Bolthole Index

Reagan County, Texas

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

37Index Score / 100
#233 of 254 in Texas

Unincorporated Reagan County, Texas appears to have no building-permit requirement and has no county zoning ordinance, because Texas gives most counties no zoning power.12 Septic (OSSF) systems still need a permit and approved plan under Texas's statewide rule, though no local Reagan County permitting agent has been confirmed.34 A driveway takes its own permit: from the Reagan County Clerk's office for a county road, or from TxDOT for a state highway.5 Inside the City of Big Lake, the city zones land and its Code Enforcement office issues building permits.67

At a glance

Building permit
Appears not to be required in unincorporated Reagan County; confirm with the County Clerk18
Zoning
None countywide; no county zoning ordinance. The City of Big Lake has its own zoning districts inside city limits96
Septic (OSSF) permit
Required statewide; no confirmed local Reagan County permitting agent43
RVs, tiny homes, manufactured homes
Unrestricted by county zoning in unincorporated Reagan County2
Driveway onto a county road
Permit required from the Reagan County Clerk's office5
Driveway onto a state highway
TxDOT Form 1058 permit required before construction10
Minimum lot size, setbacks, building height
None set by the county outside city limits2
Dividing land
A plat is generally required outside city limits when a tract is divided, with an exception for primarily agricultural use1112

Who to call

Also useful

Reagan County Clerk

General county administration and records, and driveway/access permit applications for Reagan County (also reachable by mail at P.O. Box 100, Big Lake, TX 76932)

(325) 884-2442

300 North Plaza Avenue, Big Lake, TX 76932

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 Reagan 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 Reagan County, Texas?

Unincorporated Reagan County appears to have no general building-permit requirement. Texas law limits county building-permit authority: a county may adopt a fire-code permit only if its population is over 250,000 or it is adjacent to such a county, and residential building-code standards require a commissioners court order.13 Reagan County has about 3,141 residents, and its official website lists no building, inspection or permitting department for unincorporated land.141 We found no written statement from the county that no permit is required, and no adopted building or fire code was confirmed, so confirm with the County Clerk's office before you build.8

Who handles driveway permits and county administration in Reagan County, and how do you reach them?

The Reagan County Clerk's office is the general contact for county administration, and it is also where a driveway/access permit application is filed.815 Reach the office at (325) 884-2442, at 300 North Plaza Avenue, or by mail at P.O. Box 100, Big Lake, TX 76932.8 No local OSSF (septic) authorized agent was confirmed for Reagan County; where no local jurisdiction has been authorized, the Texas Commission on Environmental Quality's regional office is the default permitting authority, though this has not been separately confirmed for Reagan County.416 Land inside the City of Big Lake has its own Code Enforcement office, which issues building, electrical and mobile-home permits valid for six months under the 2009-edition International Codes.7

Does Reagan County have zoning?

Unincorporated Reagan County has no county zoning ordinance: Texas law gives counties zoning power only in a handful of specific situations, and Reagan County is not one of them.9 Because the county has no zoning authority over unincorporated land, it sets no minimum lot size, no setbacks, no lot-coverage limit, no building-height limit and no zoning districts, and RVs, tiny homes and manufactured homes are unrestricted by county zoning outside city limits.2 That is a real answer, not a research gap: it follows directly from Texas law giving a county like Reagan no general zoning power.2 Inside the City of Big Lake, the rules are different: the city's zoning ordinance divides the city into zoning districts and names the City Administrator as Zoning Administrator, while Code Enforcement issues building permits under its adopted codes.67 None of that reaches unincorporated Reagan County, and septic permits are a separate matter under the state's OSSF rule wherever the address is.93

Dividing land is a different matter: outside municipal limits a plat is generally required when a tract is divided into two or more parts.11 An exception applies when the land will be used primarily for agricultural, farm, ranch, wildlife-management or timber-production purposes, and the platting rule returns if that use ends.12

How do septic (OSSF) permits work in Reagan County?

Every on-site sewage facility in Texas needs a permit and an approved plan before construction, alteration, repair or extension, with one narrow exception.3 The exception is a "10-acre rule": a single-family home on at least 10 acres, evaluated by a licensed site evaluator or professional engineer, with every part of the OSSF at least 100 feet from the property line, no other dwelling on the tract, and no nuisance or groundwater pollution.317 No local authorized agent for OSSF permitting has been confirmed for Reagan County; the TCEQ regional office is the default permitting authority where no local jurisdiction has been authorized, but ask the County Clerk's office who currently handles it before you apply.4168 A homeowner may install their own OSSF for a single-family home they own only if the permitting authority allows it and no part of the property will be developed for sale or lease.18 With 46.1% of Reagan County's soils free of severe limits for a conventional septic drain field, a standard system is workable on much of the land here.19

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

Yes, with conditions: unincorporated Reagan County has no zoning ordinance, so it sets no rule restricting RV, tiny-home or manufactured-home occupancy on private land, a direct result of Texas law giving the county no general zoning power.2 The same lack of zoning means there is no minimum dwelling size and no accessory-dwelling rule in unincorporated Reagan County.2 Any wastewater system connected to the RV, tiny home or manufactured home still needs an OSSF permit under Texas's statewide septic rule.3 Inside the City of Big Lake, construction and mobile-home placement go through Code Enforcement instead, with permits valid for six months.7

How do you build on land in Reagan County, step by step?

  1. Confirm the parcel is outside the City of Big Lake's limits, since the city enforces its own building codes under a six-month permit while the unincorporated county does not.79
  2. Call the Reagan County Clerk's office at (325) 884-2442 for general county questions and for the county's driveway/access permit application.815
  3. Building a driveway onto a Reagan County road? A residential driveway's dimensions are set by the precinct commissioner, and a non-residential driveway on a paved road must be at least 50 feet wide and 28 feet long with 6 inches of compacted base.5
  4. Building a driveway onto a state highway instead? File TxDOT Form 1058 and give TxDOT 24 hours' notice before construction, after the permit is fully executed.10
  5. Before you dig a septic system, ask the County Clerk's office who currently handles OSSF permitting for your Reagan County parcel, since no local authorized agent has been confirmed.48
  6. Get your OSSF plan approved and the permit issued before construction; unless you qualify for the state's narrow 10-acre exemption, a permit is required regardless of lot size.3
  7. No county building permit or inspection has been confirmed as required in unincorporated Reagan County, but confirm with the County Clerk's office before you start, since the county's pages don't say so in writing.18
  8. If you plan to divide the tract, ask the County Clerk's office how platting applies; outside city limits a plat is generally required, with an exception for primarily agricultural use.11128

What should you check before you buy land in Reagan County, Texas?

Reagan County's septic odds are better than many nearby counties: 46.1% of its soils have no severe limits for a conventional drain field, though the remaining share will need an engineered or alternative system.19 The county is flat and dry -- 97.3% of land sits at 15% slope or less, with almost no tree cover at 0.1% wooded -- and it sees severe drought in about 20.5% of years, worth planning for with any well.202122 Reagan County is rural and sparsely populated, with 3,141 residents at about 2.7 people per square mile, roughly 61 miles from the nearest metro area.142324 Any new driveway needs a permit before you build it -- from the County Clerk's office for a county road, or from TxDOT (Form 1058) for a state highway.525 Property taxes run an effective 1.1% rate, with a median annual bill of $1,825.2627

Watch-outs

  • No local OSSF (septic) permitting authority has been confirmed for Reagan County; ask the County Clerk's office who currently handles applications before you plan a system.48
  • Reagan County's own driveway/access rules are specific and differ by road type -- dimensions, base material and who signs off change for a county road versus a state highway, so match the right permit to the right road.525
  • The City of Big Lake enforces its own adopted building codes and six-month permits; those rules stop at the city limits and do not reach unincorporated Reagan County land.7

Sources

  1. Reagan County, TX - Official Website (2026 county census)
  2. Texas law on county zoning and building authority
  3. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  4. TCEQ - Getting a Permit for an OSSF (2026 county census)
  5. Reagan County Driveway/Access Permit Application and Guidelines, quoted and re-checked
  6. City of Big Lake, Texas, quoted and re-checked
  7. City of Big Lake Code Enforcement, quoted and re-checked
  8. Reagan County Clerk (co.reagan.tx.us)
  9. Reagan County, TX - Official Website (2026 county census)
  10. Access Management Manual: Section 4, Driveway Permits, Design, and Materials, quoted and re-checked
  11. Texas Local Government Code Chapter 232, County Regulation of Subdivisions, quoted and re-checked
  12. Texas Local Government Code § 232.0015, Exceptions to Plat Requirement, quoted and re-checked
  13. Local Government Code Chapter 233, County Regulation of Housing and Other Structures (Texas statewide rule), quoted and re-checked
  14. County population: Bolthole Index county data
  15. Reagan County Driveway/Access Permit Application and Guidelines, quoted and re-checked
  16. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  17. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  18. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  19. 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
  20. Share of land at 15% slope or less: Bolthole Index county data
  21. Wooded share of land: Bolthole Index county data
  22. Share of years in severe drought: Bolthole Index county data
  23. Population density: Bolthole Index county data
  24. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data
  25. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  26. Effective property tax rate: Bolthole Index county data
  27. Median property tax bill: 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.

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Compared with neighboring counties

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

RuleReagan CountyUpton CountyIrion CountyGlasscock CountyCrockett CountyMidland CountySterling County
Building permitNot requiredNot requiredLimitedNot requiredLimitedLimitedNot required
County zoningNoNoNoNoNoNoNo
Septic permitsTCEQUptonTCEQGlasscock CountyTCEQCounty Health Dept.TCEQ Region 8

County locator

Reagan County in Texas

37
County map
Reagan County highlighted among the Texas counties · colored by Index score

How Reagan County scores

Seclusion79100% ev.
Self-Sufficiency1196% ev.
Admin Boringness8290% ev.
Durability32100% ev.
Property Autonomy71100% ev.
Carry Cost8096% 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 →

$169kTypical home
1.1%Property tax
$1,249Land / acre
17.7"Annual rain
20.5% of yrsSevere drought
45.4 / yr (+33.5)Mid-century 100°F days
35.7 daysMid-century dry spell
1.52" (+6.4%)Mid-century 1-day rain
1.25×Wildfire change factor
100%Forward climate coverage
$2,511Home insurance / yr
2.3% / yrInsurance growth
0%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
400Radius comparison (15 mi)
2.7People / sq mi
0%Federal land
97.3%Land at 15% slope or less
46.1%Soils rated "not limited" for septic (strict USDA rating)
343,351 acWorkable land screen
0.1%Wooded land
1.8 tonsBiomass / forest ac
64.8°FAvg temp

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Cities and towns in Reagan 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.

Answers from the rulebook for Reagan County

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

Reagan County rules

  • Zoning districts · by state lawNo county rule

    Unincorporated Reagan County: no county rule sets this, because Reagan 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.reagan.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 Reagan County: no county rule sets this, because Reagan 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.reagan.tx.us.

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

    Unincorporated Reagan County: no county rule sets this, because Reagan 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.reagan.tx.us.

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

    Unincorporated Reagan County: no county rule sets this, because Reagan 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.reagan.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 Reagan County: no county rule sets this, because Reagan 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.reagan.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 Reagan County: no county rule sets this, because Reagan 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.reagan.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 Reagan County: no county rule sets this, because Reagan 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.reagan.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 Reagan County: no county rule sets this, because Reagan 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.reagan.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 Reagan County: no county rule sets this, because Reagan 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.reagan.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 homes · by state lawNo county rule

    Unincorporated Reagan County: no county rule sets this, because Reagan 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.reagan.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.”
  • Accessory dwellings · by state lawNo county rule

    Unincorporated Reagan County: no county rule sets this, because Reagan 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.reagan.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.”
  • Driveway accessRequired

    New or modified driveway/access connections requiring access from a Reagan County road.

    • A completed Reagan County Driveway/Access Permit Application is required for the county process.
    • Residential driveway dimensions are controlled by the precinct commissioner.
    • Non-residential paved-road access must use matching roadway material, 6 inches of compacted base and hot mix asphalt, and must be at least 50 feet wide and 28 feet long when the road is not laned, or extend to the existing easement length when the county road is laned.
    • Caliche-road access must use like construction and the same dimensions as paved-road access.
    • Approval may be issued by the individual precinct commissioner; a denial may be appealed to the full Commissioners’ Court.

    compacted base thickness: 6 inches (Non-residential driveway adjoining a paved road.) · minimum width: >= 50 feet (Non-residential driveway adjoining a paved road when the road is not laned.) · minimum length: >= 28 feet (Non-residential driveway adjoining a paved road when the road is not laned.)

    “Please complete this form and return the ORIGINAL to: Reagan County Clerk”
  • Permit processPublished (with conditions)

    County driveway/access permits for residential and non-residential access in Reagan County.

    • The application is submitted to the Reagan County Clerk at PO Box 100, Big Lake, Texas 76932.
    • The application must identify the proposed driveway/access location and map, legal description, subdivision status, nature of construction, precinct number, applicant information, and signature.
    • For residential driveways, dimension requirements must be obtained from the commissioner of the precinct.
    • For non-residential driveways adjoining a paved road, the access/driveway must use matching roadway material, with 6 inches of compacted base and hot mix asphalt, not less than 50 feet in width and 28 feet in length if the road is not laned, or the existing easement length if the county road is laned.
    • Access/driveways on caliche roads must use like construction and the same dimensions as paved roads.
    • An individual commissioner may approve or deny the proposed driveway/access; a denial may be appealed to the full Commissioners’ Court by requesting the item be placed on the agenda at a regular meeting.

    compacted base thickness: 6 inches (For non-residential driveways adjoining paved roads.) · minimum width: >= 50 feet (For non-residential driveways adjoining paved roads when the road is not laned.) · minimum length: >= 28 feet (For non-residential driveways adjoining paved roads when the road is not laned.)

    “Please complete this form and return the ORIGINAL to: Reagan County Clerk”
  • County-wide zoningAbsent

    No county planning or zoning office exists; Texas counties lack general zoning authority over unincorporated land.

    Reagan County, TX - Official Website ↗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 installing an on-site sewage facility for a single-family dwelling in Texas, including Reagan County, where the permitting authority allows owner installation.

    • The permitting authority must allow the owner installation under its local requirements.
    • The OSSF must serve a single-family dwelling that the owner owns.
    • The owner must also own the property.
    • No part of the property may be developed for sale or lease.
    • All permitting, construction, and maintenance requirements of the permitting authority must be met.
    • Some systems may have to be installed by a factory representative.
    • If another person assists with installation, that person must be a licensed installer of the correct level, except for a licensed electrician installing electrical components or a person delivering and setting treatment or pump tanks.
    “This depends on whether the permitting authority allows this in their local requirements. Otherwise yes, provided you have the knowledge, skills, and equipment to do so AND: the OSSF is for a single family dwelling that you own, you also own the property, no part of the property will be developed for sale or lease, all permitting, construction, and maintenance requirements of the permitting authority are met.”
    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:”
  • Who permits septicMixed (with conditions)

    OSSF permitting, inspection, and administration throughout Texas.

    • TCEQ administers the program in areas where no local jurisdiction has been authorized.
    • A local governmental entity may administer the program only after an order, ordinance, or resolution is approved by TCEQ.
    • The authorized agent administers the program within its approved area of jurisdiction.
    • Local programs may adopt requirements more stringent than state minimums.
    “The authorized agent is responsible for the proper implementation of Texas Health and Safety Code, Chapter 366, 30 TAC Chapter 285, including reviewing OSSF permit applications, conducting inspections, investigating complaints, and more.”
    One more reviewed finding on this topic
    • Mixed — On-site sewage facilities, including septic systems, throughout Texas
      “TCEQ is not often the OSSF permitting authority. [...] The TCEQ regional office will be the permitting authority in locations where a local jurisdiction has not been authorized.”
  • Septic permitRequired

    Construction, installation, alteration, extension, repair, and operation of OSSFs in Texas, subject to stated exemptions and local requirements.

    • A permit and approved plan are required for construction, alteration, repair, extension, and operation of an OSSF.
    • A permit is generally required to construct, install, alter, extend, or repair an OSSF.
    • A local permitting authority must be checked because local programs may be more stringent than state minimums.
    • The 10-acre exemption requires compliance with 30 TAC Chapter 285 planning, construction, and installation standards; a site evaluation by a TCEQ-licensed site evaluator or professional engineer; service to a single-family dwelling on a tract of at least 10 acres; no nuisance or groundwater pollution; all OSSF parts at least 100 feet from the property line; on-site effluent disposal; and the single-family dwelling must be the only dwelling on the tract.
    • Emergency repairs listed by TCEQ do not require a permit but must be reported to the permitting authority in writing within 72 hours after repairs begin.
    • Grandfathered systems may be exempt if installed before the local program was authorized or before September 1, 1989, whichever is earlier, and if they are not creating a nuisance, are not in need of repair, and have had no significant increase in use or other alteration.
    • The permitting authority must approve or deny planning materials and the permit application within 30 days of receipt.

    minimum tract size for 10-acre exemption: >= 10 acres (single-family dwelling and all other stated conditions must be met) · minimum OSSF setback under 10-acre exemption: >= 100 feet from property line (all parts of the OSSF) · emergency repair reporting deadline: <= 72 hours (after repairs have begun) · permit application decision deadline: <= 30 days (from receipt by permitting authority)

    “A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.”
    2 more reviewed findings on this topic
    • Required — Construction, installation, alteration, extension, repair, and operation of OSSFs in Texas, including Reagan County, subject to the stated exemptions and local-authority requirements.
      “A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.”
    • Required — Construction, installation, alteration, extension, or repair of an OSSF in Texas
      “A permit is required to construct, install, alter, extend, or repair an 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”:”
  • Septic inspectionLimited

    OSSF installation and, where applicable, maintenance inspections in Texas

    • Authorized agents or their designated representatives inspect system installation.
    • Some permitting authorities impose more stringent requirements.
    • Maintenance-provider inspection and reporting requirements apply to systems and circumstances governed by 30 TAC §285.91(4).
    • Electronic monitoring may reduce reporting to every six months where the stated monitoring conditions apply.

    reduced maintenance reporting interval with qualifying electronic monitoring: 6 months (only where the system uses the specified electronic monitoring, automatic notification, and disinfection monitoring)

    “Many times, the AA has a "designated representative" (DR) to assist them with their responsibilities, which include reviewing plans for constructing, altering, extending or repairing each OSSF; issuing permits; and inspecting system installation. [...] If the system uses an electronic monitor, automatic radio or telephone to notify the maintenance provider of system or component failure and to monitor the amount of disinfection in the system, reporting may be reduced to every six months.”
    One more reviewed finding on this topic
    • Limited — OSSFs using secondary treatment or drip irrigation in Texas.
      “A system using secondary treatment or drip irrigation must be inspected by a valid maintenance company once every four months, or be maintained by the single family homeowner, where allowed.”
  • 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”:”
    2 more reviewed findings on this topic
    • Allowed (with conditions) — On-site sewage facilities used for domestic sewage disposal without a public sewer connection in Texas, including potentially Reagan County.
      “Almost all OSSFs must have a permit prior to any construction, installation, repair, extension, or other alteration.”
    • 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.”
  • Agricultural exemptionAvailable (with conditions)

    Division of a tract outside municipal limits in Reagan County when the land will be used primarily for qualifying agricultural, farm, ranch, wildlife-management, or timber-production purposes.

    • The owner must divide the tract into two or more parts without laying out a part described by Texas Local Government Code § 232.001(a)(3), which covers streets, alleys, squares, parks, or other parts intended for public use.
    • The land must be used primarily for agricultural use as defined by Section 1-d, Article VIII, Texas Constitution, or for farm, ranch, wildlife-management, or timber-production use within the meaning of Section 1-d-1, Article VIII, Texas Constitution.
    • If the tract ceases to be used primarily for the qualifying agricultural or production use, the platting requirements apply.
    • This is an exemption from a county plat requirement; other applicable requirements, including state or local rules outside this exemption, are not removed by the quoted provision.
    • The cited chapter reflects amendments effective September 1, 2025.
    “the land is to be used primarily for agricultural use”
  • Subdividing landRegulated (with conditions)

    Land located outside municipal limits in Reagan County and elsewhere in Texas when divided into two or more parts to lay out a subdivision, lots, or public-use streets, alleys, squares, parks, or other parts of the tract.

    • A plat is generally required under Texas Local Government Code § 232.001.
    • The statute includes divisions made by metes and bounds, contract for deed, contract of sale, or another conveyance method.
    • Section 232.0015 allows counties to define and classify divisions and not require platting for every otherwise-covered division.
    • The agricultural exception in § 232.0015(c) applies only when no part of the tract described by § 232.001(a)(3) is laid out and the land is primarily used for qualifying agricultural, farm, ranch, wildlife-management, or timber-production purposes.
    • If qualifying agricultural or production use ceases, the platting requirements apply.
    • The cited chapter reflects amendments effective September 1, 2025.
    “have a plat of the subdivision prepared if [...] divides the tract into two or more parts”
  • 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 Reagan County

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

  • Building code adoptedAdopted (with conditions)

    Building-code enforcement and permitting within the City of Big Lake, Texas.

    • Code Enforcement states that building, electrical, and mobile-home permits last six months.
    • Fire-safety matters are inspected by the State Fire Marshal.
    • The page states that the city works under the 2009 Edition International Codes IFC, IBC, IRC, and NFPA 2008.

    permit duration: 6 months (building, electrical, and mobile home permits)

    “Code Enforcement works under the Life and Safety Code; 2009 Edition International Codes IFC, IBC, IRC; and NFPA 2008.”
  • Local zoningPresent (with conditions)

    Land within the incorporated City of Big Lake in Reagan County, Texas.

    • The ordinance applies within the City of Big Lake; it is not a Reagan County rule for unincorporated land.
    • Zoning administration is assigned to the City Administrator as Zoning Administrator.
    • The ordinance establishes eight zoning districts and requires conformity with the applicable district regulations.
    • Zoning changes, variances, specific-use permits, building permits, and certificates of occupancy are subject to the ordinance's stated procedures and fees.
    “The city is hereby divided into zoning districts, as shown on the official zoning map, which together with all explanatory matter thereon, is hereby adopted and declared to be a part of this zoning ordinance.”

Still unanswered

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

  • Inspections — Building inspections in Reagan County.
  • Certificate of occupancy — Certificates of occupancy for buildings in Reagan County.
  • Mandatory utility hookup — Connection to public water or sewer utilities for property in Reagan County.
  • Building in a floodplain — Development in floodplains or mapped flood hazard areas in Reagan County.
  • Short-term rentals — Short-term rental use in Reagan County, including unincorporated areas.
1 more unanswered
  • Permit fees

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 Reagan 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 ↗
  • Reagan, Upton & Midland Counties Priority Groundwater Management Areapartial of county

    TCEQ-designated 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 Reagan County, Texas

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

Reagan County scores 37/100 on the Bolthole Index, a marginal county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost. Watch-outs: thin water margin (17.7″/yr rainfall) and elevated mid-century heat, water, rain, or wildfire exposure.

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

Reagan 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 Texas Commission on Environmental Quality (TCEQ) Region 7 (Midland) - OSSF permitting authority. 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 Reagan County?

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

Land in Reagan County runs about $1,249 per acre, based on the latest county data.

What is the water situation in Reagan County?

Reagan County gets about 17.7" of rain a year, with severe drought in roughly 20.5% of years. On water rights, Reagan County lies in the Reagan, Upton & Midland Counties Priority Groundwater Management Area — TCEQ-designated critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply..

How remote is Reagan County?

A typical private-land location has about 400 people within 15 miles and 527,825 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Reagan compares in Texas

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