Building permits, zoning and land rules in Leon County, Texas
76Index Score / 100 #27 of 254 in Texas
Unincorporated Leon County, Texas has no general county building permit, but new construction, manufactured-home placement and substantial improvements need a county floodplain determination permit, which costs $201. The county has adopted no zoning for unincorporated land2, while the City of Jewett enforces its own zoning3. Septic permits, in or out of city limits, come from the county's OSSF Compliance Program4.
At a glance
General building permit
Not confirmed; ask the County Judge's office before starting construction5
Floodplain permit
A county determination/development permit applies to covered construction in unincorporated areas5
Zoning
Absent at a documented rural site; the City of Jewett enforces zoning63
Septic permits
Generally required through Leon County's own OSSF Compliance Program47
RV and tiny-home living
County zoning sets no occupancy rule in unincorporated Leon County; other rules can apply2
Minimum home size and setbacks
No county zoning standard in unincorporated Leon County, though subdivision rules can apply28
Owner-builder exemption
No blanket exemption from county requirements confirmed; Texas gives a self-building owner-occupant penalty protection for missed notices only9
Septic soil difficulty
35.3% of soils lack severe limits for a conventional drain field10
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Do you need a building permit in Leon County, Texas?
In unincorporated Leon County the county requirement is a floodplain determination permit for new construction, manufactured-home placement and substantial improvements, not a general countywide building permit1. The application fee is $20; land in a Floodway or Special Flood Hazard Area also needs a development permit, an elevation certificate and a $420 fee, and a permit expires after 1 year1. Property outside those zones needs no floodplain development permit, according to the application1. The county says work may not begin until written authorization is issued11. We could not confirm a separate, general Leon County building permit for an ordinary house; ask the County Judge's office about the exact parcel and project before work begins12. County procurement documents require code and final inspections for the Leon County Expo Equipment Building project, but that project-specific process does not establish an inspection rule for private homes13. The same project requires a certificate of occupancy when applicable, but we could not confirm a countywide occupancy-certificate rule14. Incorporated cities can have their own requirements, so check land inside a city with that city15.
Who issues building permits in Leon County, and how do you reach them?
Leon County's 911 Addressing/Emergency Management Office handles floodplain determination and development permits for unincorporated property; call 903-536-3158 or email permits@co.leon.tx.us for procedures and an application16. Leon County itself is the septic permitting authority through its OSSF Compliance Program, so septic permits do not move to a city such as Jewett4. Properties inside an incorporated city are directed to that city's office for floodplain permits17. The program receives permit materials at 2212 CR 282, Buffalo, TX 75831, and its listed phone is 903-322-310118. We could not confirm a general building department or county building inspector for private construction, and the inspection and occupancy provisions found for the county's Expo Equipment Building apply only to that project1314. Direct general construction, inspection and occupancy questions to the County Judge's office12. A subdivision driveway within a county or private-road right-of-way requires authorization from the applicable Precinct Commissioner19. A new or changed connection to a state highway instead goes through the local TxDOT district office20.
Does Leon County have zoning?
Leon County has documented that permitting and zoning are absent at a specific rural site outside municipal zoning jurisdiction6. More broadly, county zoning does not set minimum dwelling size, general minimum lot size, setbacks, lot coverage or building height in unincorporated Leon County2. The City of Jewett is different: its Planning & Inspection Department enforces zoning, while its Planning & Zoning Commission reviews zoning amendments, site plans and plats3. Zoning status across Leon County therefore depends on location, and rules for municipalities other than Jewett remain unconfirmed15. County subdivision regulations still govern qualifying land divisions outside incorporated cities, including lot-size and road-setback standards, so an absence of zoning does not make every parcel unrestricted8.
How do septic permits work in Leon County?
Leon County generally requires septic permits and administers them through the county's OSSF Compliance Program47. Texas requires a permit and approved plan to construct, install, alter, extend or repair an OSSF, subject to narrow exemptions21. The state's tract-size exemption can apply to a single-family dwelling on at least 10 acres only when all conditions are met, including a licensed site evaluation, at least 100 feet between every OSSF component and the property line, on-site effluent disposal, and no other dwelling on the tract22. Only 35.3% of Leon County soils lack severe limitations for a conventional drain field, so arrange the site evaluation before fixing the house location10. A new surface-irrigation system requires a signed maintenance contract for its first 2 years and submission of inspection reports to the permitting authority23.
Can you live in an RV or tiny home on your land in Leon County?
County zoning does not restrict RV occupancy, tiny-home occupancy, accessory dwellings or temporary camping on private land in unincorporated Leon County2. Leon County has also documented one rural site where permitting and zoning are absent, but that site-specific statement does not waive rules administered by other authorities6. Septic, floodplain, subdivision, deed-restriction and municipal requirements can still apply to a particular parcel248. Manufactured-home placement is expressly included in the county's floodplain determination/development permit requirement for unincorporated land25. A mobile- or manufactured-home community without public wastewater must have at least 1.5 acres, but that rule does not establish a minimum acreage for one home outside a community26.
Building a home in Leon County: the steps, in order
Ask the city if the parcel is incorporated; local zoning varies across Leon County15.
Contact the 911 Addressing/Emergency Management Office for the required floodplain determination before covered construction165. The determination fee is $20 unless the site is in a Floodway or Special Flood Hazard Area, where the stated package and fee are $42027.
Arrange a septic site evaluation and submit the required OSSF materials to the county program187.
Ask the County Judge's office whether any general building permit, inspection or occupancy approval applies to the project; the county documents we found address inspections and occupancy only for its Expo Equipment Building project1314.
Secure driveway authorization from the Precinct Commissioner for covered subdivision access, or from TxDOT for state-highway access1920.
What should you check before buying land in Leon County?
Start with jurisdiction and access: Jewett enforces zoning, while covered subdivisions outside incorporated cities remain subject to county subdivision regulations38. If a seller describes an agricultural exemption, confirm whether it means the county's conditional exemption for a qualifying land division; that exemption can end when the tract's primary agricultural, farm, ranch, wildlife-management or timber-production use ends28. Check floodplain status before choosing a building pad because covered construction cannot begin before county authorization11. Test septic feasibility early because only 35.3% of county soils lack severe limitations for a conventional drain field10. Leon County averages 43.3 inches of precipitation, but severe drought occurs in 17.6% of years, so verify the parcel's actual water source and well feasibility2930. The effective property-tax rate is about 0.8%, with a median annual bill of $1,3393132.
Watch-outs
Leon County's general building-permit, building-inspection and certificate-of-occupancy requirements for private construction remain unconfirmed; the documented inspection and occupancy provisions apply only to the county's Expo Equipment Building project1314.
No county zoning in unincorporated Leon County does not override Jewett's municipal zoning, floodplain permits or subdivision regulations23248.
A septic permit is generally required even where no county zoning limit applies, unless every condition of a narrow state exemption is satisfied722.
A floodplain determination permit expires after 1 year, and work may not start until the county issues written authorization1.
Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.
Leon County highlighted among the Texas counties · colored by Index score
How Leon County scores
Seclusion66100% ev.
Self-Sufficiency67100% ev.
Admin Boringness8590% ev.
Durability39100% ev.
Property Autonomy71100% ev.
Carry Cost75100% 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 →
$306kTypical home
0.8%Property tax
$3,776Land / acre
43.3"Annual rain
17.6% of yrsSevere drought
37.3 / yr (+26.4)Mid-century 100°F days
21 daysMid-century dry spell
2.47" (+6%)Mid-century 1-day rain
1.41×Wildfire change factor
100%Forward climate coverage
$2,037Home insurance / yr
0.1% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
7,058People within 30 min
4,508,532People within 2 hr
9,878Radius comparison (15 mi)
15.4People / sq mi
0.1%Federal land
99.5%Land at 15% slope or less
35.3%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Leon 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.
Buffalo · Centerville · Jewett · Leona · Marquez · Town of Normangee · Town of Oakwood
Answers from the rulebook for Leon County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Leon County rules
Building permitLimited
New construction, manufactured-home placement, and substantial improvements in Leon County areas subject to the county's floodplain program.
Leon County participates in the National Flood Insurance Program.
A floodplain determination/development permit is required for all new construction, manufactured-home placement, and substantial improvements, including water-supply systems and sanitary-sewage systems.
The proposed development or construction may not begin until written authorization has been issued by the county or city office.
Properties in incorporated cities are directed to the applicable local city office; other permits may also be required.
The page states that the flood maps became effective on November 20, 2013.
flood maps effective date: 2013-11-20
“Because Leon County participates in the National Flood Insurance Program, all new construction, manufactured home placement and substantial improvements including but not limited to water supply systems and sanitary sewage systems require a floodplain determination/development permit. [...] The proposed development/construction may not begin until after written authorization has been issued from the county or city office.”
2 more reviewed findings on this topic
Limited — New construction, manufactured-home placement, and substantial improvements in Leon County unincorporated areas subject to the county floodplain program.
“all new construction, manufactured home placement and substantial improvements [...] require a floodplain determination/development permit.”
Limited — New construction, manufactured-home placement, and substantial improvements in Leon County unincorporated areas when subject to the county Flood Damage Prevention Court Order, including but not limited to water-supply and sanitary-sewage systems.
“Because Leon County participates in the National Flood Insurance Program, all new construction, manufactured home placement and substantial improvements including but not limited to water supply systems and sanitary sewage systems require a floodplain determination/development permit.”
InspectionsLimited
Construction services for the Leon County Expo Equipment Building project under IFB 2024-315.
The solicitation requires code inspections to be completed and approved before an inspection is scheduled when the work requires a code inspection.
Inspections verify compliance with approved plans and applicable construction codes, standards, and specifications.
The Entity or its assignee performs milestone inspections required for compliance and performs the final inspection.
The project-specific final inspection and certificate of occupancy are tied to final payment and closeout.
“Inspection will not be scheduled for incomplete or uninstalled work, or for work that requires a code inspection, and the code inspection has not been completed and approved by the Entity. Inspections are also performed to verify that construction is performed in accordance with approved plans and all applicable construction codes, standards, and specifications. [...] The selected Firm(s) are eligible for final payment once a COO is provided, and the construction passes the final inspection performed by the Entity.”
Certificate of occupancyLimited
Construction services for the Leon County Expo Equipment Building project under IFB 2024-315.
Respondents must obtain and properly document certificates of occupancy when applicable.
The project schedule includes certificate of occupancy, final inspection, and closeout.
The selected firm is eligible for final payment only after a certificate of occupancy is provided and the construction passes the Entity's final inspection.
“Respondent shall obtain a COO (when applicable) and provide a copy of the certificate to the Entity. [...] The selected Firm(s) are eligible for final payment once a COO is provided, and the construction passes the final inspection performed by the Entity.”
Local zoningVaries (with conditions)
Aggregate local-zoning status across Leon County, including rural or unincorporated areas and incorporated municipalities.
The county's official RFP states that there is no zoning at the identified rural Leon County site.
The City of Jewett's official pages state that its Planning & Inspection Department enforces zoning regulations and that its Planning & Zoning Commission reviews zoning ordinances.
This is an aggregate conclusion about differing municipal and rural areas; Leon County itself is not being identified as the administrator of the City of Jewett's zoning ordinances.
The specific zoning rules, districts, dimensional limits, and use conditions for municipalities other than Jewett were not established by the opened official sources.
“There is no permitting or zoning as the site is located in rural Leon County.”
One more reviewed finding on this topic
Absent — The rural Leon County site identified in the county's official project document, outside incorporated municipal zoning jurisdiction.
“There is no permitting or zoning as the site is located in rural Leon County.”
Zoning districts · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Minimum dwelling size · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Minimum lot size · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Setbacks · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Lot coverage · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Building height · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Living in an RV · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Camping on your land · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Tiny homes · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Manufactured homesLimited
Placement of a manufactured home in a floodplain in unincorporated Leon County.
A floodplain determination/development permit is required before manufactured-home placement in the covered floodplain context.
The proposed development or construction may not begin until written authorization has been issued by the county or city office.
The source states that the flood maps became effective on November 20, 2013.
The landowner should contact the 911 Addressing/Emergency Management office for unincorporated property to obtain permitting information and an application.
flood-map effective date: 2013-11-20 · permit requirement: floodplain determination/development permit (Applies to all new construction, manufactured home placement, and substantial improvements covered by the page.)
“manufactured home placement and substantial improvements including but not limited to water supply systems and sanitary sewage systems require a floodplain determination/development permit.”
One more reviewed finding on this topic
Limited — Mobile or manufactured-home communities in unincorporated Leon County that are not served by a public wastewater system.
“For mobile home communities not on a public wastewater system in unincorporated areas must be at least 1.5 acres.”
Accessory dwellings · by state lawNo county rule
Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Who permits septicCounty
On-site sewage facility permitting in Leon County, Texas.
The county page identifies Robbie Robinson as the Leon County OSSF Compliance Program representative.
Original permit materials are to be submitted to the representative at 2212 CR 282, Buffalo, Texas.
contact phone: 903-322-3101
“Originals shall be submitted to the Leon County OSSF Compliance Program representative, Robbie Robinson, who is located at 2212 CR 282, Buffalo, TX 75831. 903-322-3101”
Septic permitRequired
Septic systems and other OSSFs in Leon County, Texas.
The county guide directs residents to contact the Leon County OSSF Compliance Program representative.
The guide states that permits can be obtained online or at the County Judge’s office.
State exemptions may apply under TCEQ rules, including qualifying 10-acre-rule systems and emergency repairs; local requirements may be more stringent.
“Septic Permits are required – contact Robbie Robinson, Designated Representative for Leon County OSSF Compliance Program at 903-322-3101.”
Septic inspectionLimited
New surface-irrigation OSSF systems in Leon County, Texas.
The owner must maintain a signed written contract with a valid maintenance provider for the first two years.
A copy of the inspection report must be submitted to the permitting authority after each inspection.
After the first two years, renewing a maintenance agreement is optional for the property owner, but Title 30 TAC Chapter 285, section 285.7 maintenance requirements still apply.
Commercial businesses must maintain a maintenance contract with a licensed maintenance provider at all times.
The affidavit states that Chapter 285.7(c,d) and Chapter 285.33(d,2) requirements in effect at the time of purchase or transfer apply to buyers and transferees.
mandatory maintenance-contract period: 2 years (After the first two years, renewal is optional for the property owner; commercial businesses remain subject to a contract requirement.)
“The owner of each new SURFACE IRRIGATION SYSTEM shall maintain a signed written contract for the first two years with a valid maintenance provider. A copy of the inspection report shall be submitted to the permitting authority after each inspection.”
Agricultural exemptionConditional
A division of land into agricultural tracts under the Leon County subdivision regulations, for land outside incorporated cities where the county subdivision regulations apply.
The owner must not lay out any part of the tract as streets, alleys, squares, parks, or other parts intended to be dedicated to public use or for the use of purchasers or owners of lots fronting on or adjacent to those areas.
The land must be used primarily for agricultural use as defined by Section 1-d, Article VIII, Texas Constitution, or for farm, ranch, wildlife-management, or timber-production use within the meaning of Section 1-d-1, Article VIII, Texas Constitution.
If the tract ceases to be used primarily for agricultural use or for farm, ranch, wildlife-management, or timber-production use, the Leon County subdivision regulations apply.
The regulations state that the requirements are not applicable to a proposed division described by one or more listed exemptions under Texas Local Government Code section 232.0015.
A certificate of exemption may be requested from the Commissioners Court for a subdivision covered by the listed exemptions.
“A division of a tract of land into agricultural tracts is exempt if:”
Subdividing landRegulated (with conditions)
Subdivisions outside the boundaries of any incorporated city in Leon County, Texas, including divisions into two or more parts to lay out a subdivision, lots, streets, alleys, squares, parks, or other parts intended for public use or use by purchasers or owners of adjacent lots.
A developer must submit a compliant application to the Commissioners Court unless the subdivision is exempt under state law, the regulations, or a discretionary exemption.
Unless exempt, subdivided land may not be sold or conveyed until application approval is received and an approved plat is filed with the Leon County Clerk's Office.
A subdivision in a municipality's extraterritorial jurisdiction must also comply with applicable municipal regulations and interlocal agreements; generally, the more stringent regulations control.
Exemptions include agricultural tracts, family tracts, rural home tracts, veterans' tracts, public tracts, public floodplain tracts, tracts for future development, and partitioned tracts, subject to the specific conditions in section 1.3.
Second-tier developments are limited to not more than four lots or tracts, each with direct frontage or side-access to an existing publicly maintained road or highway, and no proposed internal streets or similar public-use areas; residential second-tier developments require additional plat, water/sewage, setback, easement, culvert, drainage, and OSSF documentation.
Lots of ten acres or less are presumed residential unless restricted to nonresidential uses on the plat and all instruments of conveyance.
For subdivisions using public water, each lot or tract must be at least 1 acre; using private well water, at least 1.5 acres; mobile home communities not on a public wastewater system in unincorporated areas must be at least 1.5 acres.
A developer must establish a setback line of 25 feet from the edge of any public road or 50 feet from the edge of a major road; major roads include state or federal highways and county-maintained roads designated by the Commissioners Court as major highways.
All roads and streets require a 60-foot right-of-way.
OSSF proposals must comply with applicable TCEQ rules, including housing-density requirements, and must be reviewed and certified by the Leon County Designated Representative or another authorized TCEQ agent.
The county's official page states that an application is required for all subdivisions regardless of whether the subdivision is over 10 acres or whether Commissioners Court approval is required.
The county clerk page states that plats cost $60 per sheet, consisting of a $50 clerk fee and $10 records-management fee, and filers must show a subdivision checklist certified by Robbie Robinson.
maximum lots or tracts for second-tier development: <= 4 lots or tracts (Each lot or tract must have direct frontage or side-access to an existing publicly maintained road or highway, with no proposed internal streets or similar public-use areas.) · minimum lot area with public water: >= 1 acre (Applies to any subdivision with public water, whether platted or unplatted.) · minimum lot area with private well water: >= 1.5 acres (Applies to any subdivision with private well water, whether platted or unplatted.) · minimum lot area for mobile home communities without public wastewater: >= 1.5 acres (Applies in unincorporated areas.) · setback from public road: 25 feet (Measured from the edge of any public road.) · setback from major road: 50 feet (Measured from the edge of a major road, including state or federal highways and county-maintained roads designated as major highways.) · road right-of-way: 60 feet (Required for all roads and streets.) · plat filing fee: 60 USD per sheet (The county clerk page specifies $50 clerk fee plus $10 records-management fee.)
“A developer must present an application in compliance with these regulations”
Driveway accessLimited
Access driveways within a Leon County road or private-road right-of-way for subdivisions in unincorporated Leon County.
Authorization is by the applicable Precinct Commissioner.
The developer is responsible for culvert costs and installation.
Construction and materials are subject to inspection and approval by the Precinct Commissioner.
The County may require changes, maintenance, or repairs needed to protect life or property.
Entrances must keep obstructions out of the right-of-way.
The permit becomes null and void if the driveway facilities are not constructed within six months of issuance.
The developer must contact the Precinct Commissioner at least 24 hours before beginning authorized construction.
All roads must be maintained to the standards defined in chapter 3.64.
driveway construction deadline: 6 months from permit issuance · advance notice before construction: >= 24 hours
“PERMIT TO CONSTRUCT DRIVEWAY WITHIN COUNTY ROAD/PRIVATE ROAD RIGHT-OF-WAY Subdivision Name: _________________________ Developer: _________________________ County Road: _________________________”
Building in a floodplainRequired
New construction, manufactured-home placement, and substantial improvements in unincorporated Leon County, including water-supply and sanitary-sewage systems.
A floodplain determination/development permit is required for all covered development.
If the property is not in an SFHA or Floodway, the application states that no floodplain development permit is required, but the determination permit process still applies.
If the property is in an SFHA or Floodway, a Floodplain Development Permit and Authorization to Construct permit are required.
No work may start until the Floodplain Determination Permit and/or Authorization to Proceed letter is issued.
The county page identifies November 20, 2013 as the effective date of the new flood maps and Flood Damage Prevention Order.
effective date of flood maps and Flood Damage Prevention Order: November 20, 2013
“On Wednesday, November 20, 2013, new flood maps for Leon County, Texas became effective. Because Leon County participates in the National Flood Insurance Program, all new construction, manufactured home placement and substantial improvements including but not limited to water supply systems and sanitary sewage systems require a floodplain determination/development permit.”
Permit feesVariable (with conditions)
Leon County floodplain determination and development permits in unincorporated areas.
The floodplain determination fee is $20.00 unless the property is located within the Special Flood Hazard Area (SFHA) Flood Zone.
If the property is in a Floodway Zone or SFHA, a Development Permit, Authorization to Proceed letter, Elevation Certificate, and a $420.00 fee are required.
The floodplain determination is separate from the county septic system permit.
floodplain determination fee: 20 USD (unless property is located within the SFHA Flood Zone) · SFHA or Floodway development fee: 420 USD (Development Permit, Authorization to proceed letter, and Elevation Certificate also required)
“The floodplain determination permit application fee is $20 (No Authorization Permit Required). If property is determined to be in a Floodway Zone or Special Flood Hazard Area (SFHA), a Development Permit, Authorization to proceed letter, Elevation Certificate, & a fee of $420.00 is required.”
Permit processPublished (with conditions)
Floodplain determination and development permitting for new construction, manufactured-home placement, and substantial improvements in unincorporated Leon County.
The landowner should contact the 911 Addressing/Emergency Management office to obtain procedures and an application.
The proposed development or construction may not begin until written authorization is issued.
A completed permit may be emailed to Permits@co.leon.tx.us or faxed to 903-536-1021.
The permit application states that it must be submitted to the septic inspector before septic application authorization to construct.
Other development, federal, state, or local permits may be required, and the permit does not exempt the applicant from deed restrictions, subdivision regulations, or other covenants.
“The landowner should contact the 911 Addressing/Emergency Management office or their local city office to receive information on floodplain determination/permitting procedures, and to obtain an application. This is intended to inform the landowner of their responsibilities. The proposed development/construction may not begin until after written authorization has been issued from the county or city office.”
County-wide zoningAbsent
Texas counties lack zoning authority over unincorporated areas, and no county zoning ordinance appears on Leon County's official site.
Penalty protection for notice violations during new residential construction subject to Texas Local Government Code Chapter 233, Subchapter F.
The individual must build the new residential construction or act as the individual's own contractor.
The individual must intend to use the residence as the individual's primary residence.
This is an exception from a penalty for failure to provide proper notice; it is not a general exemption from applicable building-code standards or inspections.
Subchapter F applies only to a county that has adopted a resolution or order requiring application of the subchapter and that is within 50 miles of an international border or has a population of more than 100.
“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:”
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:”
Off-grid sanitationLimited
An OSSF serving a single-family dwelling on qualifying Texas property, including qualifying property in Leon County.
The OSSF must comply with all other planning, construction, and installation requirements of 30 TAC Chapter 285.
A TCEQ-licensed Site Evaluator or Professional Engineer must conduct a site evaluation.
The tract must be 10 acres or larger.
The system must not cause a nuisance or pollute groundwater.
All parts of the OSSF must be at least 100 feet from the property line.
Effluent must be disposed of on the property.
The single-family dwelling must be the only dwelling on the tract.
The local permitting authority must be checked because local programs can be more stringent than state minimums.
minimum tract size: >= 10 acres (All other stated conditions must also be met.) · minimum OSSF setback from property line: >= 100 feet (All other stated conditions must also be met.)
“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”:”
2 more reviewed findings 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.”
Limited — Off-grid wastewater sanitation through an OSSF in Texas.
“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”:”
Well permitLimited
Drilling, equipping, operating, or completing a water well, or substantially altering a well or well pump, where the well is within a groundwater conservation district in Texas.
A groundwater conservation district must require a permit except as provided by Texas Water Code §36.117.
A district may not require a permit or permit amendment for maintenance or repair that does not increase production capability above the authorized or permitted production rate.
Permit applications must be in writing and sworn.
Whether a particular private well is exempt or subject to additional district requirements depends on the applicable groundwater conservation district's rules.
permit application form: in writing and sworn
“Except as provided by Section 36.117, a district shall require a permit for the drilling, equipping, operating, or completing of wells or for substantially altering the size of wells or well pumps.”
county zoning authorityLimited
Texas counties adopting zoning regulations for specified unincorporated or otherwise specially defined areas.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
Other Chapter 231 subchapters address special areas including the Amistad Recreation Area in Val Verde County, military zones, certain lakes, the El Paso Mission Trail Historical Area, Lake Somerville, and Falcon Lake in Zapata County.
The cited statute was enacted effective September 1, 1987; the Falcon Lake subchapter was added effective June 15, 2007, and amended effective September 1, 2009.
Padre Island distance from publicly owned park or recreational development: <= 2 miles (Area must be outside a municipality and in Cameron or Willacy County.) · Padre Island distance from beach, wharf, or bathhouse: <= 2 miles (The beach, wharf, or bathhouse must be used by at least 500 persons annually.)
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
One more reviewed finding on this topic
Limited — County zoning authority over unincorporated land in Texas, where a specific statutory grant applies.
“As you suggest, a county has very limited and specific zoning authority, and none that may be used to regulate construction or operation of the proposed facility.”
county building authorityLimited
Texas counties adopting and enforcing fire-code building permits for specified buildings in unincorporated areas and applying residential building-code standards in certain counties.
Under Section 233.061, the county must have a population over 250,000 or be adjacent to a county with a population over 250,000.
Under Section 233.062, the fire code applies only to commercial establishments, public buildings, and multifamily residential dwellings consisting of four or more units constructed in an unincorporated area.
The fire code does not apply to an industrial facility having a fire brigade that conforms to Occupational Health and Safety Administration requirements.
A covered applicant must submit a plan and a commissioners-court-set application fee; the county must issue or deny the permit within 30 days, and failure to act within 30 days approves the construction for purposes of the subchapter.
The fire code must conform to the International Fire Code or Uniform Fire Code as those codes existed on May 1, 2005, or establish protective measures exceeding those standards; later editions may be adopted.
Residential standards under Section 233.152 apply only if the county adopts a resolution or order and the county is within 50 miles of an international border or has a population over 100.
Those residential standards apply only to new single-family-house or duplex construction beginning after September 1, 2009; manufactured or modular structures governed by Occupations Code Chapters 1201 or 1202 are excluded from the definition of new residential construction.
A municipality's building code controls in its extraterritorial jurisdiction, and Section 233.152 does not authorize county prior approval of new residential construction or county zoning regulations.
Fire-code inspection and permit fees may be charged under a fee schedule based on building type, limited to amounts necessary to administer and enforce the subchapter; inspection fees must be reasonable and reflect approximate inspection costs.
county population threshold for fire-code authority: > 250000 persons (A county adjacent to a county over 250,000 also qualifies.) · multifamily residential dwelling threshold: >= 4 units (The fire code applies only to covered buildings constructed in an unincorporated area.) · residential-code border distance: <= 50 miles (Alternative qualification is county population over 100.) · application decision period: 30 days (If the commissioners court does not issue or deny the permit within 30 days after receiving the application and fee, construction is approved for purposes of the subchapter.) · residential standards effective construction date: > 2009-09-01 (Applies only to new residential construction that begins after September 1, 2009.)
“The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code. [...] The fire code applies only to the following buildings constructed in an unincorporated area of the county: (1) a commercial establishment; (2) a public building; and (3) a multifamily residential dwelling consisting of four or more units.”
One more reviewed finding on this topic
Limited — County fire-code adoption and building-permit authority for specified buildings in unincorporated areas of qualifying Texas counties, including multifamily residential dwellings of four or more units.
“The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code.”
Inside cities and towns in Leon County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Local zoningPresent (with conditions)
Property and development within the City of Jewett, Leon County, Texas.
The City of Jewett Planning & Inspection Department enforces zoning regulations.
The City of Jewett Planning & Zoning Commission reviews proposed amendments to zoning ordinances, site plans, and plat applications and makes recommendations to the City Council.
The cited pages do not provide the complete zoning map, district schedule, dimensional standards, or individual-use conditions.
“The Planning & Zoning Commission reviews proposed amendments to zoning ordinances, site plans and plat applications, and also makes recommendations to the Council regarding the current and future development of the City of Jewett.”
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 Leon County, Texas.
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 Leon County, Texas
Is Leon County a good place to live off-grid or homestead?
Leon County scores 76/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost. Watch-outs: elevated mid-century heat, water, rain, or wildfire exposure.
Do you need a building permit in Leon County, Texas?
Leon 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 Leon County OSSF Compliance Program (TCEQ authorized agent). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.
Can you live in an RV or tiny home on your land in Leon County?
Living in an RV on your own land in Leon County is allowed: Unincorporated Leon County: no county rule sets this, because Leon County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.leon.tx.us. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters. A tiny home is allowed. Confirm with the county before relying on it.
How much does land cost in Leon County, Texas?
Land in Leon County runs about $3,776 per acre, based on the latest county data.
What is the water situation in Leon County?
Leon County gets about 43.3" of rain a year, with severe drought in roughly 17.6% of years.
How remote is Leon County?
A representative private-land location has about 7,058 people within a 30-minute drive and 4,508,532 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.
