Building permits, zoning and land rules in Johnson County, Texas
51Index Score / 100 #134 of 254 in Texas
Unincorporated Johnson County, Texas requires a Development Permit before construction begins on any new development, including mobile homes, but this is a floodplain-management permit, not a building-code permit, and the county does not inspect structures12. The county has no zoning ordinance; cities such as Alvarado and Burleson zone inside city limits345. Septic permits come from Johnson County Development Services6.
At a glance
Building permit
A Development Permit is required before construction begins, including for mobile homes, but the county doesn't inspect the structure or issue a Certificate of Occupancy782
Zoning
No countywide zoning ordinance; cities such as Alvarado and Burleson zone inside city limits, and the county regulates land through development permits and subdivision platting931045
Septic permits
Johnson County Development Services / Public Works, the TCEQ-designated representative for the county116
Published fees
Septic permits are $475 for aerobic systems and $375 for other systems; a subdivision or re-plat of 1 to 5 lots is $42012
Development Permit validity
Valid for one year from issuance; the permit must be posted visibly from the road8
RV / tiny home living
Unrestricted under county rules, since Johnson County has no zoning ordinance10
Development Permits for new construction and mobile homes, floodplain management review, subdivision plat review, road-bore and driveway permits, and OSSF (septic) permitting for unincorporated Johnson County
OSSF (septic) permit applications, plan review, and inspections for Johnson County as TCEQ's designated representative; also investigates non-compliant septic system complaints
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Do you need a building permit in Johnson County, Texas?
Yes, but not the kind most buyers expect: unincorporated Johnson County requires a residential or commercial Development Permit before construction begins on any new development, including mobile homes, as part of the county's floodplain-management work rather than conventional building-code approval71. Johnson County has no statutory authority to inspect buildings and cannot issue a Certificate of Occupancy; a city or municipality may impose its own requirements214. The Development Permit is valid for one year from issuance, must be posted visibly from the road once issued, and construction cannot begin before that posting8.
Who is the Johnson County building department, and how do you reach them?
Development Services is the office that issues Development Permits, reviews floodplain and subdivision materials, and handles septic permits for unincorporated Johnson County15. The office is at Johnson County Annex 2, N Mill St Suite 305, Cleburne, Texas 76033, reachable at (817) 556-638015. Business hours run Monday through Friday, 8am to 11:45am and 1pm to 4:45pm15. Development Services also reviews subdivision plats and engineering plans, issues road-bore and pipeline permits in county right-of-way, and coordinates transportation planning with NCTCOG1516. If your land sits inside a city or its extraterritorial jurisdiction, that city may set its own platting and permitting rules instead, and Development Services will direct you there8.
Does Johnson County have zoning?
No, Johnson County has no general countywide zoning ordinance in unincorporated areas9. Texas counties generally lack zoning authority, with limited exceptions around special features, so Johnson County manages land use through development permitting and subdivision platting317. Cities set their own zoning inside city limits: Alvarado has a zoning ordinance covering business, industrial, residential and other land uses, and Burleson publishes a citywide zoning map45. The one exception is airport-specific: Johnson County and the City of Cleburne created a joint airport zoning board in 1979 to regulate land near Cleburne Municipal Airport, and the county formally adopted the board's current zoning regulations by commissioners court order18. Outside that airport zone and outside any city, in unincorporated Johnson County the county sets no minimum home size, no minimum lot size, no setbacks and no building-height limit10. That silence means RVs, tiny homes, manufactured homes and temporary camping on your own land are unrestricted under county rules, though the Development Permit process still applies to any new structure108.
How do septic permits work in Johnson County?
Every OSSF (on-site sewage facility) in unincorporated Johnson County needs a permit from Development Services, which reviews applications and plans and includes inspections in its OSSF program; the county does not publish a universal inspection schedule or every inspection stage11619. A permit is required for the construction and location of an individual OSSF on a home site20. Published permit fees are $475 for an aerobic septic system and $375 for other septic systems12. At occupancy, a home or commercial parcel must have either an approved community-sewer connection or a properly designed, operational individual OSSF21. Only 6.9% of Johnson County land is free of severe limits for a conventional drain field, so arrange the site evaluation early13. Texas provides a narrow permit exemption for qualifying tracts of at least 10 acres, but only when every listed condition is met, including licensed evaluation, one dwelling, a 100-foot property-line separation and on-tract effluent disposal22.
Can you live in an RV or tiny home on your land in Johnson County?
Unincorporated Johnson 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 or lot size to meet10. That said, the county's Development Permit requirement still applies to a mobile home the same way it applies to a house, so the permit and posted-sign steps aren't optional just because there's no zoning8. If your land is inside a mapped floodplain, floodplain development rules apply to any structure placed there, RV or otherwise, and a properly designed sewage-disposal system is required at the time of occupancy regardless of dwelling type2321.
Building a home in Johnson County: the steps, in order
Order a site and soil evaluation early, since only 6.9% of county land is free of severe limits for a conventional drain field13.
Apply through Development Services for the OSSF permit and confirm the inspection stages before installation; the published fee is $475 for an aerobic system or $375 for another system241912.
Submit the residential or commercial Development Permit application before starting a house, mobile home or other new development151.
Complete any required floodplain review; qualifying residential construction must place the lowest floor three feet above the 100-year flood elevation and provide professional certification23.
Post the permit visibly from the road before work starts8.
Register a new well with the Prairielands Groundwater Conservation District before drilling; non-exempt wells need a permit25.
Obtain a TxDOT permit for a new driveway from a state roadway26.
Before dividing land, confirm platting requirements and the conditions of any agricultural-use exemption1627.
What to check before you buy land in Johnson County
Soils are the biggest hidden cost here: with only 6.9% of the county's land free of severe septic limitations, budget for a site evaluation and possibly an engineered system before you count on a standard drain field13. Water matters too — annual precipitation runs about 37 inches a year, but 25.9% of years bring severe drought, so a reliable well deserves real budget, and a well in the Prairielands Groundwater Conservation District must be registered before drilling282925. The land itself is flat and buildable, with 99.5% of the county at 15% slope or less, and about 20.4% forested3031. Check FEMA flood maps before you buy, since floodplain land carries extra elevation and certification requirements on top of the standard Development Permit23. If the tract you're buying was recently split off a larger parcel outside a city, confirm it went through the county's platting process under the Subdivision Rules and Regulations, since minimum lot frontages and building setback lines are set by separate commissioners court orders16. Typical property tax runs about 1.3% effectively, with a median bill near $3,259 a year, against a typical home value around $344,399323334.
Watch-outs
Johnson County's Development Permit is not a building-code permit and comes with no county inspection or Certificate of Occupancy, so don't assume county sign-off means the structure meets any code214.
The only owner-builder exception we found concerns the penalty for failing to give required inspection notices, for someone who builds their own primary residence; it is not a general exemption from the Development Permit, septic or floodplain rules, so ask Development Services35.
Johnson County publishes septic and platting fees, but additional charges may appear in other county fee materials, so ask Development Services for the complete current total before applying1215.
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.
Johnson County highlighted among the Texas counties · colored by Index score
How Johnson County scores
Seclusion22100% ev.
Self-Sufficiency46100% ev.
Admin Boringness7490% ev.
Durability51100% ev.
Property Autonomy71100% ev.
Carry Cost67100% ev.
Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →
$344kTypical home
1.3%Property tax
$5,765Land / acre
37.3"Annual rain
25.9% of yrsSevere drought
48.9 / yr (+29)Mid-century 100°F days
25.6 daysMid-century dry spell
2.22" (+5.2%)Mid-century 1-day rain
1.37×Wildfire change factor
100%Forward climate coverage
$2,285Home insurance / yr
1.3% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
52,052People within 30 min
8,627,108People within 2 hr
125,281Radius comparison (15 mi)
280People / sq mi
0.1%Federal land
99.5%Land at 15% slope or less
6.9%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Johnson 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: Briaroaks · Burleson · Coyote Flats · Cresson · Town of Cross Timber · Rio Vista
Answers from the rulebook for Johnson County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Johnson County rules
Building permitLimited
Residential construction and other new development in unincorporated Johnson County, outside city limits.
Johnson County requires a Development Permit before construction begins for new development, including buildings and mobile homes.
This source establishes a county Development Permit requirement, not a conventional building-code permit requirement.
The residential permit application states that requirements are specific to certain properties and directs applicants to contact Development Services for parcel-specific information.
If the property is in a city extraterritorial jurisdiction, the city may provide platting instructions or a plat-exemption letter; if the city requires platting, no county permit is issued until the plat or re-plat is completed and filed.
The permit must be posted visibly from the road whenever improvements are made; permits are valid for one year from issuance; construction must not begin before posting the permit sign; unauthorized construction may result in civil or administrative penalties.
permit validity: 1 year from date of issuance
“Issuing Development Permits for any new development (Including Mobile Homes) before construction begins in the unincorporated areas of Johnson County (outside the city limits) as part of the County's Floodplain Management responsibilities for FEMA.”
InspectionsNot required
County-required building inspections for buildings in unincorporated Johnson County.
The county page states that cities or municipalities within Johnson County may have separate requirements; this claim concerns county authority only.
“Under the Texas Local Government Code, counties in Texas do not have the statutory authority to issue ‘Certificates of Occupancy’ because counties cannot require or perform building inspections.”
Certificate of occupancyNot required
Certificates of Occupancy issued or required by Johnson County for buildings in unincorporated areas.
Cities or municipalities within Johnson County may require a Certificate of Occupancy; applicants must inquire with the applicable city or municipality for incorporated locations.
“Thus, Johnson County does not have the authority to issue a “Certificate of Occupancy”. However, cities or municipalities within Johnson County may require a “Certificate of Occupancy”.”
County-wide zoningAbsent (with conditions)
General countywide zoning authority in Johnson County, including its unincorporated area.
Texas counties generally lack zoning authority; the cited state report identifies limited special-feature exceptions under Local Government Code Chapter 231.
Municipal zoning may apply within incorporated cities and towns and is addressed separately under local_zoning.
“although counties generally do not have zoning authority, certain counties may adopt zoning ordinances in limited areas around special features”
Local zoningVaries (with conditions)
Local zoning conditions within Johnson County, including airport zoning associated with the Cleburne Municipal Airport and municipal regulations within incorporated areas.
The documented zoning regulation is airport-specific and administered through the Cleburne-Johnson County Joint Airport Zoning Board.
Cleburne adopted Ordinance No. OR07-1979-38 creating the joint airport zoning board on or about July 10, 1979.
Johnson County adopted a resolution consenting to creation of the joint airport zoning board on or about July 13, 1979.
The county's official Land Development and Platting page states that cities or municipalities within Johnson County may impose their own requirements; the page does not enumerate each municipality's zoning ordinance.
“COMMISSIONERS COURT ORDER ADOPTING THE JOINT AIRPORT ZONING BOARD'S AIRPORT ZONING REGULATIONS AS SET FORTH IN THE CITY OF CLEBURNE'S ORDINANCE NO. OR06-2023-39”
Zoning districts · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Minimum dwelling size · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Minimum lot size · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Setbacks · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Lot coverage · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Building height · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Living in an RV · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Camping on your land · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Tiny homes · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Manufactured homes · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Accessory dwellings · by state lawNo county rule
Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Who permits septicCounty
OSSF permitting, application review, related planning-material review, and inspections administered by Johnson County Development Services.
The county page identifies Johnson County as the TCEQ Designated Representative; incorporated municipalities may have separate local rules or authorities.
“Issuing permits for On-Site Sewage Facilities (OSSF's) as part of the County's responsibility as the Designated Representative for Texas Commission of Environmental Quality (TCEQ). This includes the review of applications and related planning materials, and inspections.”
Septic permitRequired
Construction and location of an individual OSSF for a home-site or commercial activity governed by Johnson County subdivision rules.
At occupancy, the parcel must have either an approved community sewage-disposal connection or a properly designed and operational individual OSSF.
A permit is required for construction and location of an OSSF.
Community systems must conform to TCEQ and Johnson County rules and require proof of TCEQ acceptance and other applicable agency approval.
If an individual OSSF is used, the owner must obtain the OSSF permit and provide the required deed or ownership documentation and site evaluation.
“A permit for the construction and location on a lot is required in the interest of public health and welfare.”
Septic inspectionLimited
OSSF applications and related planning materials submitted to Johnson County Development Services.
The official county page confirms that inspections are included in the county OSSF program but does not state a universal inspection schedule or every inspection stage.
“This includes the review of applications and related planning materials, and inspections. In addition, Public Works is responsible for processing and investigation of non-compliant Septic System Complaints.”
Off-grid sanitationLimited
Individual on-site sewage facilities used instead of connection to a community sewage-disposal system.
An individual OSSF must be properly designed and operational.
A permit is required for construction and location on the lot.
If individual OSSFs are used in a subdivision, the final plat must state that homeowners are responsible for construction of an approved OSSF.
Johnson County subdivision rules state that the owner or developer must provide site analysis and submit the results with the permit application when individual OSSFs are planned for lot purchasers.
“If it is the owner or developer’s intent that each lot purchaser should provide individual on-site sewage facilities, then a site analysis shall be performed by a Registered Professional Engineer, Registered Sanitarian or Site Evaluator. A report on the locations and results of these site analyses shall be submitted to the Public Works Department as a part of the application for a permit to construct and operate a private on-site sewage facility.”
Well permitLimited
Water wells in Johnson County within the jurisdiction of Prairielands Groundwater Conservation District.
All non-exempt wells require a permit.
Existing non-exempt wells with approved registration before January 1, 2019 obtain a Historic Use Permit.
New non-exempt wells obtain an Operating Permit.
The district’s registration process determines whether a well is exempt or subject to permitting, metering, fees, and reporting.
New well registration is required before drilling under the district registration form.
new-well completion period: 0–100 gallons per minute: 18 months; 101–299 gallons per minute: 24 months; 300+ gallons per minute: 36 months
“All non-exempt wells must obtain a permit. Existing non-exempt wells (wells with an approved registration prior to January 1, 2019) will obtain a Historic Use Permit. New wells will obtain an Operating Permit.”
Mandatory utility hookupConditional
Sanitary sewage and wastewater disposal for parcels with a home-site or commercial activity under Johnson County subdivision rules.
At occupancy, the parcel may use either connection to an approved community sewage-disposal system or a properly designed and operational individual OSSF.
Connection to a community sewage-disposal facility is preferred where possible.
Existing community systems must have approval and sufficient capacity; proposed community systems require county and subsequent appropriate state regulatory approval before final plat approval.
“Every parcel of land to have a home-site or commercial activity shall have at the time of occupancy an adequate system for sewage and wastewater disposal upon occupancy by either: (1) connection to an approved community sewage disposal system; or (2) construction of a properly designed and operational individual on-site sewage facility.”
Subdividing landRegulated (with conditions)
Subdivision platting and related infrastructure in unincorporated Johnson County where the county has plat-approval authority.
Subdivision applications, plats, engineering plans, drainage infrastructure, and road construction are reviewed under the Johnson County Subdivision Rules and Regulations.
The 2025 rules are adopted as conditions precedent to Commissioners Court approval of subdivision plats for recording.
An interlocal agreement may assign exclusive plat jurisdiction for subdivisions in a municipality's extraterritorial jurisdiction.
“Review of Subdivision applications and related documentation, subdivision plats, and engineering plans”
Driveway accessRequired
All new driveways from a state roadway for residential development permits in unincorporated Johnson County.
A TxDOT-issued permit is required.
A copy of the TxDOT permit must accompany the county application.
Shared driveways are not permissible in lieu of the TxDOT permit.
“All new driveways from a state roadway, are required to have a TXDOT issued permit.”
Building in a floodplainRequired
Development and subdivision construction in floodplains or floodways in unincorporated Johnson County.
No land may be modified in a floodplain or floodway until drainage modification plans are reviewed and approved by FEMA and the Public Works Department and meet FEMA requirements for a No-rise Certificate.
For residential new construction or substantial improvement, the lowest floor, including basement, must be elevated three feet above the 100-year flood elevation based on ultimate development watershed conditions.
A registered professional engineer, architect, or land surveyor must submit a sworn-affidavit certificate to Public Works for residential construction.
For nonresidential construction, the lowest floor must be elevated three feet above the 100-year flood elevation or the structure and attendant utility and sanitary facilities must be floodproofed as specified.
A registered professional engineer or architect must submit a sworn-affidavit certification for nonresidential construction.
The cited flood-damage provisions are stated in the subdivision rules under the section applying to subdivisions.
freeboard above 100-year flood elevation: 3 feet (Nonresidential construction may use compliant floodproofing instead.)
“New construction or substantial improvement of any residential structure shall have the lowest floor, including basement, elevated three (3) feet above the 100-year flood elevation”
Permit feesPublished (with conditions)
Johnson County subdivision, re-plat, subdivision-with-roads, road-only, and plat-revision applications.
The document is labeled Revised 2025 and states that the requirements relate to the Johnson County Subdivision Rules & Regulations amended through March 24, 2025.
Subdivision or re-plat fees are $420.00 for 1–5 lots, $540.00 for 6–10 lots, and $1,200.00 for 11 lots and over.
Plat revision legal notice fee is $260.75 minimum.
Subdivision with roads is $2,400.00 plus $30.00 per lot over 10 lots.
Road-only applications with no lots are $420.00.
The final-stage paperwork and fees must be submitted to the Johnson County Public Works office for the application to be considered complete.
subdivision or re-plat fee, 1-5 lots: 420 USD · subdivision or re-plat fee, 6-10 lots: 540 USD · subdivision or re-plat fee, 11 lots or more: 1200 USD · plat revision legal notice fee: >= 260.75 USD · subdivision with roads fee: 2400 USD (plus $30.00 per lot over 10 lots) · road-only fee, no lots: 420 USD
“Revised 2025 Page 2
Final Stage Requirements
Basic Requirements – more information is available in the Subdivision Rules &
Regulations of Johnson County as Amended through March 24, 2025
Subdivision or Re-Plat: 1 - 5 lots = $420.00
6 - 10 lots = $540.00
11 lots and over = $1,200.00
Plat Revision Legal Notice Fee = $260.75 minimum
Subdivision with Roads: $2,400.00 + $30.00 per lot over 10 lots
Road only, no lots : $420.00”
One more reviewed finding on this topic
Published (with conditions) — County-administered development, subdivision, platting, and on-site sewage facility permits in Johnson County, including applicable unincorporated-area development permitting.
“Subdivision or Re-Plat: 1 - 5 lots = $420.00
6 - 10 lots = $540.00
11 lots and over = $1,200.00
Plat Revision Legal Notice Fee = $260.75 minimum
Subdivision with Roads: $2,400.00 + $30.00 per lot over 10 lots
Road only, no lots : $420.00”
Permit processPublished (with conditions)
New development, including mobile homes, in unincorporated Johnson County outside city limits.
A development permit is required before construction begins.
Development permits are issued in residential and commercial categories.
The permit may involve review of Form Board Surveys and Elevation Certificates under the Johnson County Flood Damage Prevention Order of 2019.
Requirements may differ inside incorporated cities or municipalities.
“Issuing Development Permits for any new development (Including Mobile Homes) before construction begins in the unincorporated areas of Johnson County (outside the city limits)”
Texas rules that apply here
Owner-builder exemptionConditional
An individual building new residential construction covered by Texas Local Government Code Chapter 233, or acting as the individual's own contractor, who intends to use the residence as the individual's primary residence.
The exemption concerns the penalty for failure to submit required inspection notices under Section 233.154(b) and (c), not a general exemption from construction, development, septic, floodplain, municipal, or other applicable requirements.
The construction must be built by the individual or the individual must act as the individual's own contractor.
The individual must intend to use the residence as the individual's primary residence.
The underlying Chapter 233 residential building-code standards and inspection provisions apply only to a county that has adopted a resolution or order requiring the subchapter and otherwise meets the statutory applicability requirements.
Municipal building codes in a municipality's extraterritorial jurisdiction control over the state standards described in Section 233.153.
“An individual who fails to provide proper notice in accordance with Sections 233.154(b) and (c) is not subject to a penalty under this subsection if: (1) the new residential construction is built by the individual or the individual acts as the individual's own contractor; and (2) the individual intends to use the residence as the individual's primary residence.”
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:”
Agricultural exemptionAvailable (with conditions)
Subdivision plat requirements for a tract outside municipal limits in Texas, including unincorporated Johnson County.
The tract must be outside the limits of a municipality.
The owner must divide the tract into two or more parts.
The owner must not lay out a part of the tract described by Texas Local Government Code Section 232.001(a)(3).
The land must be used primarily for agricultural use, or for farm, ranch, wildlife management, or timber production use within the statutory definitions.
This is a platting exemption and does not establish an exemption from other applicable county or state requirements.
“A county may not require the owner of a tract of land [...] to have a plat of the subdivision prepared if:”
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 Johnson County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Local zoningPresent (with conditions)
Properties within the city limits of the City of Alvarado, Johnson County, Texas.
The ordinance replaces Chapter 42, Zoning, of the City of Alvarado Code of Ordinances.
The ordinance regulates business, industrial, residential, and other land uses within city limits.
The city page identifies the ordinance as adopted April 20, 2026.
“regulates the development and use of properties within the city limits of the City, codified in Chapter 42 “Zoning””
One more reviewed finding on this topic
Present (with conditions) — Properties within the City of Burleson, including properties subject to its city zoning classifications and zoning-change process.
“A citywide map showing zoned areas and classifications throughout the City of Burleson.”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Short-term rentals — Short-term rental use in Johnson County.
Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.
Water rights & wells in Johnson County
Whether a new home can legally get its own water here — the sub-state groundwater regime, from Texas’s water agency.
Actively managed
This basin is under active state management — new water use is scrutinized, though a domestic well is usually still allowed.
Household wellExempt up to a limit
Texas groundwater is governed by the rule of capture; a Groundwater Conservation District must exempt qualifying domestic/livestock wells and may not restrict their production, but well registration and spacing rules can still apply and the exemption does not cover wells serving a platted subdivision.
Limit: Domestic/livestock well exempt from GCD production permitting if on a tract >10 acres AND incapable of producing >25,000 gal/day (Tex. Water Code §36.117)
Hybrid state (appropriation + riparian). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Texas state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.
Living off-grid in Johnson County, Texas
Is Johnson County a good place to live off-grid or homestead?
Johnson County scores 51/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and a stronger property-autonomy legal backdrop. Watch-outs: about 52,052 people within a 30-minute drive.
Do you need a building permit in Johnson County, Texas?
Johnson 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 Johnson County Public Works / Development Services (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 Johnson County?
Living in an RV on your own land in Johnson County is allowed: Unincorporated Johnson County: no county rule sets this, because Johnson County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Johnson County's own reviewed answer confirms it has no county-wide zoning. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters. A tiny home is allowed. Confirm with the county before relying on it.
How much does land cost in Johnson County, Texas?
Land in Johnson County runs about $5,765 per acre, based on the latest county data.
What is the water situation in Johnson County?
Johnson County gets about 37.3" of rain a year, with severe drought in roughly 25.9% of years. On water rights, Johnson County lies in the North-Central Texas Trinity & Woodbine Aquifers Priority Groundwater Management Area — TCEQ-designated DFW-region Trinity/Woodbine critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply..
How remote is Johnson County?
A representative private-land location has about 52,052 people within a 30-minute drive and 8,627,108 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.
