Bolthole Index

Shackelford County, Texas

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

43Index Score / 100
#173 of 254 in Texas

Unincorporated Shackelford County, Texas does not require a county building permit, and the county has no general zoning for unincorporated land12. County subdivision review can still apply, while septic systems generally need a TCEQ permit and approved plan34. TCEQ Region 3 in Abilene handles Shackelford County septic permits5.

At a glance

Building permit
Not required in unincorporated Shackelford County1
Zoning
None; Texas counties have no general zoning power2
Septic permitting authority
TCEQ Region 3 - Abilene (no local authorized agent)5
RV / tiny home / manufactured home occupancy
No county rule; not zoning-restricted6
Setbacks, minimum lot size, building height
None set by the county6
Owner-builder exemption
Yes, for your own primary residence, if Chapter 233 notice rules apply7
Subdivision platting
Reviewed and approved by the Commissioners Court for rural areas3
Private water wells
No state well-site permit; local or groundwater-district rules may apply8

Who to call

Also useful

Shackelford County Judge

County administration; presides over the Commissioners Court, which has budgetary and administrative authority over county government operations

325-762-9405

County Courthouse, 2nd Floor, 225 South Main Street, Albany, TX 76430

Also useful

Shackelford County Commissioners Court

Reviews and approves subdivision platting and wastewater treatment for rural areas, and oversees construction, maintenance and improvement of county roads and bridges

(325) 762-9400

Shackelford County Courthouse, 225 South Main Street, Albany, TX 76430

Septic permits

TCEQ Region 3 - Abilene (OSSF Program)

OSSF (septic) construction permits for Shackelford County; TCEQ's own authorized-agent lookup lists Region 3 - Abilene as Shackelford County's permitting authority, with no local city or county authorized agent

325-698-9674

1977 Industrial Blvd, Abilene, TX 79602-7833

Online permits →

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

Off-grid gear

Going off-grid in Shackelford 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 Shackelford County, Texas?

Unincorporated Shackelford County does not require a county building permit for ordinary residential construction1. That does not eliminate every preconstruction review: the Commissioners Court reviews and approves subdivision plats in rural areas, and wastewater, floodplain, septic, and state-highway access rules can apply separately39410. Texas law also allows residential inspections under Local Government Code Chapter 233, Subchapter F, if the county adopts the required resolution or order; we could not confirm whether Shackelford County has done so, so ask the County Judge's office before construction1112.

Who handles county government matters in Shackelford County, and how do you reach them?

Shackelford County lists no building department, so the County Judge's office, County Courthouse, 2nd Floor, 225 South Main Street, Albany, TX 76430, phone 325-762-9405, is the practical contact for building-inspection and floodplain questions112. The Commissioners Court is at the Shackelford County Courthouse, 225 South Main Street, Albany, TX 76430, phone (325) 762-9400; it reviews rural subdivision platting and wastewater treatment and oversees county roads and bridges13. TCEQ Region 3 in Abilene handles septic permitting for Shackelford County514.

Does Shackelford County have zoning?

Shackelford County has no general zoning for unincorporated land2. As a result, the county sets no zoning-based minimum dwelling size, minimum lot size, setback, lot-coverage limit, building height, or occupancy restriction for an RV, tiny home, manufactured home, accessory dwelling, or temporary campsite on unincorporated land6. Subdivision review is separate from zoning: the Commissioners Court reviews and approves rural plats, requires professionally sized culverts to be shown with the plat, and leaves culvert installation and maintenance to the owner, subdivider, or developer3. Rules inside Albany, Moran, or Lueders may differ; we could not confirm municipal zoning for those cities, so ask the relevant city before relying on the county answer.

How do septic permits work in Shackelford County?

TCEQ Region 3 in Abilene handles septic permits in Shackelford County514. A permit and approved plan are generally required before constructing, installing, altering, extending, repairing, or operating an on-site sewage facility4. The installer must notify the permitting authority at least 5 working days before the system is ready, and the system cannot be used unless it passes the construction inspection15. A single-family system on at least 10 acres may avoid the permit and inspection only when every condition is met, including a licensed site evaluation, at least 100 feet between every system part and the property line, on-property effluent disposal, no nuisance or groundwater pollution, and no other dwelling on the tract416. Off-grid wastewater is not outside these rules, and industrial or hazardous waste cannot enter an OSSF17.

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

Unincorporated Shackelford County has no county zoning restriction on occupying an RV, tiny home, manufactured home, accessory dwelling, or temporary campsite on your own land6. That zoning answer does not waive sanitation rules: an OSSF generally needs a permit and approved plan, even for an off-grid setup, unless every condition of an exemption is satisfied17. A composting toilet must use a treatment system approved by TCEQ and certified to the applicable standard, and that approval does not itself authorize installation without any otherwise required OSSF permit18. Rules inside Albany, Moran, or Lueders may differ, so confirm occupancy and utility rules with the relevant city before buying land inside city limits.

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

  1. Ask the County Judge's office whether a Chapter 233 inspection resolution or a floodplain development review applies to the parcel and project12119.
  2. If the project divides rural land, take the plat and culvert plan to the Commissioners Court; the county reviews rural subdivision plats but does not take ownership of subdivision streets, roads, parks, public spaces, or common areas313.
  3. Apply to TCEQ Region 3 for the septic permit and approved plan unless every condition of an exemption is met414.
  4. Have the installer give at least 5 working days' notice before the OSSF is ready, and do not use it until it passes inspection16.
  5. For a driveway onto a state highway, obtain the TxDOT permit before work begins in the right of way10.
  6. For a private well, check for local or groundwater-district requirements even though Texas requires no state site permit8.

What to check before you buy land in Shackelford County

Only about 1.5% of Shackelford County soils lack severe limitations for a conventional septic drain field, so make the site evaluation and likely system design part of due diligence194. Annual precipitation is about 27.8 inches, and severe drought occurs in about 32.4% of years, making well yield and water storage important purchase questions2021. Texas requires no state site permit to drill a water well, but a local ordinance or groundwater conservation district may require a permit or registration, and the driller and pump installer must be licensed8. The nearest city of 100,000 or more is about 34 miles from the county center22. Farmland averages about $1,885 an acre, the typical home value is $159,237, and the effective property tax rate is 1.3%, producing a median bill around $2,276 a year23242526. Before closing, confirm the septic path with TCEQ Region 3, the plat and county-road access with the Commissioners Court, and any floodplain review with the County Judge's office141312.

Watch-outs

  • Whether Shackelford County has adopted a Chapter 233 building-inspection resolution was not confirmed by any official source; confirm with the County Judge's office before assuming either way1211.
  • Shackelford County has publicly considered a development-permit application for work in a floodplain, but we could not confirm the rule or process for a private parcel; ask the County Judge's office before building in a flood-prone area912.
  • Texas has no state well-site permit, but a local ordinance or groundwater conservation district may require a permit or registration; ask the County Judge's office which rules cover the parcel before drilling812.

Sources

  1. Shackelford County, Texas - Official County Website (2026 county census)
  2. Shackelford County, Texas - Official County Website (2026 county census)
  3. County Commissioners, quoted and re-checked
  4. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  5. TCEQ - Getting a Permit for an OSSF (2026 county census)
  6. Texas law on county zoning and building authority
  7. Local Government Code, Chapter 233 (2026 county census)
  8. Water Well Drillers & Pump Installers at a Glance, quoted and re-checked
  9. shackelfordcounty.org, quoted and re-checked
  10. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  11. Local Government Code, Chapter 233, quoted and re-checked
  12. Shackelford County Judge (shackelfordcounty.org)
  13. Shackelford County Commissioners Court (shackelfordcounty.org)
  14. TCEQ Region 3 - Abilene (OSSF Program) (www6.tceq.texas.gov)
  15. On-Site Sewage Facility Rules Compilation, quoted and re-checked
  16. Chapter 285 – On-Site Sewage Facilities, Rule Project No. 2021-030-285-CE, quoted and re-checked
  17. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  18. Chapter 285 — On-Site Sewage Facilities (Texas statewide rule), 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. Annual precipitation: Bolthole Index county data
  21. Share of years in severe drought: Bolthole Index county data
  22. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data
  23. Farmland value per acre (USDA census): Bolthole Index county data
  24. Typical home value (Zillow): Bolthole Index county data
  25. Effective property tax rate: Bolthole Index county data
  26. 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, Shackelford County has no countywide zoning.

RuleShackelford CountyThrockmorton CountyStephens CountyJones CountyHaskell CountyCallahan CountyYoung County
Building permitNot requiredNot requiredNot requiredNot requiredLimitedLimitedLimited
County zoningNoNoNoNoNoNoNo
Septic permitsTCEQ Region 3Throckmorton CountyTCEQJones CountyTCEQCallahan CountyNot published

County locator

Shackelford County in Texas

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

How Shackelford County scores

Seclusion80100% ev.
Self-Sufficiency1596% ev.
Admin Boringness87100% ev.
Durability30100% ev.
Property Autonomy71100% ev.
Carry Cost8096% ev.

Evidence strength: 99%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$159kTypical home
1.3%Property tax
$1,885Land / acre
27.8"Annual rain
32.4% of yrsSevere drought
46.7 / yr (+26.3)Mid-century 100°F days
27.8 daysMid-century dry spell
2" (+4.8%)Mid-century 1-day rain
1.32×Wildfire change factor
100%Forward climate coverage
$2,966Home insurance / yr
2.3% / yrInsurance growth
0%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
37,682People within 2 hr
3,307Radius comparison (15 mi)
3.5People / sq mi
0%Federal land
95%Land at 15% slope or less
1.5%Soils rated "not limited" for septic (strict USDA rating)
8,631 acWorkable land screen
6.5%Wooded land
4.4 tonsBiomass / forest ac
64.7°FAvg temp

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Cities and towns in Shackelford 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.

Albany · Moran

Answers from the rulebook for Shackelford County

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

Shackelford County rules

  • Owner-builder exemptionConditional

    The statutory penalty for failure to provide required construction notice under Texas Local Government Code §233.154(b) or (c), if Subchapter F applies in Shackelford County.

    • The individual must build the new residential construction or act as the individual's own contractor.
    • The individual must intend to use the residence as the individual's primary residence.
    • This provision is an exemption from the penalty described in §233.157, not a general exemption from building-code compliance, inspections, or any permit requirement.
    • Subchapter F applies only if the county has adopted the resolution or order required by §233.152.
    “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.”
  • InspectionsLimited

    New residential construction described by Texas Local Government Code §233.153 in the unincorporated area of Shackelford County, if the county has adopted the resolution or order required by §233.152.

    • For construction on a vacant lot, at least three inspections are required: foundation before concrete placement, framing and mechanical systems before covering with drywall or other interior wall covering, and completion of construction.
    • For qualifying additions to an existing single-family house or duplex, inspections must be performed as necessary based on the scope of work.
    • The builder is responsible for contracting with an inspector from the categories listed in §233.154(a)(3)(A), including a licensed engineer, registered architect, licensed professional inspector, qualifying municipal plumbing inspector, political-subdivision building inspector, or ICC-certified residential combination inspector.
    • The builder may use the same inspector for all inspections or a different inspector for each inspection.
    • Before construction, notice to the county is required only if required by the county to which the subchapter applies.

    minimum inspections for vacant-lot construction: >= 3 inspections (Qualifying additions are inspected as necessary based on scope of work.)

    “A person who builds new residential construction described by Section 233.153 shall have the construction inspected to ensure building code compliance in accordance with this section as follows: (1) for new residential construction on a vacant lot, a minimum of three inspections must be performed during the construction project”
  • Zoning districts · by state lawNo county rule

    Unincorporated Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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 Shackelford County: no county rule sets this, because Shackelford 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 shackelfordcounty.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.”
  • Subdividing landRegulated (with conditions)

    Subdivision platting and related rural subdivision review in the unincorporated portions of Shackelford County.

    • The Shackelford County Commissioners Court reviews and approves subdivision platting for rural areas.
    • For residential subdivisions in unincorporated Shackelford County, the county will not adopt by deed or dedication the streets, roads, public spaces, parks, or common areas installed, constructed, or set aside in the subdivision.
    • Culvert design within subdivision maps must be sized by a Registered Professional, and a map or list containing the size of each pipe must be attached to the plat.
    • The developer must notify builders and property owners of the culvert requirement and ensure the properly sized culvert is installed.
    • Culvert installation and maintenance are the responsibility of the owner, subdivider, or developer.
    • The county may impose an application fee for review of a subdivision plat and inspection of street, road, and drainage improvements; no Shackelford County fee amount was located in the reviewed official materials.
    “Reviews and approve subdivision platting and wastewater treatment for rural areas;”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision platting and wastewater treatment for rural areas administered by Shackelford County Commissioners Court.
      “Reviews and approve subdivision platting and wastewater treatment for rural areas;”
  • Permit processPartial

    A publicly posted Shackelford County development-permit application for wastewater-treatment-plant rehabilitation in a flood plain outside Moran.

    • The posted process record concerns Jacob Martin's application.
    • The proposed work is wastewater treatment plant rehabilitation.
    • The proposed work is to be done in a flood plain outside of Moran.
    • The Commissioners Court agenda states that it may take needed action on the application.
    “Present Development Permit Application from Jacob Martin for wastewater treatment plant rehabilitation to be done in a flood plain outside of Moran, and take any needed action.”
  • County-wide zoningAbsent

    Texas counties generally have no general zoning authority in unincorporated areas; Shackelford County's official site shows no zoning or planning department.

    Shackelford County, Texas - Official County 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.”
  • 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.”
    3 more reviewed findings on this topic
    • Limited — OSSFs, including septic systems, in Texas and therefore the state minimum rules applicable in Shackelford County.
      “A permit is required to construct, install, alter, extend, or repair an OSSF. [...] An OSSF may be exempt from permitting”
    • Required — Construction, installation, alteration, extension, repair, and operation of an on-site sewage facility in Texas, including Shackelford County unless an applicable exemption applies.
      “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 inspectionRequired

    Construction inspections for permitted on-site sewage facilities, including septic systems, in Texas; this statewide rule applies in Shackelford County unless a valid rule exception applies or a local permitting authority imposes a more stringent requirement.

    • The installer must notify the permitting authority at least five working days, Monday through Friday excluding holidays, before the OSSF is ready for inspection.
    • The authorization to construct is valid for one calendar year. If the installer does not request a construction inspection within that year, the authorization expires; before the OSSF can be installed, the owner must submit a new application and application fee.
    • If the OSSF does not pass inspection, it cannot be used until it passes inspection. A reinspection fee may be assessed and must be paid before reinspection.
    • No planning materials, permit, or inspections are required for an OSSF serving a single-family dwelling on a tract of at least 10 acres if it complies with all Chapter 285 Subchapter D requirements, is not causing a nuisance or polluting groundwater, every OSSF part is at least 100 feet from the property line, effluent is disposed of on the property, and the single-family dwelling is the only dwelling on the tract.
    • Older systems may also be excepted from permitting, operation, and installation requirements where they meet the historic-installation and non-nuisance conditions in 30 TAC §285.3(f)(1).

    installer notice before inspection: >= 5 working days (Monday through Friday, excluding holidays) · authorization to construct validity: 1 calendar year (Measured from issuance date) · 10-acre inspection exception tract size: >= 10 acres (Only if every condition in 30 TAC §285.3(f)(2) is met) · 10-acre inspection exception property-line separation: >= 100 feet (All OSSF parts must meet this separation)

    “(2) The installer shall notify the permitting authority at least five working days (Monday through Friday, excluding holidays) before the date the OSSF will be ready for inspection. (3) The permitting authority shall conduct a construction inspection.”
    3 more reviewed findings on this topic
    • Required — A non-exempt OSSF constructed under an authorization to construct in Texas, including Shackelford County.
      “The installer shall notify the permitting authority at least five working days (Monday through Friday, excluding holidays) before the date the OSSF will be ready for inspection. The permitting authority shall conduct a construction inspection.”
    • Limited — OSSF installation and, where applicable, maintenance inspections in Texas
      “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.”
    • 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 domestic wastewater treatment through an OSSF in Texas and therefore the state minimum rules applicable in Shackelford County.

    • An OSSF generally requires a permit and approved plan before construction, installation, alteration, extension, repair, or operation.
    • A 10-acre exemption may apply only when all TCEQ conditions are satisfied, including site evaluation, single-family use, no nuisance or groundwater pollution, a 100-foot property-line separation, onsite effluent disposal, and only one dwelling.
    • Industrial or hazardous waste may not enter an OSSF.
    • Local permitting authority requirements may be more stringent than state minimums.

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

    “Almost all OSSFs must have a permit prior to any construction, installation, repair, extension, or other alteration. [...] Industrial or hazardous waste cannot enter an OSSF”
    2 more reviewed findings 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.”
    • Limited — Off-grid wastewater sanitation through an OSSF in Texas.
      “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”:”
  • 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.”
    2 more reviewed findings on this topic
    • Limited — Private groundwater wells in Texas, including Shackelford County parcels, subject to any applicable local or regional groundwater conservation district rules.
      “State law does not provide any state agency with the authority to regulate the use or production of groundwater.”
    • Not required (with conditions) — State site-permit requirement to drill a water well in Texas, including Shackelford County.
      “No site permits are required at the state level to drill a water well; however, permits or well registrations may be required by local ordinances or groundwater conservation districts.”
  • Driveway accessRequired

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

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

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

    “A driveway must be constructed in accordance with a fully executed driveway permit”
  • Permit feesVariable (with conditions)

    On-site sewage facility permits in Texas, including permits issued by TCEQ or an authorized local agent in Shackelford County.

    • For an authorized agent, OSSF permit and inspection fees are set by the authorized agent.
    • A $10 commission fee is collected for each OSSF permit.
    • The stated state-administered fees apply when the executive director issues the permit.
    • Fees are payable when the owner or owner's agent applies; payment is by money order or check payable to TCEQ.
    • The re-inspection fee equals one-half of the permit fee in effect when the original application was submitted.
    • Application fees are nonrefundable.

    single-family OSSF application fee: 200 USD · other OSSF application fee: 400 USD · commission fee per OSSF permit: 10 USD · re-inspection fee: one-half of permit fee in effect at original application USD

    “The OSSF permit and inspection fees will be set by the authorized agent. [...] $200 for an OSSF serving a single family dwelling; or [...] $400”
  • 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.”

Still unanswered

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

  • Certificate of occupancy — Certificates of occupancy for buildings in Shackelford County.
  • Local zoning — Aggregate zoning status of incorporated municipalities and towns within Shackelford County, including Albany and Moran; the county aggregate does not attribute municipal ordinances to the county.
  • Mandatory utility hookup — Required connection to public water or sewer utilities in Shackelford County.
  • Agricultural exemption — Agricultural exemptions affecting residential construction, structures, or subdivision in Shackelford County.
  • Building in a floodplain — Floodplain development requirements in Shackelford County, Texas.
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 Shackelford County, Texas

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

Shackelford County scores 43/100 on the Bolthole Index, a marginal county profile. Its strengths: low administrative friction for a quiet rural property and deep seclusion — about 3,307 people within 15 miles. Watch-outs: workable self-sufficiency basics (27.8″/yr rainfall) and elevated mid-century heat, water, rain, or wildfire exposure.

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

Shackelford 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 TCEQ Region 3 (Abilene) OSSF Program. 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 Shackelford County?

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

Land in Shackelford County runs about $1,885 per acre, based on the latest county data.

What is the water situation in Shackelford County?

Shackelford County gets about 27.8" of rain a year, with severe drought in roughly 32.4% of years.

How remote is Shackelford County?

A typical private-land location has about 3,307 people within 15 miles and 623,636 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Shackelford compares in Texas

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