Bolthole Index

Reeves County, Texas

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

43Index Score / 100
#174 of 254 in Texas

Unincorporated Reeves County, Texas has no county zoning ordinance, and Texas counties cannot require a general residential building permit outside a few narrow statutory exceptions12. The county still issues its own permits for specific things: driveways and culverts, utility lines in county rights-of-way, septic systems, manufactured-home rental communities and new subdivisions3. Septic permits come from the county's own Health Inspector as a TCEQ-authorized agent, not a state regional office4.

At a glance

Building permit
No general house permit; the county issues permits for driveways/culverts, utilities, septic, manufactured-home rental communities and subdivisions32
Zoning
None countywide outside the towns; Texas counties have no general zoning power15
Septic
County-issued, through Reeves County's own Health Inspector as a TCEQ-authorized agent4
RV / tiny home living
Not restricted by county zoning, since Reeves County has none1
Setbacks / minimum lot size
None set by county zoning1
Owner-builder
Not confirmed either way for Reeves County; ask the permits office directly6
Soils for a conventional septic field
About 22% of the county's soil has no severe limits for a standard drain field7
Property tax
Effective rate about 1.2%; median bill around $1,343/year89

Who to call

Building permits

Reeves County Road & Bridge Department - Permits Division

Utility-facility permits in county rights-of-way, driveway and culvert construction permits, on-site sewage facility (septic) applications, manufactured-home rental community regulation, and subdivision applications

432-448-0724

1714 Schmidt Drive, Pecos, TX 79772

Online permits →

Septic permits

Reeves County Health Inspector (OSSF Program, Road & Bridge Department)

On-site sewage facility (OSSF/septic) permitting and inspection for Reeves County, as the local TCEQ-authorized agent

432-448-1193

1714 Schmidt Drive, Pecos, TX 79772

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

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

No general one. Texas counties can't require a residential building permit or adopt a general building code outside a short list of statutory exceptions, and Reeves County does not appear to meet them2. One of those exceptions lets a county adopt its own fire code, but only if it has more than 250,000 residents or is adjacent to one that does, and even then only for commercial buildings, public buildings and multifamily dwellings of four or more units - Reeves County, with roughly 11,770 residents, is nowhere close210. That said, Reeves County isn't a hands-off county: its Road & Bridge Department runs its own permit program covering driveways and culverts, utility lines placed in county rights-of-way, on-site sewage (septic) systems, manufactured-home rental communities and new subdivisions3. If your project touches any of those, you still need a county permit even though there's no permit for the house itself.

Who is the Reeves County Road & Bridge Department, and how do you reach them?

Reeves County's permits, regulations and policies are handled out of the Road & Bridge Department, reachable at 432-448-0724, with an online portal for applications3. Subdivision plats go through the County Engineer and the Commissioners Court, and a septic or development permit is not issued for a lot in an unrecorded subdivision until the plat is approved11. As of January 1, 2026, all original permit applications must be mailed to the county's Treasurer's Office at 1714 Schmidt Drive, Pecos, TX 79772, rather than dropped off in person, so plan for mailing time3. Septic (OSSF) applications go through the same department's Health Inspector, at 432-448-119312. Call before you buy materials or start work: a driveway, culvert, utility line or septic system installed without the matching county permit is exactly the kind of thing this office is set up to catch.

Does Reeves County have zoning?

No. Reeves County has no published zoning ordinance in unincorporated areas, and Texas's county zoning statute grants that power only to a short, specific list of counties tied to particular geographic features - Reeves County isn't one of them15. Because the county has no zoning districts, it sets no minimum dwelling size, no minimum lot size, no setbacks, no lot-coverage limit and no building-height limit, and doesn't restrict RVs, tiny homes, manufactured homes or accessory dwellings as a land use through zoning1. That's a separate question from the county's driveway, utility, septic and subdivision permits above, which apply regardless of zoning3.

How do septic permits work in Reeves County?

Septic systems in Reeves County are permitted locally: the county's own Health Inspector, working out of the Road & Bridge Department, is the TCEQ-authorized agent for on-site sewage facilities (OSSFs) here, rather than a TCEQ regional office412. Statewide, a permit and approved plan are required to construct, alter, extend or repair an OSSF, though a single-family home on at least 10 acres can qualify for an exemption if a licensed site evaluator confirms no nuisance or groundwater risk, every part of the system sits at least 100 feet from the property line, and the home is the only dwelling on the tract13. Soils are the thing to plan around here: only about 22% of Reeves County's land has no severe limits for a conventional drain field, so get a site evaluation early and budget for an alternative system if yours comes back limited7. Installation is inspected either directly or through a maintenance provider's reporting, which can drop to every six months if the system uses qualifying electronic monitoring14. The county application requires a licensed site evaluator, and construction must not start before approval; the Authorization to Construct is valid for one year, and the single-family residential fee is $2101516. Contact the county at least five working days before the inspection that must happen before the system is covered, and a Notice of Approval follows within seven calendar days17.

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

Reeves County's lack of zoning districts means county zoning doesn't restrict occupying an RV, tiny home or manufactured home on your own unincorporated land1. Don't confuse that with the county's manufactured-home rental community regulations, which is a distinct permit process aimed at anyone operating a community of manufactured homes for rent, not at a single owner living on their own tract3. Whatever you place still needs to handle sewage through a permitted septic system or a connection to service, since that permit runs through the state regardless of zoning1813. If you're unsure which category your plans fall into, call the Road & Bridge Department before you move anything onto the land3.

Building on land in Reeves County: the steps, in order

  1. Confirm your parcel is unincorporated Reeves County, not inside Pecos, Balmorhea or another town, since town rules differ from the county's19.
  2. Call the Road & Bridge Department at 432-448-0724 to find out which of its permits (driveway/culvert, utility, subdivision) your project needs3.
  3. If you're adding or changing a driveway or culvert, get that county permit before construction, separate from anything the state requires3.
  4. Apply for an OSSF (septic) permit through the county Health Inspector, and ask up front whether your tract qualifies for the state's 10-acre exemption1213.
  5. Mail your original application materials to the county Treasurer's Office at 1714 Schmidt Drive, Pecos, TX 79772, under the rule effective January 1, 20263.
  6. If your access is instead from a state highway, apply separately to the local TxDOT district office using Form 1058 before building the driveway20.

What to check before you buy land in Reeves County

Soils: only about 22% of Reeves County has no severe limits for a conventional septic drain field, so a site evaluation before you close is worth the cost7. Climate: this is dry, hot West Texas rangeland, averaging just 11.3 inches of rain a year with 25.5% of years landing in severe drought, a 65.6°F average annual temperature, and a projected 63.9 days a year at or above 100°F by mid-century21222324. Access: driveways and culverts onto county roads need a Road & Bridge Department permit, and access from a state highway needs a separate TxDOT permit on top of that325. Location: Reeves County sits about 84 miles from the nearest metro area at a population density of only 4.5 people per square mile, about as rural as it gets2627. Taxes: the effective property tax rate runs about 1.2%, with a median bill near $1,343 a year89.

Watch-outs

  • No source confirms whether Reeves County has an owner-builder exemption one way or the other; ask the Road & Bridge Department directly before assuming either answer6.
  • Reeves County changed its permit-application process effective January 1, 2026: original applications now go by mail to the Treasurer's Office rather than in person, so build mailing time into your schedule3.

Sources

  1. Texas law on county zoning and building authority
  2. Local Government Code Chapter 233, County Regulation of Housing and Other Structures (Texas statewide rule), quoted and re-checked
  3. Reeves County Road & Bridge Department - Permits Division (reevescounty.org)
  4. Reeves County Subdivision Regulations 2017, quoted and re-checked
  5. Local Government Code Chapter 231, County Zoning Authority (Texas statewide rule), quoted and re-checked
  6. Local Government Code Chapter 233: County Regulation of Housing and Other Structures (2026 county census)
  7. 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
  8. Effective property tax rate: Bolthole Index county data
  9. Median property tax bill: Bolthole Index county data
  10. County population: Bolthole Index county data
  11. Reeves County Subdivision Regulations, quoted and re-checked
  12. Reeves County Health Inspector (OSSF Program, Road & Bridge Department) (reevescounty.org)
  13. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  14. Basics for Septic Systems (Texas statewide rule), quoted and re-checked
  15. On-Site Sewage Facility Application, quoted and re-checked
  16. On-Site Sewage Facility Application, quoted and re-checked
  17. On-Site Sewage Facility Application, quoted and re-checked
  18. OSSF Permit Applications (2026 county census)
  19. Reeves County TX - Permits and Regulations (2026 county census)
  20. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  21. Annual precipitation: Bolthole Index county data
  22. Share of years in severe drought: Bolthole Index county data
  23. Average annual temperature: Bolthole Index county data
  24. Projected mid-century days at or above 100°F: Bolthole Index county data
  25. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  26. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data
  27. Population density: Bolthole Index county data

Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Unlike all 6 of its neighbors, Reeves County requires a building permit only in limited cases.

RuleReeves CountyLoving CountyWard CountyWinkler CountyCulberson CountyJeff Davis CountyCrane County
Building permitLimitedNot requiredNot requiredNot requiredNot requiredNot requiredNot required
County zoningNoNoNoNoNoNoNo
Septic permitsReeves CountyLoving CountyWardWinkler CountyTCEQJeff Davis CountyTCEQ Region 7

County locator

Reeves County in Texas

43
County map
Reeves County highlighted among the Texas counties · colored by Index score

How Reeves County scores

Seclusion89100% ev.
Self-Sufficiency1296% ev.
Admin Boringness7190% ev.
Durability50100% ev.
Property Autonomy71100% ev.
Carry Cost8196% 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 →

$184kTypical home
1.2%Property tax
$1,309Land / acre
11.3"Annual rain
25.5% of yrsSevere drought
63.9 / yr (+38.5)Mid-century 100°F days
36.7 daysMid-century dry spell
0.95" (+7.6%)Mid-century 1-day rain
1.18×Wildfire change factor
100%Forward climate coverage
$1,900Home insurance / yr
-0.9% / yrInsurance growth
0%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
67,806People within 2 hr
478Radius comparison (15 mi)
4.5People / sq mi
0%Federal land
95.3%Land at 15% slope or less
22.1%Soils rated "not limited" for septic (strict USDA rating)
328,426 acWorkable land screen
0.5%Wooded land
0.7 tonsBiomass / forest ac
65.6°FAvg temp

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Cities and towns in Reeves 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.

Balmorhea · Town of Toyah

Answers from the rulebook for Reeves County

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

Reeves County rules

  • Building permitLimited

    Septic-system and development permits for property in an unrecorded subdivision developed after the Reeves County Subdivision Regulations order.

    • The subdivision policies and procedures must be complied with.
    • The plat must be approved by the Reeves County Commissioners Court.
    • This source does not establish a countywide permit requirement for ordinary residential building construction.
    “Until these policies and procedures have been complied with by the subdivider and the plat approved by the Commissioners Court as herein required, no septic system permit or development permit shall be issued by the Reeves County Environmental Services as to any property in an unrecorded subdivision developed subsequent to this Order.”
  • Zoning districts · by state lawNo county rule

    Unincorporated Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

    • 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 Reeves County: no county rule sets this, because Reeves 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 reevescounty.org.

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

    On-site sewage facility permitting and approval administered by Reeves County for covered properties.

    • A licensed site evaluator must perform a site evaluation.
    • The complete application must include the site evaluation, planning materials, accurate directions, and the applicable fee.
    • The Reeves County Designated Representative reviews the plans and application.
    • An Authorization to Construct is issued only upon approval and is valid for one year from issuance.
    • An installation inspection is required before the system is covered, with at least five working days' advance contact.
    • A Notice of Approval is issued after successful inspection within seven calendar days.
    • All fees are non-refundable and must be paid before a Notice of Approval is issued; cash is not accepted.
    • The owner certification states that installation must comply with TCEQ On-Site Sewage Facility Rules, TAC 30, Chapter 285.

    single-family residential fee: 210 USD · single-family residential reinspection fee: 100 USD · single-family residential modification review fee: 110 USD · all other type system fee: 410 USD · all other type system reinspection fee: 200 USD · all other type system modification review fee: 210 USD

    “Plans and application will be reviewed by the Reeves County Designated Representative.”
    2 more reviewed findings on this topic
    • County (with conditions) — Licensing and regulation of on-site sewage facilities in Reeves County under the County's TCEQ-authorized-agent role.
      “The Commissioners Court of Reeves County has been designated by the Texas Commission on Environmental Quality as the authorized agent for the licensing and regulation of on-site sewerage facilities within Reeves County”
    • County — On-site sewage facility permitting and inspection in Reeves County.
      “Obtain an application from Reeves County Road and Bridge Permits Department. [...] Plans and application will be reviewed by the Reeves County Designated Representative. Upon approval an Authorization to Construct will be issued.”
  • Septic permitRequired

    New construction, modification, or replacement of an on-site sewage facility in Reeves County.

    • Do not begin construction before application approval; unauthorized construction can result in civil or administrative penalties.
    • A complete application, technical information, site evaluation, planning materials, directions, and the appropriate fee are required.
    • The Authorization to Construct is valid for one year from issuance.
    • All fees are non-refundable and must be paid by personal check, cashier's check, or money order; no cash is accepted.

    single-family residential fee: 210 USD · single-family reinspection fee: 100 USD · single-family modification review fee: 110 USD · other system fee: 410 USD

    “Upon approval an Authorization to Construct will be issued. The Authorization to Construct is valid for one year from the date of issuance.”
    One more reviewed finding on this topic
    • Required — New construction, modification, or replacement of an on-site sewage facility in Reeves County
      “DO NOT BEGIN CONSTRUCTION PRIOR TO APPLICATION APPROVAL.”
  • Septic inspectionRequired

    Installation inspection of an on-site sewage facility in Reeves County.

    • Inspection is required before covering the system.
    • The applicant must contact the office at least five working days in advance.
    • After a successful inspection, a Notice of Approval is issued within seven calendar days.
    • All fees must be paid before the Notice of Approval is issued.

    inspection notice: >= 5 working days · notice of approval timing: 7 calendar days (after a successful inspection)

    “During Construction, an inspection of the installation is required before covering of the system.”
    One more reviewed finding on this topic
    • Required — Installation of on-site sewage facilities in Reeves County
      “inspection of the installation is required”
  • Subdividing landRegulated (with conditions)

    Creation of a subdivision outside the corporate limits of a municipality in Reeves County.

    • Municipal ETJ interlocal agreements may transfer or share plat and permit authority.
    • A completed preliminary plat and application must be filed 30 days before the preliminary plat hearing.
    • A completed application must include required documentation and information.
    • The County may impose application and inspection fees; fees vary by lots, acreage, street and drainage improvements, or other reasonable criteria.
    • A plat application fee must be paid at submission or the application is incomplete.

    preliminary plat filing deadline: 30 days before hearing · ordinary final-action period: <= 60 days after completed application (extensions may apply)

    “No person shall create a subdivision in Reeves County, Texas outside of the corporate limits of any municipality without complying with the provisions of this Order.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision platting and development regulation for land outside the incorporated limits of municipalities in Reeves County.
      “No person shall create a subdivision in Reeves County, Texas [...]”
  • Driveway accessRequired

    Construction or reconstruction of residential, agricultural, well-location, or other access-driveway facilities on a Reeves County road right-of-way.

    • A Reeves County permit is required for the access driveway facility on the county right-of-way.
    • The permittee is responsible for maintenance; the County may require changes, maintenance, or repairs necessary to protect life or property on or adjacent to the roadway, and design changes require County approval.
    • Any damage to existing roadways, bar-ditches, drains, culverts, asphalt, or chip-seal surfaces must be repaired to original or better condition.
    • Excavation on the Reeves County right-of-way must be restored to its previous state and must not hinder, obstruct, or redirect runoff.
    • If construction cleanup leads to failure in any of those areas within one year of completion, the person or company performing the work is accountable and must repair all damage within one week of the occurrence at its own expense; failure voids the permit.
    • Traffic control is required for the duration of work, and devices must conform to the Texas Manual on Uniform Traffic Control Devices.
    • The permittee must hold harmless the County and its duly appointed agents and employees for personal injury or property damage caused by exercise of the permit.
    • Except for regulatory and guide signs at city streets, county roads, and state roads, the permittee may not erect a sign on or extending over any portion of the county right-of-way.
    • The County may require a new access-driveway permit after a material change in land or vehicle types.
    • The permit is good for six months and becomes null and void if the driveway facilities are not constructed within the 91st calendar day from the start of construction.
    • The permittee must contact the County representative at least 24 hours before beginning authorized work.
    • All permits must be paid in full before approval; payment is through the County Treasurer’s Office, and a copy of the application is required when making payment.
    “Permit to Construct Access Driveway Facilities On Public Right of Way [...] Reeves County, hereby authorizes: [...] to construct / reconstruct a [...] (residential, agricultural, well location, etc.) access driveway on the county right of way abutting county road”
    2 more reviewed findings on this topic
    • Required — Construction or reconstruction of an access driveway on a Reeves County road right-of-way.
      “All construction and materials shall be subject to inspection and approval by the County.”
    • Required — Construction or reconstruction of residential, agricultural, well-location, or other access driveways on Reeves County public road right-of-way.
      “Permit to Construct Access Driveway Facilities On Public Right of Way [...] All Permits must be paid in full before approval of Permit can be granted.”
  • Building in a floodplainLimited

    County subdivision plat applications reviewed through the Reeves County Commissioners Court when special flood hazard areas are implicated.

    • The preliminary subdivision checklist includes a special flood hazard areas/note item.
    • All checklist items must be in the County Judge's Office no less than 30 days before the Commissioners Court hearing date.
    • The same application separately requires an incorporated-city boundary/ETJ note, so municipal or ETJ jurisdiction may affect which authority reviews a particular tract.
    • The source does not establish that this checklist governs every type of floodplain development or formally adopts Chapter 735 flood damage prevention standards.

    submission lead time before Commissioners Court hearing: >= 30 days

    “PRELIMINARY CHECKLIST YES NO N/A ____ ____ ____ Width of right-of-way. ____ ____ ____ Special flood hazard areas/note. ____ ____ ____ Road maintenance (County/Home Owners Assn.). ____ ____ ____ Approval by TXDOT or County for driveway entrance(s). [...] ADDITIONAL REQUIREMENTS: ALL ITEMS ON THIS CHECKLIST MUST BE IN THE HANDS OF THE COUNTY JUDGE'S OFFICE NO LESS THAN THIRTY (30) DAYS PRIOR TO THE COMMISSIONERS COURT HEARING DATE.”
    2 more reviewed findings on this topic
    • Limited — Subdivision development and structures in identified flood-hazard areas in unincorporated Reeves County
      “Each preliminary plat shall include base flood elevation data.”
    • Limited — Floodplain development regulation administered by the Reeves County Commissioners Court.
      “The Commissioners Court of Reeves County has been granted the authority and responsibility under the Federal Emergency Management Act to administer floodplain development regulations within the County”
  • Permit feesPublished

    Reeves County on-site sewage facility permits and related inspections or modifications.

    • The application states that all fees are non-refundable.
    • No cash is accepted; payment must be by personal check, cashier's check, or money order.
    • All fees must be paid before a Notice of Approval is issued.

    single-family residential OSSF permit fee: 210 USD · single-family residential reinspection fee: 100 USD · single-family residential modification review fee: 110 USD · other-type-system OSSF permit fee: 410 USD · other-type-system reinspection fee: 200 USD · other-type-system modification review fee: 210 USD

    “SINGLE FAMILY RESIDENTIAL FEE: $210.00-------REINSPECTION FEE: $100.00 MODIFICATION REVIEW FEE $110.00 ALL OTHER TYPE SYSTEM FEE: $410.00 ----------REINSPECTION FEE $200.00 MODIFICATION REVIEW FEE $210.00”
    3 more reviewed findings on this topic
    • Published (with conditions) — Published Reeves County OSSF permit and inspection fees.
      “SINGLE FAMILY RESIDENTIAL FEE: $210.00-------REINSPECTION FEE: $100.00 MODIFICATION REVIEW FEE $110.00”
    • Published (with conditions) — Reeves County on-site sewage facility permits and related reviews and inspections.
      “SINGLE FAMILY RESIDENTIAL FEE: $210.00-------REINSPECTION FEE: $100.00”
    • Published (with conditions) — On-site sewage facility applications handled by the Reeves County Road & Bridge Permits Department; the opened source does not state whether the fees apply inside municipalities, outside municipal corporate limits, or within municipal extraterritorial jurisdiction.
      “SINGLE FAMILY RESIDENTIAL FEE: $210.00-------REINSPECTION FEE: $100.00 MODIFICATION REVIEW FEE $110.00 ALL OTHER TYPE SYSTEM FEE: $410.00 ----------REINSPECTION FEE $200.00 MODIFICATION REVIEW FEE $210.00”
  • Permit processPartial

    County OSSF and subdivision permit processes documented in Reeves County's official materials.

    • OSSF applications require a licensed site evaluation, complete technical materials, County review, an Authorization to Construct, construction inspection, and Notice of Approval.
    • Subdivision applications may require preliminary and final plats, County Clerk filing, Commissioners Court action, fees, and municipal ETJ coordination.
    “Plans and application will be reviewed by the Reeves County Designated Representative. Upon approval an Authorization to Construct will be issued.”
    One more reviewed finding on this topic
    • Partial — Published Reeves County process for subdivision plat applications and related subdivision permits outside incorporated municipalities, subject to municipal ETJ coordination.
      “A completed Preliminary Plat and application, with three (3) copies, must be on file [...]”
  • County-wide zoningAbsent

    No county zoning ordinance is published; Texas counties have no zoning authority over unincorporated land.

    Reeves County TX - Permits and Regulations ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • Owner-builder exemptionConditional

    An individual building new residential construction covered by Texas Local Government Code Chapter 233, Subchapter F, in a qualifying county that has adopted the required resolution or order.

    • The new residential construction must be built by the individual or the individual must act as the individual's own contractor.
    • The individual must intend to use the residence as the individual's primary residence.
    • The exemption removes the penalty under Section 233.157(c) for failure to provide proper notice; it does not state that inspections or code standards are waived.
    • The subchapter applies only to a county that has adopted a resolution or order and satisfies the statutory geographic or population condition.
    • An affirmative defense applies when failure to submit notice under Section 233.154(c) results from the inspector's failure to provide appropriate documentation.
    “An individual who fails to provide proper notice in accordance with Sections 233.154(b) and (c) is not subject to a penalty under this subsection if: (1) the new residential construction is built by the individual or the individual acts as the individual's own contractor; and (2) the individual intends to use the residence as the individual's primary residence.”
    2 more reviewed findings on this topic
    • Conditional — An owner performing electrical, plumbing, or air-conditioning and refrigeration work on the owner's own residence or homestead in Texas.
      “A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed as electricians.”
    • Conditional — Electrical work on a dwelling owned and occupied by the property owner in Texas.
      “A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed”
  • Building code adoptedPartial

    Industrialized housing and buildings, modules, and modular components governed by the Texas Industrialized Housing and Buildings program.

    • The mandatory state code adoption applies to industrialized housing and buildings, modules, and modular components, not all construction statewide.
    • The effective date is July 1, 2024.
    • The International Existing Building Code applies to alterations of portable industrialized buildings.
    • Manufacturers already certified for Texas must have design-package documents reviewed and approved to the new editions with an approval date on or after July 1, 2024, unless the manufacturer elected to transition before the effective date under Department rule 70.70(a)(5)(B).
    • Construction begun on or after July 1, 2024 must comply with the new code editions and approved design packages.
    • Construction begun before July 1, 2024, or before a manufacturer's effective transition date, must meet the stated completion, inspection, and labeling deadline to remain eligible for a Texas decal.

    effective date: 2024-07-01 · International Building Code: 2021 Edition (including appendices C, F, and K) · International Residential Code: 2021 Edition (including appendices AG, AH, AK, AP, AQ, and AT) · International Fuel Gas Code: 2021 Edition · International Mechanical Code: 2021 Edition · International Plumbing Code: 2021 Edition · International Energy Conservation Code: 2015 Edition · National Electrical Code: 2020 Edition · International Existing Building Code: 2021 Edition (for alterations of portable industrialized buildings)

    “July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
    One more reviewed finding on this topic
    • Partial — Industrialized housing and buildings, modules, and modular components built for Texas under the Industrialized Housing and Buildings program.
      “Effective July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
  • Off-grid sanitationLimited

    Off-grid wastewater sanitation through an OSSF in Texas.

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

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

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

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

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

    permit application form: in writing and sworn

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

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

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

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

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

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

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

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

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

Inside cities and towns in Reeves County

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

  • Building permitRequired

    Construction, enlargement, alteration, repair, moving, demolition, occupancy changes, and regulated electrical, gas, mechanical, plumbing, or structural work within the Town of Pecos City.

    • All work requiring permits must be performed by licensed contractors registered with the City of Pecos.
    • A minimum of two sets of proposed residential and commercial building plans must be submitted for review.
    • The source applies to the Town of Pecos City, not unincorporated Reeves County.
    “Permits are required whenever there is a desire to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure; or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical, plumbing or structural elements of a building in which the installation is regulated by the technical codes.”
  • Building code adoptedAdopted (with conditions)

    Building permits issued by the Town of Pecos City.

    • The page states that a permit may be issued only if the listed codes are adhered to.
    • The listed codes include the 2021 International Building, Plumbing, Residential, Energy Conservation, Gas, Fire, Mechanical, and Property Maintenance Codes, plus the 2020 National Electrical Code and the Town of Pecos City Zoning & Code Ordinance.
    • This claim is limited to Pecos City and does not establish countywide adoption.
    “A permit to build may be issued provided the following codes are adhered to:”

Still unanswered

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

  • Inspections — Building inspections in unincorporated Reeves County
  • Certificate of occupancy — Certificates of occupancy for structures in unincorporated Reeves County
  • Local zoning — Aggregate local zoning status across municipalities and other incorporated jurisdictions within Reeves County; this claim does not attribute municipal ordinances to the county.
  • Mandatory utility hookup — Water, wastewater, electric, gas, and telephone utility connection requirements in Reeves County subdivisions
  • Agricultural exemption — Agricultural exemptions from Reeves County development or permitting requirements
1 more unanswered
  • Short-term rentals

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

Living off-grid in Reeves County, Texas

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

Reeves County scores 43/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 478 people within 15 miles and manageable long-term carry cost. Watch-outs: weak self-sufficiency basics: only 11.3″ of rain a year, in severe drought 25.5% of years.

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

Reeves County requires a building permit only in limited cases (such as floodplains or specific zones), and it has no county-wide zoning. Onsite septic is permitted by Reeves County (Health Inspector / OSSF authorized agent). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

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

Land in Reeves County runs about $1,309 per acre, based on the latest county data.

What is the water situation in Reeves County?

Reeves County gets about 11.3" of rain a year, with severe drought in roughly 25.5% of years.

How remote is Reeves County?

A typical private-land location has about 478 people within 15 miles and 138,590 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Reeves compares in Texas

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