Bolthole Index

Llano County, Texas

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

55Index Score / 100
#115 of 254 in Texas

Unincorporated Llano County, Texas has no general county building permit for every home and no county zoning, but Development Services still reviews floodplain development, subdivision and driveway or road-cut projects12. Septic permits and inspections for unincorporated Llano County come from the county, except in some Highland Lakes areas where LCRA regulates them34. Inside the City of Llano, municipal building codes apply, and Horseshoe Bay sets its own zoning56.

At a glance

Building permit
No blanket building-code permit documented for every home; project-specific county controls apply7
Zoning
No county zoning ordinance in unincorporated Llano County2
Septic permits
Permit and inspection required in county OSSF jurisdiction; LCRA handles some Highland Lakes areas891011
RV living
No county zoning restriction in unincorporated areas; septic, floodplain and development rules can still apply1279
Tiny homes
No county zoning restriction or zoning-based minimum dwelling size in unincorporated areas12
Owner-builder
A narrow conditional provision applies to an owner-contractor's intended primary residence; it does not waive other county rules13
Septic soils
Only 2.9% of soils lack severe limits for a conventional drain field14

Who to call

Building permits

Llano County Development Services

Development, OSSF, floodplain, road-cut, plat, RV park and 9-1-1 addressing applications

325-247-2039

100 W Sandstone Street, Ste 200A, Llano, Texas 78643

Online permits →

Septic permits

Lower Colorado River Authority OSSF Program

Inspection and permitting of OSSF systems within LCRA jurisdiction near the Highland Lakes

512-578-3216

ossf@lcra.org

LCRA OSSF Program - L110, P.O. Box 220, Austin, TX 78767-0220

Online permits →

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

Off-grid gear

Going off-grid in Llano County means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

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

Llano County's materials do not establish a general county building-code permit for every residential structure7. Development in a special flood-hazard area does require a floodplain development permit from the Llano County Floodplain Administrator before construction or other development begins, filed in duplicate on county forms with a site plan and base flood elevation information15. Subdivision compliance may also apply to tract divisions outside municipal limits16. Development Services reviews proposed work against orders adopted by the Commissioners Court, and another local, county, state or federal approval may be needed before the county issues its permit17. The City of Llano has adopted building codes, but those municipal codes do not establish a code requirement for unincorporated county land5. Send the parcel location and project details to Development Services before construction so the office can identify the development, floodplain, septic, plat or road-access approvals that apply1819.

Who handles Llano County permits, and how do you reach them?

Llano County Development Services is the first stop for development, floodplain, county-jurisdiction OSSF, road-cut, plat, RV park and addressing applications17. The office is at 100 W Sandstone Street, Ste 200A, Llano, Texas 78643, and its phone number is 325-247-203917. Applications are available through the county's iWorQ citizen portal17. The county asks applicants to allow 7-10 business days for a non-floodplain determination and says floodplain development, septic permits and commercial projects may take longer18. We could not confirm a general structural building-inspection program or certificate-of-occupancy rule for unincorporated Llano County; ask Development Services what inspections and closeout documents apply to the project20.

Does Llano County have zoning?

Unincorporated Llano County has no county zoning ordinance2. As a result, county zoning does not set a minimum dwelling size, minimum lot size, setback, lot-coverage cap or building-height limit on unincorporated land12. County zoning also does not restrict accessory dwellings, RV occupancy, tiny-home occupancy, manufactured-home occupancy or temporary camping there12. Other rules still matter: tract divisions are regulated, septic systems within county jurisdiction require approval, and special-flood-hazard development requires a permit21922. A narrow plat exception covers certain qualifying agricultural, farm, ranch, wildlife-management or timber-production land divisions, but it does not waive other county rules and platting applies if the qualifying use ends23. Land inside a municipality may face city rules: the City of Llano has adopted building codes, and the City of Horseshoe Bay administers its own zoning ordinance, including variances, for its part of Llano County56. Septic permits for a city address can still come from the county where the city contracts with Llano County3.

How do septic permits work in Llano County?

Llano County is the OSSF authority outside incorporated cities except where an existing rule applies, and it also serves cities or towns that contract with the county8. Within that jurisdiction, an owner or agent must obtain authorization before construction, and the system requires a construction inspection2425. The county order says it permits and inspects systems regardless of tract size, so do not assume the state 10-acre exemption avoids county review910. LCRA instead inspects and permits systems within its jurisdiction near the Highland Lakes, so call its OSSF Program at 512-578-3216 when authority is unclear1126. Only 2.9% of Llano County soils lack severe limitations for a conventional drain field, so arrange a site evaluation early14. The published standard trench-and-tank fee is $225, but the dated schedule says fees can change; confirm the total before applying27.

Can you live in an RV or tiny home in Llano County?

County zoning does not restrict RV occupancy, tiny-home occupancy, manufactured-home occupancy or temporary camping on unincorporated Llano County land12. County zoning also sets no minimum dwelling size for a tiny home there12. Still, the structure, site and wastewater plan may trigger separate development, floodplain or septic requirements7229. Development Services accepts applications for RV parks and manufactured-home rental communities, which are different from using a single RV or home on one parcel17. Utilities may not serve a covered manufactured-home rental community until Development Services issues its certificate of compliance28. Before moving an RV or ordering a tiny home, give Development Services the parcel location, flood zone and wastewater proposal, and ask LCRA about OSSF jurisdiction near the Highland Lakes1726.

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

  1. Ask Llano County Development Services which development approvals apply and whether the site is in a special flood-hazard area722.
  1. Confirm whether Llano County or LCRA has OSSF jurisdiction, then arrange the required site evaluation and design826.
  1. Submit county applications through iWorQ and allow 7-10 business days for a non-floodplain determination, with more time for floodplain, septic or commercial review18.
  1. If the project divides land outside municipal limits, resolve platting and any agricultural exception before development1623.
  1. Obtain written county-commissioner permission before installing a driveway, curb cut, culvert or utility line on county right-of-way19. For state-highway access, submit Form 1058 to TxDOT and wait for the executed permit and required notice29.
  1. Confirm any separate approvals because another local, county, state or federal review may be required17.

What should you check before buying land in Llano County?

Start with floodplain status, legal access, subdivision history and the correct septic authority because each can change the build plan before house design begins2219168. Order septic feasibility work during the contract period: only 2.9% of county soils lack severe limitations for a conventional drain field14. Texas law lets a groundwater conservation district require a well permit, and whether a given well is exempt depends on that district's rules30. We could not confirm a county well-permit rule or countywide utility-connection requirement; ask Development Services and the parcel's water or groundwater authority before relying on an off-grid water plan28. Water reliability also deserves due diligence because annual precipitation is about 29.7 inches and severe drought occurs in 35.7% of years3132. The published fee schedule lists $200 for a standard residential floodplain permit and warns that starting without the correct permit can double the fee; confirm current amounts with Development Services27.

Watch-outs

  • Do not read 'no zoning' as 'no county review': floodplain, septic and subdivision controls still apply where triggered222921.
  • Llano County's OSSF order requires systems within county jurisdiction to be permitted and inspected regardless of tract size, while incorporated cities and areas governed by another existing rule can fall outside county jurisdiction8910.
  • The owner-builder provision is conditional, applies to an owner-contractor's intended primary residence, and does not waive building standards, inspections, subdivision, floodplain or septic requirements13.

Sources

  1. Development & 9-1-1 Addressing, quoted and re-checked
  2. Llano County - Development Services Citizen Portal (2026 county census)
  3. Order Adopting Rules of Llano County, Texas, for On-Site Sewage Facilities, quoted and re-checked
  4. Order Adopting Rules of Llano County, Texas, for On-Site Sewage Facilities, quoted and re-checked
  5. Code Enforcement Department | Llano, TX, quoted and re-checked
  6. City of Horseshoe Bay Board of Adjustment Notice of Public Meeting, March 10, 2026, quoted and re-checked
  7. Development & 9-1-1 Addressing, quoted and re-checked
  8. Order Adopting Rules of Llano County, Texas for On-Site Sewage Facilities, quoted and re-checked
  9. Order Adopting Rules of Llano County for On-Site Sewage Facilities, quoted and re-checked
  10. Order Adopting Rules of Llano County for On-Site Sewage Facilities, quoted and re-checked
  11. Order Adopting Rules of Llano County, Texas for On-Site Sewage Facilities (2026 county census)
  12. Texas law on county zoning and building authority
  13. Local Government Code Chapter 233: County Regulation of Housing and Other Structures, quoted and re-checked
  14. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  15. Llano County Flood Damage Prevention Order, quoted and re-checked
  16. Llano County Subdivision Regulations, quoted and re-checked
  17. Llano County Development Services (llanocounty.gov)
  18. Development & 9-1-1 Addressing | Llano County Texas, quoted and re-checked
  19. Llano County Subdivision Regulations, quoted and re-checked
  20. Development & 9-1-1 Addressing (2026 county census)
  21. Final Llano County Subdivision Regulations 2025, quoted and re-checked
  22. Requirements for Floodplain Development Permit, quoted and re-checked
  23. Llano County Subdivision Regulations, quoted and re-checked
  24. Title 30 TAC Chapter 285, quoted and re-checked
  25. llanocounty.gov, quoted and re-checked
  26. Lower Colorado River Authority OSSF Program (lcra.org)
  27. Fee Schedule (April 14, 2008), quoted and re-checked
  28. Llano County Subdivision Regulations, quoted and re-checked
  29. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  30. Water Code Chapter 36 — Groundwater Conservation Districts (Texas statewide rule), quoted and re-checked
  31. Annual precipitation: Bolthole Index county data
  32. Share of years in severe drought: Bolthole Index county data

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Found land here? Start a Property Hunt →

Compared with neighboring counties

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

RuleLlano CountyGillespie CountyBurnet CountyMason CountySan Saba CountyBlanco CountyLampasas County
Building permitLimitedLimitedLimitedNot requiredLimitedLimitedNot required
County zoningNoNoNoNoNoNoNo
Septic permitsCounty Development Dept.County SanitationCounty Env. ServicesCounty OSSF Designated OfficerCounty On-Site Sewage Facility officeCounty OSSF ProgramCounty OSSF Program

County locator

Llano County in Texas

55
County map
Llano County highlighted among the Texas counties · colored by Index score

How Llano County scores

Seclusion51100% ev.
Self-Sufficiency4196% ev.
Admin Boringness7290% ev.
Durability29100% ev.
Property Autonomy71100% ev.
Carry Cost70100% ev.

Evidence strength: 97%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$459kTypical home
0.8%Property tax
$3,097Land / acre
29.7"Annual rain
35.7% of yrsSevere drought
42.8 / yr (+28.7)Mid-century 100°F days
27.5 daysMid-century dry spell
1.96" (+8.7%)Mid-century 1-day rain
1.37×Wildfire change factor
100%Forward climate coverage
$2,279Home insurance / yr
1.7% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
4,766People within 30 min
3,599,269People within 2 hr
7,925Radius comparison (15 mi)
24.5People / sq mi
0%Federal land
91.9%Land at 15% slope or less
2.9%Soils rated "not limited" for septic (strict USDA rating)
17,149 acWorkable land screen
27.6%Wooded land
8.7 tonsBiomass / forest ac
67.1°FAvg temp

Scout Llano County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for Llano County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Cities and towns in Llano 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: Llano · Sunrise Beach Village

Answers from the rulebook for Llano County

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

Llano County rules

  • Building permitLimited

    Development projects submitted to Llano County Development Services, including development, OSSF, road cuts, plats, replats, RV parks, and mobile-home rental communities.

    • The county page states that separate review and approval by other local, county, state, or federal offices may also be required.
    • The page does not establish a general county building-code permit for every residential structure.

    non-floodplain determination review time: 7-10 business days (More time may be required for floodplain development, septic permits, and commercial projects.)

    “A review will be conducted to ensure all aspects of the proposed development comply with Orders adopted by the Llano County Commissioners Court.”
    One more reviewed finding on this topic
    • Limited — Development in unincorporated Llano County subject to county development, subdivision, or floodplain controls
      “Requirements for ALL NEW Development Permit In Floodplain/Floodway:”
  • Zoning districts · by state lawNo county rule

    Unincorporated Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • 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 Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
    • For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
    “This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
  • Who permits septicCounty (with conditions)

    OSSF permitting and inspection in Llano County areas not regulated under an existing rule and outside incorporated cities, plus incorporated cities or towns that execute intergovernmental contracts with Llano County.

    • The county order excludes areas regulated under an existing rule and areas within incorporated cities.
    • The order applies to incorporated cities or towns that have executed intergovernmental contracts with Llano County.
    • The county adopted 30 TAC Chapters 30 and 285 by reference.
    • The county order states that Llano County will permit and inspect all on-site systems regardless of tract size.
    “The Rules shall apply to all the area lying in Llano County, Texas, except for the area regulated under an existing Rule and the areas within incorporated cities. These Rules shall apply to those incorporated cities or towns that have executed intergovernmental contracts with Llano County, Texas.”
    One more reviewed finding on this topic
    • County (with conditions) — On-site sewage facilities in Llano County outside incorporated cities, except areas regulated under an existing rule; also incorporated cities or towns that have an intergovernmental contract with Llano County.
      “The Commissioners Court of Llano County has been designated by the Texas Commission on Environmental Quality as the authorized agent for the licensing and regulation of on-site sewerage facilities within Llano County and these Regulations are a necessary component of such regulation;”
  • Septic permitRequired

    OSSFs in the Llano County OSSF jurisdiction.

    • 30 TAC Chapter 285 exceptions may apply under subsection (f).
    • The county order states that county rules apply outside incorporated cities except where an existing rule applies.
    • The owner or owner's agent must obtain authorization to construct before OSSF construction begins.
    • The application requires planning materials, site-evaluation results, and the appropriate fee.
    “A person shall hold a permit and an approved plan to construct, alter, repair, extend, or operate an on-site sewage facility (OSSF) unless the OSSF meets one of the exceptions in subsection (f) of this section.”
    2 more reviewed findings on this topic
  • Septic inspectionRequired

    OSSF construction in the Llano County OSSF jurisdiction.

    • The installer must notify the permitting authority at least five working days before the OSSF is ready for inspection.
    • The permitting authority shall conduct a construction inspection.
    • If the system fails, it cannot be used until it passes inspection.
    • A reinspection fee may be assessed.
    “The installer shall notify the permitting authority at least five working days (Monday through Friday, excluding holidays) before the date the OSSF will be ready for inspection. The permitting authority shall conduct a construction inspection.”
    2 more reviewed findings on this topic
  • Mandatory utility hookupConditional

    Utility service for manufactured-home rental communities subject to an infrastructure development plan.

    • For covered manufactured-home rental communities or manufactured homes, utilities may not be provided until the Llano County Development Services Department issues a Certificate of Compliance.
    • The source does not establish a universal water or sewer connection requirement for all county structures.
    “A utility owner shall not provide utility services, including water, sewer, gas and electric services, to a MHRC subject to an IDP or to a manufactured home in the community unless the owner provides the utility with a copy of the Certificate of Compliance issued by the Llano County Development Services Department.”
  • Agricultural exemptionConditional

    Certain divisions of land primarily used for agricultural, farm, ranch, wildlife-management, or timber-production purposes.

    • The owner must not lay out a part of the tract for streets, alleys, squares, parks, or other parts intended for public use or for purchasers or owners of adjacent lots.
    • If the tract ceases to be used primarily for the listed agricultural or production uses, the platting requirements apply.
    • Other statutory and county requirements may remain applicable.
    “the land is to 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.”
    One more reviewed finding on this topic
    • Conditional — Certain divisions of unincorporated tracts used primarily for agricultural, farm, ranch, wildlife-management, or timber-production purposes.
      “If a tract described by Subsection 2 ceased to be used primarily for agricultural use or for farm, ranch, wildlife management, or timber production use, the platting requirements of this regulation apply.”
  • Subdividing landRegulated (with conditions)

    Subdivision creation outside municipal corporate limits, unless a written county-municipality agreement places plat regulation in the municipality's extraterritorial jurisdiction.

    • No person may create a subdivision in Llano County outside municipal corporate limits without complying with the county order.
    • Land in a municipality's ETJ may be outside county jurisdiction if the county and municipality have a written agreement under Local Government Code §242.001.
    • All plats and subdivisions within county jurisdiction must conform to the county rules.
    “No person shall create a subdivision in Llano County outside of the corporate limits of any municipality without complying with the provisions of this Order.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision creation in Llano County outside municipal corporate limits
      “No person shall create a subdivision in Llano County outside of the corporate limits of any municipality”
    • Regulated (with conditions) — Subdivision creation outside municipal corporate limits, subject to municipal extraterritorial-jurisdiction agreements and stated plat exceptions.
      “No person shall create a subdivision in Llano County outside of the corporate limits of any municipality without complying with the provisions of this Order.”
  • Driveway accessLimited

    Driveways, curb cuts, and related access improvements located on county rights-of-way in subdivisions.

    • The county subdivision regulation does not establish the same requirement for every private driveway outside county rights-of-way.
    • Written permission of the county commissioner is required before installation on a county right-of-way.
    “The installation of any water or utility lines, side roads, culverts, curb cuts, driveways, etc. on the county right of way shall be prohibited unless expressly permitted in writing by the county commissioner.”
  • Building in a floodplainRequired

    Any development in an area of special flood hazard within the jurisdiction of Llano County, Texas, including construction and other development subject to the Llano County Flood Damage Prevention Order.

    • A floodplain development permit must be approved, issued, and obtained from the Llano County Floodplain Administrator before any construction or other development may begin in any special flood hazard area within Llano County.
    • The order applies to all areas of special flood hazard within Llano County and adopts the FEMA Flood Insurance Study and accompanying maps effective January 29, 2021, together with subsequent amendments or revisions.
    • Permit applications must be submitted in duplicate on county forms and include the required site plan, structures, flood-hazard-area and floodway location information, utilities, available base flood elevation, and ground elevations.
    • Building plans must include required elevations, floodproofing information where applicable, professional certification where applicable, fill information where applicable, and engineering data for altered or relocated watercourses.
    • For new or substantially improved development below the base flood elevation, preliminary and final inspections are required; additional fees may be charged, and a failed inspection may result in permit denial or rescission.
    • The permit may not be approved if the proposed development violates the order or applicable federal, state, county, or municipal law, including applicable LCRA, OSSF, sewer, and subdivision regulations.
    • Where no regulatory floodway has been designated, development in Zones A, A1-30, and AE requires demonstration that cumulative development will not increase the base-flood water-surface elevation more than one foot at any point; the Floodplain Administrator may require a CLOMR or detailed engineering study.
    • Floodway encroachments, including fill, new construction, substantial improvements, and other development, are prohibited unless hydrologic and hydraulic analyses demonstrate no increase in flood levels during the base-flood discharge; 44 CFR 65.12 may permit certain encroachments after its required procedures are completed.
    • Required fees must be paid before issuance unless otherwise designated; the order states that reasonable floodplain-development-permit fees are adopted separately by the Commissioners Court.

    effective date: 2021-01-29 · maximum permitted cumulative base-flood elevation increase where no regulatory floodway is designated: <= 1 foot (Applies to Zones A, A1-30, and AE under the stated conditions.) · maximum floodway water-level increase for conditional encroachment: 0 feet (Hydrologic and hydraulic analyses must demonstrate no increase during the base-flood discharge.) · inspection grace period: <= 60 days (The Floodplain Administrator may grant a grace period after a failed preliminary or final inspection.)

    “This order shall apply to all areas of special flood hazard within the jurisdiction of Llano County, Texas. [...] The issuance of a floodplain development permit shall be required to ensure compliance to the provisions of this order. Any development in an area of special flood hazard shall require the issuance of a floodplain development permit.”
    2 more reviewed findings on this topic
    • Required — Development and substantial improvements in Llano County floodplain or floodway areas.
      “Substantial Improvement - The improvement to the structure must not exceed 50% of the current appraised value excluding the value of land and any detached structures. If the cost exceeds 50% than the structure must be brought into compliance with the current Flood Damage Prevention Order.”
    • Required — Any development in an area of special flood hazard within Llano County jurisdiction.
      “A floodplain development permit must be approved, issued, and obtained from the FPA before any construction or other development may begin in any special flood hazard area within the jurisdiction of Llano County.”
  • Permit feesPublished (with conditions)

    Published Llano County development, subdivision, road-cut, OSSF, and recreational-vehicle fees.

    • The fee schedule is labeled April 14, 2008, while subdivision fees are labeled November 23, 2020; fee currency should be confirmed with Development Services before relying on amounts.
    • Floodplain violations double the normally charged permit fee.

    standard OSSF trench/tank fee: 225 USD · aerobic/LPD/engineered residential OSSF fee: 350 USD · commercial OSSF fee: 450 USD · non-major OSSF repair fee: 100 USD · plat without designated floodplain: 300 + 10 per lot USD · plat with designated floodplain: 500 + 10 per lot USD · road cut: 250 per 50 ft minimum; 5 per foot above 50 ft USD

    “SUBDIVISION APPLICATIONS (NOVEMBER 23, 2020) Plat without a Designated Floodplain $300.00 + $10.00 per Lot Plat with a Designated Floodplain $500.00 + $10.00 per Lot”
    2 more reviewed findings on this topic
    • Published (with conditions) — Published Llano County development, floodplain, OSSF, subdivision, RV park, road-cut, and related fees
      “Plat without a Designated Floodplain $300.00 + $10.00 per Lot”
    • Published (with conditions) — Published Llano County development, subdivision, RV park, manufactured-home rental-community, road-cut, and utility-construction fees.
      “Plat without a designated floodplain: $300 + $10 per lot Plat with a designated floodplain: $500 + $10 per lot”
  • Permit processPublished (with conditions)

    Llano County Development Services application process for development, OSSF, floodplain, subdivision, and related permits.

    • Applications may be submitted through the linked iWorQ portal.
    • County review checks compliance with Commissioners Court orders.
    • Non-floodplain determinations are generally stated as 7-10 business days; floodplain development, septic permits, and commercial projects may require more time.
    • Separate local, county, state, or federal review and approval may be required.

    non-floodplain determination time: 7-10 business days (more time may be required for floodplain development, septic permits, and commercial projects)

    “Please allow 7-10 business days for non-floodplain determinations, more time may be required for floodplain development, septic permits and commercial projects.”
    2 more reviewed findings on this topic
    • Published (with conditions) — Llano County Development Services application and review process
      “Please allow 7-10 business days for non-floodplain determinations, more time may be required for floodplain development, septic permits and commercial projects.”
    • Published (with conditions) — Llano County Development Services application and review process.
      “Please click the iWorQ portal link below to fill out and submit online applications. A review will be conducted to ensure all aspects of the proposed development comply with Orders adopted by the Llano County Commissioners Court.”
  • County-wide zoningAbsent

    Texas counties have no zoning authority in unincorporated areas; Llano County administers subdivision, floodplain and development-permit regulations but no zoning ordinance.

    Llano County - Development Services Citizen Portal ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • Owner-builder exemptionConditional

    New residential construction subject to Texas Local Government Code Chapter 233, Subchapter F, including construction in an unincorporated county that has adopted the required resolution or order.

    • The statutory exemption applies only if the county has adopted a resolution or order requiring application of Chapter 233, Subchapter F and the county satisfies the statutory applicability requirements.
    • 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.
    • The provision removes the specified penalty for failure to submit proper notice; it does not itself waive applicable building-code standards, inspections, subdivision, floodplain, septic, or other requirements.
    “a county that has adopted a resolution or order [...] acts as the individual's own contractor [...] 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:”
  • Off-grid sanitationLimited

    Off-grid wastewater sanitation through an OSSF in Texas.

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

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

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

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

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

    permit application form: in writing and sworn

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

    Texas counties adopting zoning regulations for specified unincorporated or otherwise specially defined areas.

    • Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
    • For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
    • Other Chapter 231 subchapters address special areas including the Amistad Recreation Area in Val Verde County, military zones, certain lakes, the El Paso Mission Trail Historical Area, Lake Somerville, and Falcon Lake in Zapata County.
    • The cited statute was enacted effective September 1, 1987; the Falcon Lake subchapter was added effective June 15, 2007, and amended effective September 1, 2009.

    Padre Island distance from publicly owned park or recreational development: <= 2 miles (Area must be outside a municipality and in Cameron or Willacy County.) · Padre Island distance from beach, wharf, or bathhouse: <= 2 miles (The beach, wharf, or bathhouse must be used by at least 500 persons annually.)

    “This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
    One more reviewed finding on this topic
    • Limited — County zoning authority over unincorporated land in Texas, where a specific statutory grant applies.
      “As you suggest, a county has very limited and specific zoning authority, and none that may be used to regulate construction or operation of the proposed facility.”
  • county building authorityLimited

    Texas counties adopting and enforcing fire-code building permits for specified buildings in unincorporated areas and applying residential building-code standards in certain counties.

    • Under Section 233.061, the county must have a population over 250,000 or be adjacent to a county with a population over 250,000.
    • Under Section 233.062, the fire code applies only to commercial establishments, public buildings, and multifamily residential dwellings consisting of four or more units constructed in an unincorporated area.
    • The fire code does not apply to an industrial facility having a fire brigade that conforms to Occupational Health and Safety Administration requirements.
    • A covered applicant must submit a plan and a commissioners-court-set application fee; the county must issue or deny the permit within 30 days, and failure to act within 30 days approves the construction for purposes of the subchapter.
    • The fire code must conform to the International Fire Code or Uniform Fire Code as those codes existed on May 1, 2005, or establish protective measures exceeding those standards; later editions may be adopted.
    • Residential standards under Section 233.152 apply only if the county adopts a resolution or order and the county is within 50 miles of an international border or has a population over 100.
    • Those residential standards apply only to new single-family-house or duplex construction beginning after September 1, 2009; manufactured or modular structures governed by Occupations Code Chapters 1201 or 1202 are excluded from the definition of new residential construction.
    • A municipality's building code controls in its extraterritorial jurisdiction, and Section 233.152 does not authorize county prior approval of new residential construction or county zoning regulations.
    • Fire-code inspection and permit fees may be charged under a fee schedule based on building type, limited to amounts necessary to administer and enforce the subchapter; inspection fees must be reasonable and reflect approximate inspection costs.

    county population threshold for fire-code authority: > 250000 persons (A county adjacent to a county over 250,000 also qualifies.) · multifamily residential dwelling threshold: >= 4 units (The fire code applies only to covered buildings constructed in an unincorporated area.) · residential-code border distance: <= 50 miles (Alternative qualification is county population over 100.) · application decision period: 30 days (If the commissioners court does not issue or deny the permit within 30 days after receiving the application and fee, construction is approved for purposes of the subchapter.) · residential standards effective construction date: > 2009-09-01 (Applies only to new residential construction that begins after September 1, 2009.)

    “The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code. [...] The fire code applies only to the following buildings constructed in an unincorporated area of the county: (1) a commercial establishment; (2) a public building; and (3) a multifamily residential dwelling consisting of four or more units.”
    One more reviewed finding on this topic
    • Limited — County fire-code adoption and building-permit authority for specified buildings in unincorporated areas of qualifying Texas counties, including multifamily residential dwellings of four or more units.
      “The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code.”

Inside cities and towns in Llano County

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

  • Building code adoptedAdopted

    Building-code adoption and code enforcement within the City of Llano, a municipality located in Llano County.

    • The page states the adoption was as of 01/21/15.
    • The listed codes include the 2021 International Building Code, 2021 International Residential Code, 2021 National Electric Code, 2021 International Plumbing Code, 2021 International Mechanical Code, 2021 International Fuel Gas Code, 2021 International Energy Conservation Code, and 2021 International Existing Building Code.
    • This municipal claim does not establish county adoption or applicability in unincorporated Llano County.

    adoption date stated by source: 01/21/15 · International Building Code edition: 2021 · International Residential Code edition: 2021

    “New Building Codes Adopted [...] The most current copies are 1. 2021 International Building Code 2. 2021 International Residential Code”
  • Local zoningPresent (with conditions)

    Property in the City of Horseshoe Bay portion located in Llano County, Texas.

    • The official City of Horseshoe Bay Board of Adjustment notice concerns an application for a variance from the City's Zoning Ordinance for a cabana encroachment into a rear-yard setback at a specified Zone 12 property.
    • This municipal claim does not establish zoning coverage for other municipalities or unincorporated Llano County.
    “request for approval for a variance from Section14.02.414(d)(4)(F)(iii) of the Zoning Ordinance to allow a portion of a cabana to encroach into the rear yard setback on Lot No. 30 out of Skywater Over Horseshoe Bay Plat No. 1.1, located at 100 Yellow Bells in Zone 12 Summit Rock in the City of Horseshoe Bay, Texas /Mike Hooper, Applicant”

Still unanswered

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

  • Inspections — Building inspections for structures in unincorporated Llano County
  • Certificate of occupancy — Certificates of occupancy for buildings in unincorporated Llano County
  • Short-term rentals — Short-term rental use in Llano County

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Llano County, Texas

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

Llano County scores 55/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and a stronger property-autonomy legal backdrop. Watch-outs: elevated mid-century heat, water, rain, or wildfire exposure and workable self-sufficiency basics (29.7″/yr rainfall).

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

Llano 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 Llano County Development Department (Department of Natural Resources) - TCEQ authorized agent (LCRA is the OSSF authority in some Highland Lakes areas). 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 Llano County?

Living in an RV on your own land in Llano County is allowed: Unincorporated Llano County: no county rule sets this, because Llano 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 llanocounty.portal.iworq.net. 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 Llano County, Texas?

Land in Llano County runs about $3,097 per acre, based on the latest county data.

What is the water situation in Llano County?

Llano County gets about 29.7" of rain a year, with severe drought in roughly 35.7% of years.

How remote is Llano County?

A representative private-land location has about 4,766 people within a 30-minute drive and 3,599,269 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Llano compares in Texas

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