Bolthole Index

Llano County, Texas

Zoning, building permits and land rules in Horseshoe Bay, Texas

Horseshoe Bay, Texas has its own zoning, written into Chapter 14 of the city code and administered by the city1. Building permits inside city limits come from the city's Development Services Department, not Llano County2. Llano County's septic order covers unincorporated land and reaches a city only through an intergovernmental contract, so confirm who permits septic at your address3.

At a glance

Zoning
Yes: the city has its own zoning chapter with numbered zones and classifications14
Building permits
City Development Services Department issues them2
R-1 height
32 feet, or 35 feet on shoreline lots (Zones 3 and 4a)5
R-1 front setback
25 feet (Zones 3 and 4a)6
RV living
RV park and campground use only in the camp ground area on High Mesa Street; residential lots not confirmed7
Manufactured homes
Limited to M-1 in Zone 4b, with a 3-year age cap at permit8
Septic
Not confirmed for city addresses; ask Llano County Development Services3

Who to call

Building permits

City of Horseshoe Bay Development Services Department

Building permits, plan review, inspections, contractor registration, planning and zoning inside Horseshoe Bay city limits

830-598-9959

permits@horseshoe-bay-tx.gov

1 Community Drive, Horseshoe Bay, TX 78657

Zoning

City of Horseshoe Bay Planning and Zoning (Development Services)

Zoning questions, plats, variances and rezoning inside Horseshoe Bay

830-598-9959

planning@horseshoe-bay-tx.gov

1 Community Drive, Horseshoe Bay, TX 78657

Septic permits

Llano County Development Services

Septic (OSSF) permits and inspections under Llano County's order, floodplain permits and plats for unincorporated land

325-247-2039

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

Online permits →

Building permits

City of Horseshoe Bay Building Inspections

Inspection scheduling and certificate of occupancy checklists inside Horseshoe Bay city limits

830-598-9959

inspections@horseshoe-bay-tx.gov

1 Community Drive, Horseshoe Bay, TX 78657

Contact details are copied from each office’s official page and were checked against it on October 14, 2026.

Off-grid gear

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

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Does Horseshoe Bay, Texas have zoning?

Yes. Horseshoe Bay codifies and administers its own zoning in Chapter 14 of the city code, so the rules below apply inside city limits, not to unincorporated Llano County1. The city is divided into numbered zones, and each zone holds classifications such as R-1, R-2, M-1, C-2, A-1 and RR4.

Because the rules differ by zone and classification, find your lot's zone before you plan anything. Questions about zoning, plats and variances go to the city's planning staff9. Outside the city, unincorporated Llano County has adopted no county zoning ordinance10. See the Llano County page for that land.

What are the setback, height and size rules for a house in Horseshoe Bay?

Rules depend on the district. For R-1 single-family lots in Zones 3 and 4a (Horseshoe Bay West and Horseshoe Bay Proper), the front yard is at least 25 feet, the rear yard at least 15 feet, and total side yards at least 15 feet with at least 5 feet on one side6. Lots on Lighthouse Drive need at least 5 feet on each side6.

Building height in that R-1 classification is capped at 32 feet, or 35 feet on lots contiguous with the shoreline5. Dwellings and other structures may cover no more than 50% of the lot11. Golf-course and shoreline lots in those zones carry a 2,400 square foot minimum living area, and other lots have lower tiers12. Other zones set different numbers, so confirm yours with the city.

Can you live in an RV or a manufactured home in Horseshoe Bay?

RV park and campground use is allowed only in the area referred to as the camp ground on High Mesa Street in Zone 47. We could not confirm whether an RV can be occupied on an ordinary residential lot, so ask the city's planning staff before you buy9.

Manufactured homes are limited. In the M-1 classification in Zone 4b (Horseshoe Bay South), one manufactured home per lot is allowed, and a home is not permitted if it was manufactured more than 3 years before the permit request8. Other zones generally permit only site-built single-family dwellings8. We could not confirm the city's rules on tiny homes or accessory dwellings.

Do you need a building permit in Horseshoe Bay, and who issues it?

Yes. Inside city limits the city's Development Services Department issues building permits, not Llano County2. The department states that a permit is needed for work that will add, alter, repair, remove, modify or replace electrical, HVAC, plumbing, structural elements, weather barriers, or accessory structures such as a pool, fence or boat house2.

Permits are now issued through the city's GovWell system, which replaced the earlier portal2. Contractors working in the city must also register with the city2. The city publishes a fee schedule with its code of ordinances13. We did not confirm the building code edition the city enforces; ask Development Services.

How do septic permits work in Horseshoe Bay?

We could not confirm who permits septic systems at addresses inside Horseshoe Bay. Llano County's septic order applies to unincorporated land and to incorporated cities only where they have an intergovernmental contract with the county3. Septic permits and inspections under that order come from the county14.

Statewide, Texas generally requires a permit and approved plan for a septic system15. The 10-acre exemption applies only to a single dwelling on a tract of at least 10 acres, which is rare inside city limits15. Call Llano County Development Services16 and the city2 to confirm whether your lot is sewered or needs an on-site system.

Building a home in Horseshoe Bay: the steps, in order

  1. Confirm your lot's zone and classification with the city's planning staff9.
  2. Check the setbacks, height, lot coverage and minimum living area for that classification6.
  3. Confirm sewer or septic with the city and Llano County Development Services16.
  4. Register your contractor with the city and apply for the building permit through GovWell2.
  5. Schedule inspections through GovWell once the permit is issued2.
  6. Complete the Certificate of Occupancy checklist after the final inspection17.

What stays with Llano County, and what to check before you buy

Llano County's rules apply to unincorporated land; land outside Horseshoe Bay city limits falls under the Llano County rules. Floodplain development in Llano County's special flood hazard areas requires a county floodplain development permit18. Check the flood zone of any shoreline lot with the Llano County Floodplain Administrator, because the city's floodplain rules are not confirmed.

Housing prices run high: Llano County's typical home value is about $459,15619, and its effective property tax rate is 0.8%20. Those figures are county-level, not city-level.

Watch-outs

  • Rules differ by zone and classification, so the R-1 numbers for Zones 3 and 4a do not apply to every Horseshoe Bay lot6.
  • Approved plat specifications control when they differ from the standard R-1 setbacks6.
  • Permits moved to a new GovWell system on October 5, 2026, and older permits use a different portal, so use the right one for your permit date2.
  • We could not confirm who permits septic inside city limits, or the city's rules on tiny homes, accessory dwellings and short-term rentals; ask Development Services2.

Sources

  1. City of Horseshoe Bay, TX code of ordinances table of contents (eCode360) (Horseshoe Bay), quoted and re-checked
  2. City of Horseshoe Bay Development Services Department (horseshoe-bay-tx.gov)
  3. Order Adopting Rules of Llano County, Texas for On-Site Sewage Facilities, quoted and re-checked
  4. Division 3: Zones and Classifications - City of Horseshoe Bay, TX (eCode360) (Horseshoe Bay), quoted and re-checked
  5. Division 3: Zones and Classifications - City of Horseshoe Bay, TX (eCode360) (Horseshoe Bay), quoted and re-checked
  6. Division 3: Zones and Classifications - City of Horseshoe Bay, TX (eCode360) (Horseshoe Bay), quoted and re-checked
  7. Division 3: Zones and Classifications - City of Horseshoe Bay, TX (eCode360) (Horseshoe Bay), quoted and re-checked
  8. Division 3: Zones and Classifications - City of Horseshoe Bay, TX (eCode360) (Horseshoe Bay), quoted and re-checked
  9. City of Horseshoe Bay Planning and Zoning (Development Services) (horseshoe-bay-tx.gov)
  10. Texas law on county zoning and building authority
  11. Division 3: Zones and Classifications - City of Horseshoe Bay, TX (eCode360) (Horseshoe Bay), quoted and re-checked
  12. Division 3: Zones and Classifications - City of Horseshoe Bay, TX (eCode360) (Horseshoe Bay), quoted and re-checked
  13. City of Horseshoe Bay, TX code of ordinances table of contents (eCode360) (Horseshoe Bay), quoted and re-checked
  14. Order Adopting Rules of Llano County, Texas, for On-Site Sewage Facilities, quoted and re-checked
  15. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  16. Llano County Development Services (llanocounty.gov)
  17. City of Horseshoe Bay Building Inspections (horseshoe-bay-tx.gov)
  18. Llano County Flood Damage Prevention Order, quoted and re-checked
  19. Typical home value (Zillow): Bolthole Index county data
  20. Effective property tax rate: Bolthole Index county data

Written October 14, 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.

Answers from the rulebook for Horseshoe Bay

Horseshoe Bay’s own rules

  • Local zoningPresent

    Land inside Horseshoe Bay city limits; the city codifies and administers its own zoning chapter (Chapter 14, Article 14.02 Zoning Ordinance)

    • Zoning is organized into numbered zones with classifications; planned developments are in exhibits 14a-14l.
    “chapter 14 zoning (§ 14.02.001 – § 14.02.514)”
  • Zoning districtsPublished

    Zones and classifications inside Horseshoe Bay city (§ 14.02.401)

    • Zones 1-19 each with classifications such as R-1, R-2, R-4, R-6, GH, M-1, C-2, A-1, RR.
    “the city is hereby divided into the following zones. each zone contains the classifications as set out herein.”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Residences in Zone 3 Horseshoe Bay West and Zone 4a Horseshoe Bay Proper (R-1) inside Horseshoe Bay city

    • Minimum varies by lot location; 2,400 sq ft applies to golf-course and shoreline lots and second row; other tiers for other lots not captured here.
    • Excludes carport, garage, covered porches, covered contiguous patios.

    minimum living area, golf course/shoreline lots: >= 2400 square feet (lower tiers apply to other lots)

    “2400 square feet for all lots contiguous with any portion of the golf course including fairway and all lots contiguous with the shoreline of lake lyndon b. johnson”
  • SetbacksDistrict specific (with conditions)

    R-1 single-family residential classification in Zones 3 and 4a (Horseshoe Bay West and Horseshoe Bay Proper), inside Horseshoe Bay city

    • Approved plat specifications control if different.
    • Lots on Lighthouse Drive need at least 5 feet on each side.
    • Other zones and classifications have different setbacks (e.g., Zone 6 R-16: 25 ft front, 15 ft rear, 10 ft each side).

    front yard setback: >= 25 feet · total side yards: >= 15 feet (not less than 5 feet on one side) · rear yard: >= 15 feet · corner lot side street setback: >= 25 feet

    “a principal structure shall provide total side yards of not less than fifteen (15) feet with not less than five (5) feet on one (1) side, except that lots located on lighthouse drive shall provide total side yards with not less than five (5) feet on each side.”
  • Lot coverageDistrict specific (with conditions)

    R-1 single-family residential in Zones 3 and 4a inside Horseshoe Bay city

    • Other classifications differ (e.g., 60% in some multifamily areas).

    maximum lot area used for dwelling and other structures: <= 50 percent

    “no more than fifty percent (50%) of the total lot area shall be used for the dwelling and other structures.”
  • Building heightDistrict specific (with conditions)

    R-1 single-family residential in Zones 3 and 4a inside Horseshoe Bay city

    • Shoreline-contiguous lots may be 35 feet.
    • Other classifications have different height limits.

    maximum building height: <= 32 feet (35 feet for lots contiguous with the shoreline)

    “the maximum building height shall be thirty-two (32) feet above the highest natural contour of the applicable lot, except that the maximum building height for lots contiguous with the shoreline shall be thirty-five (35) feet above the highest natural contour of the applicable lot.”
  • Living in an RVLimited

    RV park and campground use inside Horseshoe Bay city, Zone 4 A-1 recreational classification

    • Only in the area referred to as camp ground on High Mesa Street in Zone 4.
    • General RV occupancy on residential lots not verified.
    “recreational vehicle park and campground (only in that area referred to as “camp ground” and shown on high mesa street in the map of zone 4)”
  • Manufactured homesLimited

    M-1 manufactured home classification in Zone 4b Horseshoe Bay South inside Horseshoe Bay city

    • One single-family manufactured home per lot.
    • Manufactured homes not permitted if manufacturing date is more than 3 years before the permit request.
    • Height limit 20 feet for manufactured homes.
    • Other zones generally permit only site-built single-family dwellings.

    max manufactured home age at permit: <= 3 years

    “manufactured homes shall not be permitted if the manufacturing date is more than 3 years before the date the permit is requested.”
  • Permit feesPublished

    City fees inside Horseshoe Bay city per Appendix A of the code

    • Appendix A contents not opened; building-permit fee amounts unverified.
    “appendix a fee schedule (§ a1.01 &ndash; § a9.02)”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Horseshoe Bay or Llano County directly.

  • Building permit — Building permits inside Horseshoe Bay city
  • Owner-builder exemption — Owner-builder exemption inside Horseshoe Bay city
  • Building code adopted — Building codes inside Horseshoe Bay city
  • Inspections — Building inspections inside Horseshoe Bay city
  • Certificate of occupancy — Certificates of occupancy inside Horseshoe Bay city
15 more unanswered
  • Minimum lot size
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit process

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.

Unanswered questions are usually a sign that Horseshoe Bay publishes no rule on the point, not that none exists. Llano County’s page lists the county offices to call.

← All of Llano County: county rules, score and offices