,000.00 per crossing  Each County R.O.W utilized- $2,000.00 per R.O.W Septic Permits • Residential- $200.00 per system • Commercial- $450.00 per system • Aerobic- $450.00 per system Payment must be either a money order or cashier’s check. Approved in Commissioner’s Court as of August 11, 2026.”
Frio County Road & Bridge Department Fee Schedule ↗Re-checked Oct 5, 2026
One more reviewed finding on this topic
- Published (with conditions) — County Road & Bridge utility and septic permits administered by Frio County.
  “Residential • Waterline permit- $150.00 per line • Sewer tap permit- $150.00 per line [...] Septic Permits • Residential- $200.00 per system • Commercial- $450.00 per system • Aerobic- $450.00 per system Payment must be either a money order or cashier’s check. Approved in Commissioner’s Court as of August 11, 2026.”
  Frio County Road & Bridge Department Fee Schedule ↗Re-checked Sep 11, 2026
Permit processPartial
County-administered septic permits, subdivision plats, and utility permits within county rights-of-way.
- The Road and Bridge Department reviews and approves septic permits, processes subdivision plats, and processes utility permits within county rights-of-way.
- The cited page does not establish a general county building-permit process for all new residential construction.
- Utility permits require payment to Frio County by money order or cashier’s check.
- The residential underground-utility permit requires written Engineer permission before cutting, boring, or tunneling beneath a public road or right-of-way and requires inspection and approval before covering the facility.
“Perform engineering duties within the county; such as design, construction, and maintenance of all county roads and bridges; maintain all county buildings and parks; review and approve septic permits; review and processing of subdivision plats; review and process utility permits within county right of ways; and assist with the 911 address system.”
Road & Bridge Department ↗Re-checked Oct 5, 2026
One more reviewed finding on this topic
- Published (with conditions) — Frio County Road & Bridge administration of septic permits, utility permits in county rights-of-way, subdivision plats, and related county permit applications.
  “review and approve septic permits; review and processing of subdivision plats; review and process utility permits within county right of ways; and assist with the 911 address system.”
  Road & Bridge Department ↗Re-checked Sep 11, 2026
County-wide zoningAbsent
Texas counties generally have no zoning authority in unincorporated areas (Local Gov Code); Frio County publishes no county zoning ordinance.
Bexar County (official) - County Land-Use/Zoning Authority FAQ (Texas statewide statute) ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

Building permitLimited
Industrialized housing or buildings installed in Texas, including purchasers or lessees acquiring a unit for their own or their company’s use.
- A person purchasing or leasing an industrialized house or building for their own use or their company’s use may file for an installation permit instead of registering as an industrialized builder.
- A person responsible for assembly, connection, and on-site construction for persons other than themselves must be registered as an industrialized builder.
- Municipalities may require applicable local permits and licenses before construction begins when the municipality regulates the installation.
“A person who is a retailer of industrialized housing or buildings, or who is responsible for the assembly, connection, and on-site construction and erection of an industrialized house or building for persons other than themselves, must be registered as an industrialized builder. Subcontractors do not require the registration unless required by other applicable state laws. For example, electricians, HVAC contractors, and plumbers must be licensed in accordance with the applicable state law. If you are purchasing or leasing an industrialized house or building for your own use, or your company's use, you may file for an installation permit in lieu of registering as an industrialized builder.”
tdlr.texas.gov ↗Re-checked Oct 1, 2026
Owner-builder exemptionConditional
An owner performing electrical, plumbing, or air-conditioning and refrigeration work on the owner's own residence or homestead in Texas.
- Electrical work is exempt from state electrician licensing when performed on a dwelling the person owns and resides in.
- Plumbing is exempt from state plumbing licensing when performed by the property owner in the property owner's homestead.
- Air-conditioning and refrigeration contracting is exempt from the applicable state registration requirements when performed in a building owned solely by the person as the person's home.
- These exemptions do not establish a blanket exemption for every construction trade or contractor-regulated activity.
“A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed as electricians.”
Exemptions to Electrician Licensing ↗Re-checked Oct 3, 2026
One more reviewed finding on this topic
- Conditional — Electrical work on a dwelling owned and occupied by the property owner in Texas.
  “A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed”
  Exemptions to Electrician Licensing ↗Re-checked Oct 4, 2026
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:”
Industrialized Housing and Buildings – Adoption of New Code Editions ↗Re-checked Sep 12, 2026
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:”
  Industrialized Housing and Buildings – Adoption of New Code Editions ↗Re-checked Oct 5, 2026
Septic inspectionLimited
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.”
Basics for Septic Systems ↗Re-checked Sep 12, 2026
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.”
  Advice for an Owner of an On-Site Sewage Facility (Septic System) ↗Re-checked Oct 5, 2026
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”:”
Getting a Permit for an OSSF - Such as a Septic System ↗Re-checked Oct 5, 2026
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.”
  Chapter 285 — On-Site Sewage Facilities ↗Re-checked Oct 5, 2026
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.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
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.”
  Morales Letter Opinion No. 97-085 ↗Re-checked Oct 5, 2026
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.”
Local Government Code Chapter 233, County Regulation of Housing and Other Structures ↗Re-checked Sep 21, 2026
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.”
  Texas Local Government Code, Chapter 233 ↗Re-checked Oct 5, 2026

Inside cities and towns in Frio County

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

Local zoningPresent (with conditions)
Zoning within the incorporated City of Dilley, Frio County, Texas.
- The City of Dilley's ordinance page lists a zoning ordinance under the 1976-1980 ordinances.
- Specific district standards and current amendments require review of the ordinance text and any later amendments.
“1976-1980 Zoning Ordinance Press ENTER key to focus on the active panel”
City Ordinances ↗Re-checked Oct 10, 2026

Still unanswered

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

Inspections — Building inspections in Frio County, including unincorporated areas.
Certificate of occupancy — Certificates of occupancy in Frio County, including unincorporated areas.
Mandatory utility hookup — Whether a property in Frio County must connect to public water, sanitary sewer, both, or neither.
Agricultural exemption — Agricultural-development exemptions distinct from the Texas agricultural-use property-tax designation in Frio County.
Short-term rentals — Short-term rental use in Frio 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 Frio County, Texas

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

Frio County scores 63/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost. Watch-outs: thin water margin (24.2″/yr rainfall) and elevated mid-century heat, water, rain, or wildfire exposure.

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

Frio County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Frio County (TCEQ-authorized OSSF agent); TCEQ Region 13 where no local 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 Frio County?

Living in an RV on your own land in Frio County is limited to specific cases: Use and occupancy of recreational vehicles as residences in a Manufactured Home/Mobile Home/RV Rental Community on land in Frio County outside municipal limits, including a municipality's ETJ. The rule applies to a plot or tract separated into two or more spaces or lots rented, leased, or offered for rent or lease for less than 60 months without a purchase option for installation of manufactured homes, mobile homes, and/or recreational vehicles for use and occupancy as residences. Before construction, the owner must prepare and submit an Infrastructure Development Plan to the Frio County Engineer for review and approval by the Commissioners' Court. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Frio County, Texas?

Land in Frio County runs about $2,702 per acre, based on the latest county data.

What is the water situation in Frio County?

Frio County gets about 24.2" of rain a year, with severe drought in roughly 30.7% of years.

How remote is Frio County?

A representative private-land location has about 5,161 people within a 30-minute drive and 3,383,860 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.

Building permits, zoning and septic rules in Frio County, Texas

At a glance

Who to call

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

Who issues building permits and other permits in Frio County, and how do you reach them?

Does Frio County have zoning?

How do septic and well permits work in Frio County?

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

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

What to check before you buy land in Frio County

Watch-outs

Sources

Compared with neighboring counties

Frio County in Texas

How Frio County scores

Find land. Bring the promising ones back.

Parcel due diligence

Cities and towns in Frio County

Answers from the rulebook for Frio County

Frio County rules

Texas rules that apply here

Inside cities and towns in Frio County

Still unanswered

Living off-grid in Frio County, Texas

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

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

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

How much does land cost in Frio County, Texas?

What is the water situation in Frio County?

How remote is Frio County?

How Frio compares in Texas