Bolthole Index

Sherman County, Texas

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

39Index Score / 100
#219 of 254 in Texas

Unincorporated Sherman County, Texas does not require a general building permit and has no county zoning123. Septic work generally requires a permit and approved plan; TCEQ Region 1 is the default authority only where no local OSSF program is authorized456. Water wells countywide must be registered with NPGCD or receive the applicable district permit before drilling7.

At a glance

Building permit
No general county building permit in unincorporated Sherman County1
Zoning
No county zoning in unincorporated areas; Stratford has municipal zoning238
Septic permit
Generally required with an approved plan; confirm the current filing office with TCEQ Region 1456
RV and tiny-home living
Unrestricted by county zoning on unincorporated land, but septic and private restrictions still matter39
Minimum home and lot size
No county-zoning minimum on unincorporated land3
Water wells
NPGCD covers the county; register every well or obtain the applicable permit before drilling7
Owner-builder rule
Texas provides limited owner-performed trade-license exemptions, not a blanket construction exemption1011
Septic soils
48.9% of county soils lack severe limits for a conventional drain field12

Who to call

Building permits

Sherman County Judge's Office

County contact for questions about unincorporated property when no specialized county office is listed

806-366-2021

701 N 3rd St Stratford, TX 79084

Septic permits

TCEQ Region 1 Office (Amarillo)

Regional OSSF contact and state fallback permitting office when no local jurisdiction is authorized

806-353-9251

5809 S. Western St. STE 260 Amarillo TX 79110-3631

Well permits

North Plains Groundwater Conservation District

Water-well registration, Well Construction Permits and Test Hole Permits within the district

(806) 935-6401

info@northplainsgcd.org

603 E 1st St Dumas, TX 79029

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

Off-grid gear

Going off-grid in Sherman 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 Sherman County, Texas?

An ordinary home or outbuilding on unincorporated Sherman County land does not go through a general county building-permit program1. Texas gives counties only limited building authority, including fire-code authority for qualifying counties and covered commercial, public and larger multifamily buildings; Sherman County's population is about 2,6781314. The county's official directory does not list a building department, so the County Judge's office is the practical county contact for a parcel-specific question115. A site inside Stratford is different: municipal rules can apply even though the county does not issue a general permit for unincorporated construction8. We could not confirm a building-inspection program or certificate-of-occupancy requirement for unincorporated construction, so ask the County Judge's office before relying on either assumption115.

Who is the Sherman County building department?

Sherman County does not list a building department or general county permit office for unincorporated construction1. For unresolved county questions, contact the Sherman County Judge's office at the courthouse in Stratford15. Septic is handled separately: TCEQ Region 1 is the default permitting authority where no local OSSF program has been authorized56. Because we could not confirm Sherman County's current local-authority listing, ask Region 1 to verify the proper recipient before submitting an OSSF application56. Water-well registration and permits go to NPGCD rather than the county courthouse716. A driveway connecting to a state highway goes through TxDOT rather than Sherman County17.

Does Sherman County have zoning?

Unincorporated Sherman County has no county zoning, and Texas has not granted Sherman County the special geographic zoning authority available in limited parts of the state23. That means county zoning sets no minimum dwelling size, minimum lot size, setback, lot-coverage limit or building-height limit on unincorporated land3. County zoning also does not restrict accessory dwellings, manufactured homes, tiny homes, RV occupancy or temporary camping there3. Those answers do not erase deed restrictions, utility requirements, septic law or municipal rules. The City of Stratford publishes a zoning ordinance, so property inside Stratford needs a city-level zoning check8. An older county plan reported municipal zoning in Stratford but not Texhoma; because that plan does not establish current conditions, ask the applicable city about a parcel inside either municipality18.

How do septic permits work in Sherman County?

A permit and approved plan are generally required before an OSSF in Sherman County is constructed, altered, repaired, extended or operated4. TCEQ Region 1 is the default office only where no local OSSF jurisdiction has been authorized, so ask Region 1 to confirm the current permitting authority for the property56. The installer must notify the permitting authority at least 5 working days before the system will be ready, and the authority conducts a construction inspection19. A narrow exemption can apply to a single-family dwelling on at least 10 acres after a licensed site evaluation, provided every part of the OSSF remains at least 100 feet from the property line and every other state condition is met4. Countywide, 48.9% of soils lack severe limits for a conventional drain field, but the parcel's site evaluation controls the design12.

Can you live in an RV or tiny home in Sherman County?

County zoning does not restrict RV occupancy, tiny-home occupancy, manufactured-home occupancy or temporary camping on unincorporated Sherman County land3. That zoning answer is not a waiver of sanitation rules: an OSSF or holding tank generally needs a permit and approved plan unless every condition of a state exception is satisfied9. Stratford has municipal zoning, so a parcel inside the city requires a separate city-level check8. Private deed restrictions may also be more restrictive than county zoning. We could not confirm a certificate-of-occupancy rule for unincorporated structures, so ask the County Judge's office about the exact parcel and proposed setup115. If the plan includes a private well, NPGCD requires registration or the applicable permit before drilling716.

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

  1. Confirm whether the parcel is inside a municipality; Stratford publishes municipal zoning, while unincorporated Sherman County has no county zoning83.
  1. Ask the County Judge's office about parcel-specific county matters, including any unresolved inspection, occupancy, floodplain or county-road-access question151.
  1. Register an exempt well with NPGCD or obtain the applicable permit before drilling a non-exempt well716.
  1. Confirm the current OSSF authority with TCEQ Region 1, submit the required septic plan and permit application, and schedule the construction inspection520196.
  1. If access connects to a state highway, submit TxDOT Form 1058 and wait for an executed permit before beginning work in the right of way17.
  1. Proceed with construction without a general Sherman County building permit for an ordinary home on unincorporated land1.

What should you check before buying land in Sherman County?

Water deserves early due diligence: Sherman County averages 17.6 inches of precipitation a year, and severe drought occurs in 40.5% of years2122. NPGCD covers Sherman County; domestic and livestock wells incapable of producing over 17.5 gallons per minute must be registered, while other wells require the applicable district permit before drilling716. For septic, 48.9% of county soils lack severe limits for a conventional drain field, but a licensed site evaluation is still needed for the state's acreage-based permit exception124. The land is notably flat and open: 99.3% is at a slope of 15% or less, while the wooded share is 0%2324. Also verify legal access, flood exposure, easements, deed restrictions and whether a recent land division required a plat or qualified for the agricultural exception25. The effective property-tax rate is about 2%, with a median annual bill near $2,4502627.

Watch-outs

  • We could not confirm Sherman County's current OSSF authority from a county-specific listing, so verify the application destination with TCEQ Region 1 before filing56.
  • Every well in Sherman County must be registered with NPGCD or receive the applicable permit before drilling716.
  • Stratford has municipal zoning even though unincorporated Sherman County has no county zoning83.

Sources

  1. Sherman County Commissioners Court / county offices (2026 county census)
  2. Sherman County Commissioners Court / county offices (2026 county census)
  3. Texas law on county zoning and building authority
  4. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  5. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  6. TCEQ Region 1 Office (Amarillo) (tceq.texas.gov)
  7. North Plains Groundwater Conservation District Management Plan, quoted and re-checked
  8. Ordinances, quoted and re-checked
  9. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  10. Exemptions to Electrician Licensing (2026 county census)
  11. Exemptions to Electrician Licensing (Texas statewide rule), quoted and re-checked
  12. 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
  13. Local Government Code Chapter 233, County Regulation of Housing and Other Structures (Texas statewide rule), quoted and re-checked
  14. County population: Bolthole Index county data
  15. Sherman County Judge's Office (shermancountytx.gov)
  16. North Plains Groundwater Conservation District (northplainsgcd.org)
  17. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  18. shermancountytx.gov, quoted and re-checked
  19. On-Site Sewage Facility Rules Compilation, quoted and re-checked
  20. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  21. Annual precipitation: Bolthole Index county data
  22. Share of years in severe drought: Bolthole Index county data
  23. Share of land at 15% slope or less: Bolthole Index county data
  24. Wooded share of land: Bolthole Index county data
  25. Texas Local Government Code, Section 232.0015, quoted and re-checked
  26. Effective property tax rate: Bolthole Index county data
  27. Median property tax bill: 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

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

RuleSherman CountyHansford CountyMoore CountyDallam CountyHutchinson CountyHartley CountyOchiltree County
Building permitNot requiredNot requiredNot requiredNot requiredNot requiredNot requiredNot required
County zoningNoNoNoNoNoNoNo
Septic permitsTCEQ Region 1TCEQTCEQCounty Env. Health Dept.Hutchinson CountyHartley CountyTCEQ

County locator

Sherman County in Texas

39
County map
Sherman County highlighted among the Texas counties · colored by Index score

How Sherman County scores

Seclusion82100% ev.
Self-Sufficiency1492% ev.
Admin Boringness8790% ev.
Durability23100% ev.
Property Autonomy71100% ev.
Carry Cost80100% 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 →

$174kTypical home
2%Property tax
$1,785Land / acre
17.6"Annual rain
40.5% of yrsSevere drought
29.5 / yr (+22.9)Mid-century 100°F days
30.5 daysMid-century dry spell
1.2" (+1.3%)Mid-century 1-day rain
1.28×Wildfire change factor
100%Forward climate coverage
$2,587Home insurance / yr
-3.4% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
1,836People within 30 min
376,406People within 2 hr
2,301Radius comparison (15 mi)
2.9People / sq mi
0%Federal land
99.3%Land at 15% slope or less
48.9%Soils rated "not limited" for septic (strict USDA rating)
288,433 acWorkable land screen
0%Wooded land
57°FAvg temp

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Cities and towns in Sherman 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.

Stratford · Texhoma

Answers from the rulebook for Sherman County

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

Sherman County rules

  • Local zoningVaries (with conditions)

    Aggregate of municipal zoning within Sherman County; the county itself is not represented as administering each municipal ordinance.

    • The official 2017 plan lists City of Stratford with a zoning ordinance and City of Texhoma without one.
    • This aggregate does not establish the current status of either municipality after the 2017 plan.
    “City of Stratford Y Y [...] City of Texhoma N N”
  • Zoning districts · by state lawNo county rule

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us.

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

    Groundwater wells in Sherman County, which the North Plains Groundwater Conservation District's published management-plan boundary identifies as entirely within the District

    • All wells must be registered or have a test-hole permit or well permit before drilling begins.
    • Rig-supply wells and domestic or livestock wells incapable of producing over 17.5 gallons per minute are exempt from permitting but must be registered.
    • All other wells must request a Well Construction Permit and/or Test Hole Permit.
    • Current district rules are identified by the District as adopted August 13, 2025 and effective September 1, 2025.
    • The published permit page states a $1,000 well-permit fee and $200 test-hole-permit fee; permits are usually completed within seven business days after signature and payment; well permits are valid for 150 days and test-hole permits for 60 days.
    • A permit requester must be the groundwater-rights owner or an authorized agent with a notarized authorization on file.

    domestic/livestock exempt production capacity: <= 17.5 GPM (Must still be registered.) · well permit fee: 1000 USD · test hole permit fee: 200 USD · well permit validity: 150 days · test hole permit validity: 60 days

    “All wells in the District must be registered or have a test hole permit or well permit issued by the District. No water well drilling can begin until the proper documentation and applicable fees have been accepted and approved by the District. Rig supply wells and domestic and livestock wells incapable of producing over 17.5 gallons per minute (GPM) are considered exempt wells. They are required to be registered, but are exempt from permitting requirements.”
    3 more reviewed findings on this topic
    • Limited — Water wells in the North Plains Groundwater Conservation District portion of Sherman County, Texas.
      “All wells in the District must be registered or have a test hole permit or well permit issued by the District. No water well drilling can begin until the proper documentation and applicable fees have been accepted and approved by the District. [...] Rig supply wells and domestic and livestock wells incapable of producing over 17.5 gallons per minute (GPM) are considered exempt wells. They are required to be registered, but are exempt from permitting requirements.”
    • Limited — Domestic and livestock wells within the North Plains Groundwater Conservation District portion of Sherman County.
      “Rig supply wells and domestic and livestock wells incapable of producing over 17.5 gallons per minute (GPM) are considered exempt wells. They are required to be registered, but are exempt from permitting requirements.”
    • Required — Wells other than exempt domestic, livestock, and rig-supply wells within the North Plains Groundwater Conservation District portion of Sherman County.
      “All other wells must request a Well Construction Permit and/or Test Hole Permit. [...] A Well Permit is valid for 150 days and a Test Hole Permit is valid for 60 days.”
  • County-wide zoningAbsent

    Texas counties lack zoning authority in unincorporated areas, and Sherman County has no planning/zoning office.

    Sherman County Commissioners Court / county offices ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • Building permitLimited

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

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

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

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

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

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

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

    “July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
    One more reviewed finding on this topic
    • Partial — Industrialized housing and buildings, modules, and modular components built for Texas under the Industrialized Housing and Buildings program.
      “Effective July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
  • 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.”
    3 more reviewed findings on this topic
    • State (with conditions) — OSSF permitting in Texas where no local governmental entity has an authorized OSSF program, including the state fallback relevant to Sherman County if no local authority is authorized.
      “The TCEQ regional office will be the permitting authority in locations where a local jurisdiction has not been authorized.”
    • State (with conditions) — OSSF permitting in Sherman County where no local jurisdiction has been authorized by TCEQ.
      “The executive director is the permitting authority unless a local governmental entity has an OSSF order, ordinance, or resolution approved by the executive director. In areas where the executive director is the permitting authority, the staff from the appropriate regional office shall be responsible for the proper implementation of this chapter.”
    • 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
    • Required — Construction, installation, alteration, extension, repair, and operation of OSSFs, including septic systems and holding tanks, in Sherman County, subject to the applicable permitting authority
      “Permits are required for on-site sewage facilities (OSSFs) including septic systems and holding tanks. This page offers guidance on selecting a system and installer. A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.”
    • Required — Construction, installation, alteration, extension, repair, and operation of OSSFs, including septic systems, in Texas; applicable in Sherman County to the extent state jurisdiction governs.
      “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 inspection of OSSFs in Sherman County.

    • The installer must notify the permitting authority at least five working days before the OSSF will be ready for inspection.
    • The permitting authority shall conduct a construction inspection.
    • If the OSSF fails inspection, it cannot be used until it passes inspection.
    • A reinspection fee may be assessed and must be paid before reinspection.
    • No inspection is required for the 10-acre single-family-dwelling exemption described in 30 TAC §285.3(f)(2).

    advance inspection notice: >= 5 working days (before the OSSF will be ready for inspection) · notice of approval deadline after passing inspection: 7 calendar days (after the OSSF passes construction inspection)

    “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.”
    2 more reviewed findings on this topic
    • 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 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”:”
    3 more reviewed findings on this topic
    • Limited — Domestic sewage sanitation through an OSSF or septic system where public sewer is unavailable or not used in Texas, including Sherman County subject to the applicable permitting authority.
      “Permits are required for on-site sewage facilities (OSSFs) including septic systems and holding tanks. A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.”
    • Limited — Off-grid sanitation through an OSSF, septic system, or holding tank in Sherman County, Texas
      “A permit is required to construct, install, alter, extend, or repair an OSSF. Always check with your local permitting authority. Local permitting programs can be more stringent than State minimums.”
    • 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.”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural, farm, ranch, wildlife-management, or timber-production land outside municipal limits that is divided into two or more parts and would otherwise be subject to county platting under Texas Local Government Code Chapter 232.

    • The owner must not lay out a part of the tract described by Texas Local Government Code Section 232.001(a)(3).
    • The land must be used primarily for agricultural use under Article VIII, Section 1-d of the Texas Constitution, or for farm, ranch, wildlife management, or timber production use under Article VIII, Section 1-d-1.
    • The exemption concerns the county plat requirement; it is not a general exemption from all land-use, access, utility, wastewater, or municipal requirements.
    “A county may not require the owner of a tract of land located outside the limits of a municipality who divides the tract into two or more parts to have a plat of the subdivision prepared if: (1) the owner does not lay out a part of the tract described by Section 232.001(a)(3); and (2) the land is to be used primarily for agricultural use, as defined by Section 1-d, Article VIII, Texas Constitution, or for farm, ranch, wildlife management, or timber production use within the meaning of Section 1-d-1, Article VIII, Texas Constitution.”
  • 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 processPublished (with conditions)

    On-site sewage facilities, including septic systems and holding tanks, in Sherman County and elsewhere in Texas, subject to the applicable local permitting authority.

    • A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.
    • A permit is required to construct, install, alter, extend, or repair an OSSF, and the applicant must check with the local permitting authority.
    • Local permitting programs can be more stringent than state minimums.
    • An OSSF may be exempt from permitting if it satisfies all 30 TAC Chapter 285 planning, construction, and installation requirements and the 10-acre rule.
    • The 10-acre rule requires a site evaluation by a TCEQ-licensed Site Evaluator or Professional Engineer; service of 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; effluent disposal on the property; and the single-family dwelling being the only dwelling on the tract.
    • Emergency repairs listed by TCEQ do not require a permit but must be reported in writing to the permitting authority within 72 hours after repairs begin.
    • Applications and planning materials must be submitted to the permitting authority.
    • The TCEQ regional office is the permitting authority where a local jurisdiction has not been authorized.
    • The permitting authority must approve or deny the planning materials and permit application within 30 days of receipt and provide a written explanation if denied.
    • A denial may be appealed to the permitting authority's supervisory authority.
    • Homeowner installation depends on whether the permitting authority allows it and is subject to the stated ownership, development, permitting, construction, maintenance, and licensed-assistance conditions.

    permit application review deadline: 30 days (The period runs from receipt of the planning materials and permit application.) · emergency repair reporting deadline: 72 hours (Report in writing to the permitting authority after repairs have begun.) · 10-acre rule tract size: >= 10 acres (All other stated 10-acre-rule conditions must also be met.) · minimum OSSF distance from property line under 10-acre rule: >= 100 feet (All parts of the OSSF must satisfy this distance condition.)

    “A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.”
    One more reviewed finding on this topic
    • Published (with conditions) — Constructing a new driveway or revising an existing driveway on the right of way of a Texas state highway.
      “The applicant shall complete and submit to TxDOT a Form 1058”
  • 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 Sherman County

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

  • Local zoningPresent (with conditions)

    Zoning regulation within the incorporated City of Stratford, Sherman County, Texas.

    • This claim is limited to the City of Stratford and does not establish countywide zoning or zoning in other municipalities or unincorporated areas.
    • The official city page separately links a zoning-variance request form and a zoning ordinance.
    “Zoning Ordinance (Printable version) Download PDF”
    One more reviewed finding on this topic
    • Present (with conditions) — Zoning within the City of Stratford, Sherman County, Texas.
      “## Zoning Ordinance (Printable version) Download PDF”

Still unanswered

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

  • Inspections — Building inspections for construction in Sherman County, including unincorporated areas.
  • Certificate of occupancy — Certificates of occupancy for buildings in Sherman County, including unincorporated areas.
  • Mandatory utility hookup — Water or sewer connection requirements for parcels in Sherman County.
  • Building in a floodplain — Floodplain development in Sherman County, Texas.
  • Short-term rentals — Short-term rental regulation in Sherman County, Texas.
1 more unanswered
  • Permit fees

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

Living off-grid in Sherman County, Texas

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

Sherman County scores 39/100 on the Bolthole Index, a marginal county profile. Its strengths: low administrative friction for a quiet rural property and deep seclusion — about 1,836 people within a 30-minute drive. Watch-outs: thin water margin (17.6″/yr rainfall) and elevated mid-century heat, water, rain, or wildfire exposure.

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

Sherman 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 1 (Amarillo) 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 Sherman County?

Living in an RV on your own land in Sherman County is allowed: Unincorporated Sherman County: no county rule sets this, because Sherman County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.sherman.tx.us. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Sherman County, Texas?

Land in Sherman County runs about $1,785 per acre, based on the latest county data.

What is the water situation in Sherman County?

Sherman County gets about 17.6" of rain a year, with severe drought in roughly 40.5% of years.

How remote is Sherman County?

A representative private-land location has about 1,836 people within a 30-minute drive and 376,406 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Sherman compares in Texas

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