Bolthole Index

Montague County, Texas

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

67Index Score / 100
#60 of 254 in Texas

Unincorporated Montague County, Texas does not require a general building permit and has no county zoning ordinance12. Inside Bowie, city building codes and municipal zoning apply, while septic permits remain with the Montague County Sewage Inspector countywide3456. The county also requires floodplain development permits and regulates subdivisions outside cities78.

At a glance

Building permit
Not required for ordinary construction in unincorporated Montague County; Bowie has its own building codes13
Zoning
No county zoning in unincorporated areas; municipal zoning exists in Bowie, so local rules vary by location24
Septic (OSSF) permit
Required from the Montague County Sewage Inspector, a TCEQ-authorized agent; $410 conventional or $510 aerobic59
Minimum lot size for septic
1 acre with public water or 2 acres with a private well, per single-family residence10
Floodplain permit
Required for any development in a mapped Special Flood Hazard Area7
Subdivision regulation
County subdivision rules apply outside cities; a conditional agricultural plat exemption does not waive other approvals1112
RV / tiny home / manufactured home
No county zoning restriction on an owner’s unincorporated lot; septic and floodplain requirements still apply13147
Owner-builder work
State licensing exemptions cover qualifying electrical, plumbing, and HVAC work on an owner's own home or homestead, but not every trade15

Who to call

Also useful

Montague County Judge's Office

General Montague County government contact at the courthouse in Montague; the county's own site lists no separate building, planning or floodplain-administrator office, so this is the place to ask about floodplain development, subdivision regulations and county-road access

940-894-2401

Montague County Courthouse, 11339 TX-59, Montague, TX 76251

Septic permits

Montague County Sewage Inspector (OSSF Program)

On-site sewage facility (OSSF/septic) permit applications, site evaluations and post-installation inspections for Montague County, as TCEQ's authorized local agent

940-531-2179

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

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

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

Unincorporated Montague County, Texas does not require a general residential building permit1. A home, cabin, barn or shop still needs any applicable septic and floodplain approvals; the absence of a general building permit does not waive those requirements97. Texas exempts qualifying owner-performed electrical, plumbing, and air-conditioning or refrigeration work on the owner's own residence or homestead from the relevant state trade-license requirements, but the exemption does not cover every construction trade15.

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

Montague County does not run a general building-permit program for an ordinary home in an unincorporated area1. Inside Bowie, city building codes and city zoning apply within the city's jurisdiction164. Septic authority does not move to the city: the Montague County Sewage Inspector handles septic permits countywide as TCEQ's authorized local agent617. For a floodplain development permit, submit the application to the local Floodplain Administrator; because the county does not publish a separate contact, start with the Montague County Judge's office1819. Floodplain applications and final plats carry a minimum $275 engineering-review fee, which can increase if more work is needed20. A driveway connecting to a state highway requires a TxDOT driveway permit using Form 105821.

Does Montague County have zoning?

Unincorporated Montague County has no county zoning ordinance2. Bowie sets its own zoning inside city limits, with district regulations that must be checked for the proposed use4. Bowie's Board of Adjustment and Appeals handles interpretations and relief relating to city zoning ordinances22. Bowie's Planning and Zoning Commission makes recommendations on rezoning, platting and subdivision within the city and its extraterritorial jurisdiction; that role does not establish countywide zoning23. Bowie has adopted the 2018 International Residential Code and other international codes, plus the 2017 National Electrical Code16. Septic permits remain with the Montague County Sewage Inspector countywide17.

How do septic permits work in Montague County?

Montague County itself, not the state, permits on-site sewage facilities (OSSFs): the county's Sewage Inspector reviews applications as TCEQ's authorized local agent176. Off-grid sanitation is not permit-free: an OSSF needs approved paperwork, a site and soil evaluation, an approved design, a plat or survey, the permit fee and inspection before coverup14. The county sets a minimum lot size for a system serving a single-family residence: 1 acre with public water, or 2 acres with a private well10. A conventional system permit costs $410, and an aerobic system permit costs $510; aerobic systems also need a maintenance-provider contract and a notarized affidavit filed with the County Clerk9. Any change to the structure, system components or ownership may require a new permit24. Only 14.7% of Montague County's soils are rated free of severe limits for a conventional drain field, so budget for the evaluation early25.

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

Unincorporated Montague County has no county zoning rule restricting RVs, tiny homes, accessory dwellings or temporary camping on an owner's lot, or setting minimum home size, setbacks, lot coverage or building height13. A separate Montague County rule covers manufactured-home rental communities with 2 or more spaces rented or leased for under 60 months without a purchase option; that rule does not establish restrictions for a single manufactured home on its owner's lot26. An off-grid OSSF still requires county-approved paperwork, evaluation, design, fees and inspection before coverup14. Development in a mapped Special Flood Hazard Area also needs a county floodplain permit7.

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

  1. Establish whether the parcel is unincorporated or inside Bowie, where city zoning and adopted building codes apply2416.
  2. Confirm the OSSF minimum lot size: 1 acre with public water or 2 acres with a private well per single-family residence10.
  3. Arrange a site and soil evaluation and apply through the Montague County Sewage Inspector before installing septic components96.
  4. Obtain a county Floodplain Development Permit before development in a mapped Special Flood Hazard Area7.
  5. Before dividing unincorporated land, ask the County Judge's Office about subdivision compliance and whether the conditional agricultural plat exemption applies111219.
  6. Obtain a TxDOT driveway permit for access to a state highway21.

What to check before you buy land in Montague County

Septic soils deserve early attention: only 14.7% of Montague County's land is free of severe limitations for a conventional drain field, and the county's 1-or-2-acre OSSF minimum can rule out very small parcels2510. Water matters too: annual precipitation runs about 35.7 inches, with severe drought in 23.8% of years2728. Check FEMA flood maps before buying because development in a mapped Special Flood Hazard Area needs a county Floodplain Development Permit7. Montague County regulates unincorporated subdivisions, including surveys, water, wastewater, drainage, roads and emergency access11. Texas exempts a qualifying agricultural, farm, ranch, wildlife-management or timber-production division outside municipal limits from county platting if no part is laid out for public use; platting requirements return when the qualifying primary use ends12. The exemption does not waive septic, floodplain, roadway or applicable municipal/ETJ requirements12. For property inside Bowie, account for municipal zoning and adopted city building codes, while arranging any septic permit with the Montague County Sewage Inspector41617. Property tax runs about 1.0% effectively, with a median bill near $1,802 a year, against a typical home value around $256,517293031.

Watch-outs

  • Montague County has no general building-permit program, but it does run its own septic (OSSF) permitting through the Sewage Inspector, unlike counties where the state (TCEQ) permits septic directly; don't assume 'no building permit' means 'no septic permit'617.
  • Any development in a mapped floodplain needs a county permit before work begins; the process includes project inspections, and the permit expires if work does not start within 6 months18.
  • Bowie administers municipal zoning and has adopted city building codes, but septic permits remain with the Montague County Sewage Inspector countywide4317.

Sources

  1. Montague County Sewage Inspector (2026 county census)
  2. Montague County Sewage Inspector (2026 county census)
  3. Adopted Codes, quoted and re-checked
  4. Bowie: City Council (Montague County), quoted and re-checked
  5. Montague County Texas — Sewage Inspector (2026 county census)
  6. Montague County Sewage Inspector (OSSF Program) (co.montague.tx.us)
  7. County of Montague Floodplain Development Permit Application, quoted and re-checked
  8. co.montague.tx.us, quoted and re-checked
  9. OSSF Permit Process, quoted and re-checked
  10. OSSF Permit Process, quoted and re-checked
  11. Public Meeting Notice—Subdivision Regulations, quoted and re-checked
  12. Texas Local Government Code Chapter 232, County Regulation of Subdivisions, quoted and re-checked
  13. Texas law on county zoning and building authority
  14. OSSF Permit Process, quoted and re-checked
  15. Exemptions to Electrician Licensing (Texas statewide rule), quoted and re-checked
  16. Codes Adopted, quoted and re-checked
  17. Montague County Texas — Sewage Inspector, quoted and re-checked
  18. County of Montague Floodplain Development Permit Application, quoted and re-checked
  19. Montague County Judge's Office (co.montague.tx.us)
  20. County of Montague Floodplain Development Permit Application, quoted and re-checked
  21. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  22. Board of Adjustment & Appeals, quoted and re-checked
  23. Planning & Zoning Commission (P&Z), quoted and re-checked
  24. OSSF Permit Process, quoted and re-checked
  25. 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
  26. Survey and Infrastructure Requirements for Manufactured Home Rental Communities in Montague County, quoted and re-checked
  27. Annual precipitation: Bolthole Index county data
  28. Share of years in severe drought: Bolthole Index county data
  29. Effective property tax rate: Bolthole Index county data
  30. Median property tax bill: Bolthole Index county data
  31. Typical home value (Zillow): Bolthole Index county data

Written October 11, 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.

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Compared with neighboring counties

Like 5 of its 6 neighbors, Montague County requires no county building permit for a home.

RuleMontague CountyWise CountyClay CountyCooke CountyJack CountyDenton CountyArcher County
Building permitNot requiredNot requiredNot requiredNot requiredNot requiredNot requiredLimited
County zoningNoNoNoYesNoYesNo
Septic permitsCounty Sewage InspectorCounty Env. ServicesCounty OSSF programCounty Rural Subdivision & Septic Dept.County Public WorksCounty Public HealthArcher County

County locator

Montague County in Texas

67
County map
Montague County highlighted among the Texas counties · colored by Index score

How Montague County scores

Seclusion65100% ev.
Self-Sufficiency47100% ev.
Admin Boringness8290% ev.
Durability37100% 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 →

$257kTypical home
1%Property tax
$3,879Land / acre
35.7"Annual rain
23.8% of yrsSevere drought
46.2 / yr (+26.2)Mid-century 100°F days
24.6 daysMid-century dry spell
2.23" (+5.9%)Mid-century 1-day rain
1.36×Wildfire change factor
100%Forward climate coverage
$2,720Home insurance / yr
0.9% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
5,003People within 30 min
7,200,840People within 2 hr
11,380Radius comparison (15 mi)
23.2People / sq mi
0.1%Federal land
99.7%Land at 15% slope or less
14.7%Soils rated "not limited" for septic (strict USDA rating)
86,586 acWorkable land screen
28.9%Wooded land
16 tonsBiomass / forest ac
63.8°FAvg temp

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Cities and towns in Montague 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: Nocona · Saint Jo

Answers from the rulebook for Montague County

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

Montague County rules

  • Local zoningVaries (with conditions)

    Aggregate local-zoning status across Montague County; the conclusion reflects at least one incorporated municipality with an active zoning framework and does not attribute municipal zoning administration to Montague County.

    • The City of Bowie is an incorporated municipality and administers its own zoning activities, ordinances, zoning map, rezoning, variances, and related approvals.
    • The official sources reviewed did not establish the zoning status of every other municipality or of unincorporated Montague County.
    • Subdivision, floodplain, OSSF/septic, and other applicable regulations may independently apply.
    “Ordinance 2000 - 06 sets the fee structure relating to zoning activities for the City of Bowie.”
  • Zoning districts · by state lawNo county rule

    Unincorporated Montague County: no county rule sets this, because Montague 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.montague.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 Montague County: no county rule sets this, because Montague 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.montague.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 sizeSpecified

    Single-family residences requiring an on-site sewage facility under Montague County's OSSF permit process.

    • The source states the minimum lot size as part of the OSSF permit process, not as a general zoning or subdivision lot-size rule.
    • The minimum is 1 acre with public water and 2 acres with a private well per single-family residence.
    • OSSF construction must not start without the proper paperwork; no physical parts may be installed until County approval is confirmed.
    • For conventional septic permits, the source lists a $410 permit fee, or $560 for commercial/multi-unit systems.
    • For aerobic septic permits, the source lists a $510 permit fee and requires the listed application, evaluation, design approval, service contract, affidavit, and inspection requirements.

    minimum lot size with public water: >= 1 acre (per single-family residence requiring an OSSF) · minimum lot size with private well: >= 2 acres (per single-family residence requiring an OSSF) · conventional septic permit fee: 410 USD (commercial or multi-unit fee stated as $560.00) · aerobic septic permit fee: 510 USD

    “Minimum Lot Size is 1 Acre with Public Water of 2 Acres with a Private Well per Single-Family Residence”
  • Setbacks · by state lawNo county rule

    Unincorporated Montague County: no county rule sets this, because Montague 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.montague.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 Montague County: no county rule sets this, because Montague 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.montague.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 Montague County: no county rule sets this, because Montague 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.montague.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 Montague County: no county rule sets this, because Montague 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.montague.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 Montague County: no county rule sets this, because Montague 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.montague.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 Montague County: no county rule sets this, because Montague 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.montague.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

    Manufactured Home Rental Communities in Montague County consisting of land divided into two or more spaces rented, leased, or offered for rent or lease for less than 60 months without a purchase option for installation of manufactured homes used and occupied as residences.

    • The county order establishes minimum infrastructure requirements for affected manufactured home rental communities.
    • The community must involve two or more spaces.
    • The rental or lease term must be less than 60 months and without a purchase option.
    • The manufactured homes are for use and occupancy as residences.
    • This claim does not establish a countywide rule for a single manufactured home outside a manufactured home rental community.

    minimum rented or leased spaces: >= 2 spaces · maximum rental or lease term: < 60 months (without a purchase option)

    “As used in this Order, the term “Manufactured Home Rental Community,” abbreviated as MHRC, means any plot or tract of land that is separated into two or more spaces that are rented, leased, or offered for rent or lease, for a term of less than 60 months without a purchase option, for the installation of manufactured homes for use and occupancy as residences.”
  • Accessory dwellings · by state lawNo county rule

    Unincorporated Montague County: no county rule sets this, because Montague 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.montague.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 facilities in Montague County, Texas.

    • The county materials also require compliance with applicable Texas health laws and TCEQ OSSF laws.
    • The county page identifies a county Sewage Inspector and provides county OSSF permit and inspection documents.
    “THE APPLICATION HAS BEEN REVIEWED FOR TECHNICAL AND ADMINISTRATIVE CONSIDERATION AGAINST THE STANDARDS SET FORTH BY MONTAGUE COUNTY.”
  • Septic permitRequired

    Conventional and aerobic OSSF construction in Montague County, Texas.

    • Do not start OSSF construction without the proper paperwork.
    • All forms must be County/TCEQ approved.
    • A site and soil evaluation is required.
    • System design must be completed by an engineer, sanitarian, or licensed installer and approved by the county.
    • A plat or land survey with legal description and lot size is required.
    • For aerobic systems, a signed service contract with a licensed maintenance provider and a certified, notarized affidavit filed in the County Clerk's Office are required.
    • The county states that no physical system parts may be installed until approval is confirmed.
    • Minimum lot size stated by the county is 1 acre with public water or 2 acres with a private well per single-family residence.

    conventional residential permit fee: 410 USD (Commercial or multi-unit fee stated as $560.00) · aerobic permit fee: 510 USD (Payable in cash, check, or money order) · minimum lot size with public water: 1 acre (Per single-family residence) · minimum lot size with private well: 2 acres (Per single-family residence) · county application decision period: 30 days (Problem resolution can take up to 30 days)

    “(DO NOT START OSSF CONSTRUCTION WITHOUT THE PROPER PAPERWORK)”
  • Septic inspectionRequired

    Conventional and aerobic OSSF installations in Montague County, Texas.

    • Inspection is required after installation and before coverup.
    • The county's approval form states that modifications to the structure or system components, or changes of ownership, may require a new permit and that the owner must notify the Montague County OSS Inspector.
    “Inspection required after installation and before coverup.”
  • Off-grid sanitationLimited

    Off-grid sanitation through an on-site sewage facility in Montague County, Texas.

    • An OSSF requires county/TCEQ-approved paperwork and county approval before installation.
    • A site and soil evaluation, approved system design, plat or survey, permit fee, and post-installation inspection before coverup are required.
    • Aerobic systems additionally require a licensed maintenance-provider service contract and a certified notarized affidavit filed with the County Clerk.

    minimum lot size with public water: 1 acre (Per single-family residence) · minimum lot size with private well: 2 acres (Per single-family residence)

    “Until approval has been confirmed through the County, no physical parts of a system may be installed.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land in unincorporated areas of Montague County, Texas.

    • The adopted regulations require surveys and development of plans and specifications for subdivisions.
    • The adopted regulations establish specifications and standards for water, wastewater, and drainage.
    • The adopted regulations establish specifications for access roads, streets, and emergency-vehicle infrastructure.
    • Land previously lawfully subdivided may continue operations in its current status only so long as the property is not altered in use, enlarged, or expanded.
    • The public notice states that copies of the proposed regulations may be obtained at a cost of $1.00 per page.
    • The source does not provide the operative agricultural, family-tract, and rural-home-tract exceptions in Section 1.3; those exceptions require review of the adopted regulation text.
    “5-28-2024 Adopted Subdivision Regulations”
    One more reviewed finding on this topic
  • Building in a floodplainRequired

    Development of any kind in a Montague County floodplain, including construction, additions, clearing, fill, grading, mining, dredging, drilling, roadways, and parking facilities; properties in a FEMA Special Flood Hazard Area are specifically covered.

    • A Floodplain Development Permit must be obtained before beginning work in a Special Flood Hazard Area.
    • Any development in a floodplain must be submitted to the local Floodplain Administrator.
    • Additional forms may be required depending on the development type.
    • All new buildings in a Special Flood Hazard Area require an Elevation Certificate documenting that the lowest floor is at or above the base flood elevation.
    • A No-Rise Certificate is required for proposed development in a regulatory floodway.
    • An elevation study is required for developments or subdivisions exceeding 50 lots or 5 acres in Zone A.
    • The permit may include conditions of approval or may be denied.
    “you MUST obtain a Floodplain Development Permit”
  • Permit feesPublished (with conditions)

    Floodplain development permit applications and final plats reviewed for Montague County.

    • The application states a minimal fee of $275.00 for a licensed engineering firm to represent Montague County in reviewing all final plats and applications.
    • The fee could be increased if additional work by the engineering firm is required.

    minimum engineering review fee: 275 USD (May increase if additional work by the licensed engineering firm is required.)

    “Additionally, there will be a minimal fee of $275.00 for a licensed engineering firm to represent Montague County in reviewing all final plats and applications. This fee could be increased if any additional work by said engineering firm is required.”
  • Permit processPartial

    Floodplain development permit applications in Montague County.

    • The applicant completes Section I and submits it to the local Floodplain Administrator.
    • The Floodplain Administrator determines whether additional information is needed.
    • After required materials are submitted, the Floodplain Administrator issues the permit, potentially with conditions of approval, or denies it.
    • Inspections occur throughout the project and upon completion.
    • A Certificate of Compliance is issued if appropriate.
    • No work may begin in a floodplain until the permit is issued.
    • The permit expires if no work is commenced within 6 months of issuance.
    • The permit will not be issued until other necessary local, state, or federal permits have been obtained.

    permit commencement deadline: 6 months from issuance (Permit expires if no work is commenced.)

    “The Applicant shall complete Section I of this packet and submit the information to the local FPA. The FPA reviews the submission and determines, then notifies whether or not additional information is needed. Once all required materials have been submitted, the FPA will make a permitting decision and either issue (and may include conditions of approval) or deny the requested permit.”
  • County-wide zoningAbsent

    No county zoning program is evident; Texas counties lack general zoning authority in unincorporated areas.

    Montague County Sewage Inspector ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • Building permitLimited

    Industrialized housing or buildings installed in Texas, including purchasers or lessees acquiring a unit for their own or their company’s use.

    • A person purchasing or leasing an industrialized house or building for their own use or their company’s use may file for an installation permit instead of registering as an industrialized builder.
    • A person responsible for assembly, connection, and on-site construction for persons other than themselves must be registered as an industrialized builder.
    • Municipalities may require applicable local permits and licenses before construction begins when the municipality regulates the installation.
    “A person who is a retailer of industrialized housing or buildings, or who is responsible for the assembly, connection, and on-site construction and erection of an industrialized house or building for persons other than themselves, must be registered as an industrialized builder. Subcontractors do not require the registration unless required by other applicable state laws. For example, electricians, HVAC contractors, and plumbers must be licensed in accordance with the applicable state law. If you are purchasing or leasing an industrialized house or building for your own use, or your company's use, you may file for an installation permit in lieu of registering as an industrialized builder.”
  • Owner-builder exemptionConditional

    An owner performing electrical, plumbing, or air-conditioning and refrigeration work on the owner's own residence or homestead in Texas.

    • Electrical work is exempt from state electrician licensing when performed on a dwelling the person owns and resides in.
    • Plumbing is exempt from state plumbing licensing when performed by the property owner in the property owner's homestead.
    • Air-conditioning and refrigeration contracting is exempt from the applicable state registration requirements when performed in a building owned solely by the person as the person's home.
    • These exemptions do not establish a blanket exemption for every construction trade or contractor-regulated activity.
    “A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed as electricians.”
    One more reviewed finding on this topic
    • Conditional — Electrical work on a dwelling owned and occupied by the property owner in Texas.
      “A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed”
  • 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:”
  • 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.”
  • Agricultural exemptionAvailable (with conditions)

    A tract located outside municipal limits that is divided into two or more parts, when no part is laid out for public use and the land is to be used primarily for agricultural, farm, ranch, wildlife-management, or timber-production purposes.

    • The exemption applies only when the owner does not lay out a part of the tract for streets, alleys, squares, parks, or other parts intended for public use under Texas Local Government Code Section 232.001(a)(3).
    • 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 under Section 1-d-1, Article VIII, Texas Constitution.
    • If the tract ceases to be used primarily for the qualifying agricultural, farm, ranch, wildlife-management, or timber-production use, the platting requirements apply.
    • The exemption is a statutory limitation on county plat requirements and does not eliminate other applicable septic, floodplain, roadway, or municipal/ETJ requirements.
    “A county may not require [...] a plat of the subdivision prepared if: [...] the land is to be used primarily for agricultural use”
  • Driveway accessRequired

    New or modified access driveways connecting property to a Texas state highway right of way.

    • A local public agency may receive access driveway permitting authority for state highways, but TxDOT approval remains required for drainage impacts on the state highway system before local approval.
    • No access driveway is permitted within a flared or widened right-of-way section at an intersection of a state highway with another highway, road, or street.
    • All entrances and exits, including radii, must be confined within the permittee's property frontage.
    • One-way 45-to-90-degree driveways are permitted for connections to one-way frontage roads or lane-divided highways; otherwise the driveway angle must be 75 to 90 degrees.
    • ADAAG and Texas Accessibility Standards apply.

    private residential driveway maximum width: <= 24 feet (Except as increased by permissible radii.) · driveway-to-pavement radius: >= 15 feet

    “A driveway must be constructed in accordance with a fully executed driveway permit”
  • 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 Montague County

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

  • Building code adoptedAdopted

    Building codes adopted by the City of Bowie, a municipality located in Montague County, Texas.

    • The cited adoption applies to the City of Bowie; it does not establish a countywide rule or a rule for unincorporated Montague County.
    • The source does not state an effective or adoption date.

    International Building Code edition: 2018 (including appendix D,H, & I) · International Existing Building Code edition: 2018 · International Fire Code edition: 2018 (including all appendices) · International Fuel Gas Code edition: 2018 · International Mechanical Code edition: 2018 · International Plumbing Code edition: 2018 (including appendix C, D) · International Residential Code edition: 2018 (including appendix A, B, C, D, E, G, H, I, J, M, N, O, P,Q, R, S, T) · International Energy Conservation Code edition: 2018 · National Electric Code edition: 2017

    “The following are the adopted building codes for the City of Bowie 2018 International Building Code including appendix D,H, & I 2018 International Existing Building Code 2018 International Fire Code including all appendices 2018 International Fuel Gas Code 2018 International Mechanical Code 2018 International Plumbing Code including appendix C, D 2018 International Residential Code including appendix A, B, C, D, E, G, H, I, J, M, N, O, P,Q, R, S, T 2018 International Energy Conservation Code 2017 National Electric Code”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Building codes adopted by the City of Bowie, Texas, within the city's jurisdiction.
      “Current Codes Adopted ARTICLE 3.100 BUILDING CODE Section 3.102-2018 and Other International Codes Adopted and National Electrical Code 1. 2018 International Building Code including appendix D, H & I 2. 2018 International Existing Building Code 3. 2018 International Fire Code including all appendices. 4. 2018 International Fuel Gas Code 5. 2018 International Mechanical Code 6. 2018 International Plumbing Code including appendix C, D 7. 2018 International Residential Code including appendix A, B, C, D, E, G, H, I, J, M, N, O, P, Q, R, S, T 8. 2018 International Energy Conservation Code 9. 2017 National Electric Code”
  • Local zoningPresent (with conditions)

    Zoning within the City of Bowie and the city's extraterritorial jurisdiction where the City of Bowie zoning and land-use framework applies.

    • Zoning activities include temporary-use permits, specific-use permits, rezoning, planned-unit-development requests, appeals, zoning certifications, and variance requests.
    • The Bowie Planning and Zoning Commission makes recommendations to the City Council; the cited page does not itself state final approval standards or every district-specific restriction.
    • The official Bowie map page identifies a zoning, precinct, and city-limit map.

    temporary use fee: 25 USD · specific use permit fee: 50 USD · rezoning fee for less than five acres: 150 USD · rezoning fee for more than five acres: 150 + 10 per acre USD · planned unit development rezoning fee: 500 USD · variance request fee: 100 USD

    “Ordinance 2000 - 06 sets the fee structure relating to zoning activities for the City of Bowie.”
    2 more reviewed findings on this topic
    • Present (with conditions) — Zoning and land-use regulation within the City of Bowie and its extraterritorial jurisdiction in Montague County.
      “The Planning and Zoning Commission makes recommendations to the City Council on rezoning requests, platting and subdivision of land within and in the ETJ of the city, changes to the subdivision regulations, requests for variances, special exceptions, and changes and appeals to the land use regulations.”
    • Present (with conditions) — Zoning administration within the City of Bowie, including rezoning, variances, special exceptions, and land-use regulation appeals.
      “The Board of Adjustment and Appeals determines and provides interpretations and relief from perceived grievances related to the city's zoning ordinances.”

Still unanswered

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

  • Inspections — General building inspections for construction or substantial improvement in unincorporated Montague County
  • Certificate of occupancy — Certificates of occupancy for buildings in unincorporated Montague County
  • Mandatory utility hookup — Water and wastewater utility connection requirements in Montague County, Texas.
  • Short-term rentals — Short-term rental regulation in Montague County.

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

Water rights & wells in Montague County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Texas’s water agency.

Actively managed

This basin is under active state management — new water use is scrutinized, though a domestic well is usually still allowed.

Household wellExempt up to a limit

Texas groundwater is governed by the rule of capture; a Groundwater Conservation District must exempt qualifying domestic/livestock wells and may not restrict their production, but well registration and spacing rules can still apply and the exemption does not cover wells serving a platted subdivision.

Limit: Domestic/livestock well exempt from GCD production permitting if on a tract >10 acres AND incapable of producing >25,000 gal/day (Tex. Water Code §36.117)

Texas Water Code §36.117 / TWDB ↗
  • North-Central Texas Trinity & Woodbine Aquifers Priority Groundwater Management Areapartial of county

    TCEQ-designated DFW-region Trinity/Woodbine critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply.

    TCEQ — Priority Groundwater Management Areas ↗

Hybrid state (appropriation + riparian). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Texas state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Montague County, Texas

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

Montague County scores 67/100 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 Montague County, Texas?

Montague County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Montague County Sewage Inspector (TCEQ authorized agent; Order Adopting Rules for OSSF). 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 Montague County?

Living in an RV on your own land in Montague County is allowed: Unincorporated Montague County: no county rule sets this, because Montague 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.montague.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 Montague County, Texas?

Land in Montague County runs about $3,879 per acre, based on the latest county data.

What is the water situation in Montague County?

Montague County gets about 35.7" of rain a year, with severe drought in roughly 23.8% of years. On water rights, Montague County lies in the North-Central Texas Trinity & Woodbine Aquifers Priority Groundwater Management Area — TCEQ-designated DFW-region Trinity/Woodbine critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply..

How remote is Montague County?

A representative private-land location has about 5,003 people within a 30-minute drive and 7,200,840 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 Montague compares in Texas

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