Bolthole Index

Blanco County, Texas

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

56Index Score / 100
#113 of 254 in Texas

An ordinary single-family home in unincorporated Blanco County, Texas needs no county building permit; the county's Fire Code only covers public buildings, commercial establishments and multifamily dwellings of four or more units12. Blanco County has no zoning ordinance, though it does regulate subdivisions and RV/tiny-home parks outside city limits3. Septic is the one system that touches nearly every rural buyer here: Blanco County is TCEQ's own authorized agent for on-site sewage facility (OSSF) permits, and soils make this consequential, since barely any of the county's land is free of severe limitations for a conventional drain field45.

At a glance

Building permit
Not required for an ordinary single-family home; required only for public buildings, commercial establishments and multifamily dwellings of 4+ units under the county Fire Code12
Zoning
None countywide; the City of Johnson City has its own zoning inside city limits36
Septic permits
Blanco County OSSF Program, TCEQ's own authorized agent for the county; $300-$375 for a single-family system4789
RV / tiny home parks
Allowed only as an approved RV, Tiny Home or campground park (15 units/acre max) with an infrastructure plan; not addressed for a single home on your own land1011
Minimum home size / lot size / setbacks
None set by the county outside subdivisions, since there's no zoning; subdivided lots still carry their own setback and setback rules1213
Well permit
All wells must be registered with the Blanco-Pedernales Groundwater Conservation District; an operating permit is needed only above 25,000 gallons/day14
Driveway to a county road
Permit required from the County Commissioner's Office, $100 fee, 40-foot setback from the right-of-way15
Septic soil difficulty
Only 0.8% of county soils are free of severe limits for a conventional drain field5

Who to call

Codes & inspections

Blanco County Fire Marshal & Development Services

Fire Code building permits for public/commercial/multifamily buildings, subdivision plat review, RV/Tiny Home/campground park approval, floodplain development review, and driveway/911-addressing applications for unincorporated Blanco County

830-868-2117

200 North Ave. G, Johnson City, TX 78636 (mailing: PO Box 471, Johnson City, TX 78636)

Online permits →

Septic permits

Blanco County OSSF Program (Development Services)

On-site sewage facility (OSSF/septic) permit applications for Blanco County, as TCEQ's designated authorized agent

830-868-2117

200 North Ave. G, Johnson City, TX 78636 (mailing: PO Box 471, Johnson City, TX 78636)

Online permits →

Well permits

Blanco-Pedernales Groundwater Conservation District

Well registration and operating permits for wells in Blanco County

830-868-9196

601 West Main St, Johnson City, TX 78636

Online permits →

Roads & driveways

Blanco County Commissioners' Court

Driveway entrance permits onto Blanco County roads and subdivision plat approval

101 E. Pecan, Johnson City, TX 78636

Contact details are copied from each office’s official page and were checked against it on September 23, 2026.

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

Not for an ordinary house. Texas gives counties permit authority over buildings only in narrow circumstances, and Blanco County qualifies for its Fire Code because it's adjacent to a county with a population over 250,00016. That Fire Code applies only in unincorporated Blanco County, and only to public buildings, commercial establishments, and multifamily residential dwellings of four or more units — not to an ordinary single-family home, cabin or barn21. A covered project needs a permit before construction begins, two complete sets of scaled plans, and must start within 180 days of permit issuance, with up to two six-month extensions available from the Fire Marshal17. If your project isn't a public building, a commercial establishment, or a multifamily building with several units, no county building permit applies to it at all2.

Who is Blanco County's building and development office, and how do you reach them?

The Blanco County Fire Marshal's Office doubles as the county's Development Services office, handling Fire Code permits, subdivision plats, RV/Tiny Home park approval, floodplain review and driveway/911-addressing applications18. Its mailing address is PO Box 471, Johnson City, TX 78636, and its temporary office sits on North Avenue G in Johnson City18. Once a covered building is finished, the Fire Marshal conducts a final occupancy inspection and issues a Certificate of Compliance before anyone may occupy it; there's a $150 fee if the occupancy or use of a space changes later1920.

Does Blanco County have zoning?

No. Blanco County has no zoning ordinance; the Commissioners' Court regulates only the subdivision process in unincorporated areas, consistent with the general rule that Texas counties lack broad zoning authority3. That's not just a Blanco County quirk — Texas law grants county zoning power only for a handful of specially defined places like Padre Island beaches, not ordinary rural counties like this one21. Inside the county, the City of Johnson City is the exception: it adopted its own zoning ordinance and official zoning map in April 2025, so property inside Johnson City's limits follows city rules, not county ones6. Outside any city, the county sets no minimum dwelling size, no minimum lot size (outside subdivision platting), no lot-coverage limit and no building-height limit, and manufactured homes and accessory dwellings are unrestricted by county zoning because there isn't any12. One thing that isn't unrestricted: land divided into a subdivision still carries the county's own setback rules, with a 50-foot minimum front setback and 10-foot side/rear setbacks for residential lots13.

How do septic permits work in Blanco County?

Blanco County itself is the permitting authority for septic systems: TCEQ has designated the county as its own authorized agent for on-site sewage facilities, administered through the same Fire Marshal/Development Services office4722. A single-family residence application and construction permit runs $300, or $375 if the system uses a licensed professional's design, and the permit is valid for one year89. Soils make this the real gatekeeper for rural building here: only 0.8% of Blanco County's land is free of severe limitations for a conventional drain field, so plan on a careful site evaluation and likely an engineered or aerobic system5. Lots platted after 1998 need at least five acres for a septic system and well, plus a 50-foot drain-field setback from the property line8. Texas's statewide 10-acre exemption can remove the OSSF permit requirement entirely, but only if a licensed site evaluator confirms every condition: a single-family home on 10+ acres, no other dwelling on the tract, every part of the system at least 100 feet from the property line, and effluent kept on the property23.

Can you put an RV, tiny home, or manufactured home on your land in Blanco County?

For a licensed RV, Tiny Home or campground park, yes, with real conditions: the owner needs an approved infrastructure development plan meeting county standards, submitted to the Commissioners' Court, and the park is capped at 15 units per acre with parking for at least five RVs at the park office10. The county specifically defines a Tiny Home as under 600 square feet; if it's on a mobile platform rather than a permanent foundation, it's treated as an RV and must follow RV park rules11. What the county's rules do not address is a single RV or tiny home on your own private land outside a licensed park — that scenario isn't covered by the park regulations, and no other official Blanco County source located for this guide states a rule either way, so don't assume it's unrestricted just because the county has no zoning3. Manufactured homes are different: because Blanco County has no zoning, county rules place no restriction on manufactured-home placement outside city limits12.

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

First, if you're splitting your land from a larger tract, get your subdivision plat approved by the Commissioners' Court and recorded with the County Clerk, unless it qualifies for the agricultural exemption from platting2425. Second, register any well with the Blanco-Pedernales Groundwater Conservation District before drilling begins; most household wells stay under the 25,000-gallon-per-day threshold that would require a separate operating permit2614. Third, get your septic site evaluation and OSSF permit from the county's Development Services office as early as possible, since only 0.8% of local soils avoid severe drain-field limitations225. Fourth, apply for your driveway permit from the County Commissioner's Office if you're connecting to a county road — it costs $100, requires a 40-foot setback from the right-of-way, and 48 hours' notice before construction — or through TxDOT's Form 1058 if connecting to a state highway271528. Fifth, if you're building a public building, commercial establishment, or a multifamily dwelling of four or more units, get your Fire Code permit and inspections from the Fire Marshal before starting1817. An ordinary single-family home needs no county building permit at any point in this process1.

What to check before you buy land in Blanco County

Water and septic deserve the largest share of your due diligence here: with only 0.8% of soils free of severe conventional-drainfield limitations, 38% of years bringing severe drought, and just 33 inches of annual precipitation, both your well and your septic design need real engineering attention before you commit52930. Confirm your well's expected yield and check it against the Blanco-Pedernales Groundwater Conservation District's 25,000-gallon-per-day threshold if you're planning anything beyond household use14. If your land isn't platted or subdivided, confirm it isn't part of an exempt agricultural tract that could later trigger full platting requirements if the use changes25. Land here is mostly gentle but only moderately wooded — 88.9% at 15% slope or less and 36.5% forested — which tends to favor building sites over dense timber3132. Property tax and home values run well above many rural Texas counties: an effective rate near 1% but a median bill around $4,134 a year, against a typical home value of $575,062333435.

Watch-outs

  • No official source located for this guide states a rule for a single RV or tiny home on your own private land outside a licensed RV/Tiny Home park; the county's published rules cover only park developments1011.
  • Short-term rentals are not addressed by any official Blanco County source found for this research3.
  • Blanco County's own Fire Code authority exists only because the county is adjacent to a Texas county with a population over 250,000, not because of Blanco County's own population; this is a narrow, statutorily limited power, not general county building authority16.

Sources

  1. Blanco County Fire Marshal (2026 county census)
  2. Blanco County Fire Code, quoted and re-checked
  3. Blanco County Development Rules and Regulations (2026 county census)
  4. OSSF Application Checklist (2026 county census)
  5. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  6. City of Johnson City Council agenda packet and adopted zoning ordinance, quoted and re-checked
  7. OSSF Application Checklist, quoted and re-checked
  8. OSSF Application Checklist, quoted and re-checked
  9. Blanco County Development Rules and Regulations, quoted and re-checked
  10. Blanco County Development Rules and Regulations, quoted and re-checked
  11. Blanco County Development Rules and Regulations, quoted and re-checked
  12. Texas law on county zoning and building authority
  13. Blanco County Development Rules and Regulations, quoted and re-checked
  14. Rules - Blanco-Pedernales Groundwater Conservation District, quoted and re-checked
  15. Blanco County Development Rules and Regulations, quoted and re-checked
  16. Local Government Code Chapter 233, County Regulation of Housing and Other Structures (Texas statewide rule), quoted and re-checked
  17. Blanco County Fire Marshal, quoted and re-checked
  18. Blanco County Fire Marshal & Development Services (blancocountytexas.gov)
  19. Blanco County Fire Code, quoted and re-checked
  20. Blanco County Fire Code, quoted and re-checked
  21. Local Government Code Chapter 231, County Zoning Authority (Texas statewide rule), quoted and re-checked
  22. Blanco County OSSF Program (Development Services) (blancocountytexas.gov)
  23. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  24. Blanco County Development Rules and Regulations, quoted and re-checked
  25. Blanco County Development Rules and Regulations, quoted and re-checked
  26. Blanco-Pedernales Groundwater Conservation District (blancogroundwatertx.gov)
  27. Blanco County Commissioners' Court (blancocountytexas.gov)
  28. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  29. Share of years in severe drought: Bolthole Index county data
  30. Annual precipitation: Bolthole Index county data
  31. Share of land at 15% slope or less: Bolthole Index county data
  32. Wooded share of land: Bolthole Index county data
  33. Effective property tax rate: Bolthole Index county data
  34. Median property tax bill: Bolthole Index county data
  35. Typical home value (Zillow): Bolthole Index county data

Written September 23, 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.

Found land here? Start a Property Hunt →

County locator

Blanco County in Texas

56
County map
Blanco County highlighted among the Texas counties · colored by Index score

How Blanco County scores

Seclusion47100% ev.
Self-Sufficiency4796% ev.
Admin Boringness7290% ev.
Durability29100% ev.
Property Autonomy71100% ev.
Carry Cost65100% 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 →

$575kTypical home
1%Property tax
$3,342Land / acre
33"Annual rain
38% of yrsSevere drought
31.6 / yr (+23.2)Mid-century 100°F days
26 daysMid-century dry spell
2.32" (+9%)Mid-century 1-day rain
1.42×Wildfire change factor
100%Forward climate coverage
$2,453Home insurance / yr
3.9% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
11,465People within 30 min
6,105,130People within 2 hr
16,254Radius comparison (15 mi)
18.4People / sq mi
0.1%Federal land
88.9%Land at 15% slope or less
0.8%Septic soil without severe limits
3,588 acWorkable land screen
36.5%Wooded land
11.6 tonsBiomass / forest ac
67°FAvg temp

Scout Blanco County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for Blanco County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Answers from the rulebook for Blanco County

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

Blanco County rules

  • Building permitLimited

    Construction or substantial improvement of public buildings, commercial establishments, and multi-family residential dwellings in unincorporated Blanco County.

    • The Fire Code applies in unincorporated areas of Blanco County, Texas, after its effective date.
    • The Code's stated purpose covers public buildings, commercial establishments, and multi-family residential dwellings; it does not establish a general permit requirement for ordinary single-family residential construction in the cited provisions.
    • A permit must be secured before construction or substantial improvement begins.
    • A permit application requires two complete sets of scaled construction and site plans and the applicable permit fee.
    • Construction or substantial improvement must begin within 180 days after permit issuance unless the Fire Marshal grants up to two six-month extensions upon written request.
    • The Fire Code was adopted August 24, 2021, and became effective October 1, 2021.
    “No person shall perform or authorize construction or substantial improvement within the unincorporated areas of Blanco County without first securing a permit under this Code.”
  • Building code adoptedPartial

    Public buildings, commercial establishments, and multi-family residential dwellings with four or more units in unincorporated Blanco County, where construction or substantial improvements begin on or after the Fire Code's effective date.

    • The Code applies in unincorporated areas of Blanco County after its effective date.
    • It applies to public buildings, commercial establishments, and multi-family residential dwellings with four or more units when construction or substantial improvements begin on the effective date.
    • A permit is required before the start of covered construction.
    • The Fire Marshal may approve an alternative material or method when the proposed design is satisfactory, complies with the Code's intent, and is at least equivalent in quality, strength, effectiveness, fire resistance, durability, and safety.
    • The Code may be amended by a majority of the Commissioners’ Court.

    multifamily dwelling units threshold: >= 4 units (Applies to multi-family residential dwellings covered by the Fire Code.)

    “This Code applies in unincorporated areas of Blanco County, Texas, after the effective date of this Code.”
  • InspectionsLimited

    Fire-code inspections for permitted public buildings, commercial establishments, and multi-family residential dwellings in unincorporated Blanco County.

    • The permit holder must allow the Fire Marshal to inspect the work pursuant to the permit.
    • The Fire Marshal may conduct as many scheduled or unscheduled inspections as deemed necessary to enforce the Code.
    • The contractor must ensure that an engineer, architect, or ICC-CBO has made sufficient inspections to complete the Request for Final Inspection form.
    • A final occupancy inspection is conducted before the Fire Marshal issues a Certificate of Compliance.
    • Additional inspections due to non-compliance may incur additional fees.
    “Allow the Fire Marshal to inspect the work pursuant to a permit. The Fire Marshal may make as many scheduled or unscheduled inspections as deemed necessary to enforce this Code.”
  • Certificate of occupancyLimited

    Certificate of Compliance or Certificate of Occupancy procedures for public buildings, commercial establishments, and multi-family residential dwellings regulated by the Blanco County Fire Code in unincorporated Blanco County.

    • After a final occupancy inspection, the Fire Marshal issues a Certificate of Compliance when the construction or substantial improvement complies with the Code.
    • No person may occupy a public building, commercial establishment, or multi-family residential dwelling determined after inspection not to comply unless and until a Certificate of Compliance is subsequently issued.
    • The fee schedule includes issuance of a Certificate of Occupancy for a change of occupancy/use and for qualifying plan review.
    • The cited rule does not establish a general certificate-of-occupancy requirement for ordinary single-family residential dwellings.

    change of occupancy use inspection fee: 150 USD (The fee covers the required inspection and issuance of a new Certificate of Occupancy for an occupancy area changed from one occupancy/business use to a new occupancy/use.)

    “This fee covers the required inspection necessary to ensure compliance with the adopted Fire Code, and issuance of a new Certificate of Occupancy for an occupancy area that has changed from one occupancy/business use to a new occupancy/use.”
  • Zoning districts · by state lawNo county rule

    Unincorporated Blanco County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Blanco County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.blanco.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 Blanco County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Blanco County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.blanco.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 Blanco County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Blanco County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.blanco.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.”
  • SetbacksSpecified

    Residential building sites fronting on a state highway, county road, or other road subject to regulation by the Commissioners’ Court, and commercial/public-access developments, in unincorporated Blanco County subdivisions.

    • Residential building sites require a 50-foot minimum front setback and side and rear setbacks of at least 10 feet.
    • A developer may impose larger setbacks through restrictive covenants, which must be shown on the plat.
    • At intersections, sufficient sight-distance setback is required for stopping distance at the posted speed limit.
    • Commercial and public-access developments require at least 50 feet from the front, sides, and rear of the subject property.

    front setback: >= 50 feet (Residential building sites fronting on a state highway, county road, or other road subject to Commissioners’ Court regulation) · side setback: >= 10 feet (Residential building sites) · rear setback: >= 10 feet (Residential building sites) · commercial/public-access setback: >= 50 feet (Front, sides, and rear)

    “For public health, safety, and welfare purposes, building setbacks for commercial and public access developments shall be at least 50 feet from the front, sides and rear of the subject property.”
  • Lot coverage · by state lawNo county rule

    Unincorporated Blanco County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Blanco County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.blanco.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 Blanco County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Blanco County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.blanco.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 RVLimited

    Occupancy of recreational vehicles in a recreational vehicle park or campground outside incorporated municipalities in Blanco County.

    • The use must be developed as a recreational vehicle park or campground.
    • An infrastructure development plan meeting section 120.003 standards is required.
    • Completed plans must be submitted to the Commissioner for approval before construction; construction may not begin before approval.
    • The Commissioners’ Court must approve or reject completed plans in writing within 30 days; failure to reject within that period constitutes approval.
    • Recreational vehicle parks are limited to 15 units per acre.
    • Each park must provide parking at the park office for at least five recreational vehicles.
    • The rules are not exclusive; subdivision rules, public-health requirements, and other state or federal requirements may also apply.
    • The rules define an RV as not intended for permanent dwelling, although it may sometimes be used for that purpose.

    maximum recreational vehicle density: <= 15 units per acre · plan decision period: 30 days (Failure to reject within the period constitutes approval) · park office parking: >= 5 recreational vehicles minimum · filing fee: 2500 USD (Fees are established by the Commissioners’ Court) · pad fee: 175 USD (Includes $100 septic and $75 911 addressing)

    “The owner of land located in Blanco County outside the limits of a municipality who intends to use the land for a Recreational Vehicle or a Tiny Home Park or a Campground must have an infrastructure development plan prepared which complies with the minimum infrastructure standards that are set out below in section 120.003.”
  • Camping on your land · by state lawNo county rule

    Unincorporated Blanco County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Blanco County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.blanco.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 homesLimited

    Tiny Home occupancy in Tiny Home parks or campgrounds outside incorporated municipalities in Blanco County.

    • The county defines a Tiny Home as a home under 600 square feet, on either a mobile platform or permanent foundation.
    • A Tiny Home on a mobile platform is considered an RV and must comply with RV rules.
    • The use must be developed as a Tiny Home park or campground with an approved infrastructure development plan.
    • Tiny Homes are limited to 15 units per acre.
    • Tiny Home parks must meet applicable road, drainage, water, sewage, accessibility, fire, waste, and subdivision requirements.
    • A Tiny Home need not have a service building if each unit has a washer, dryer, and full bath.

    tiny home floor area threshold: < 600 square feet · maximum tiny home density: <= 15 units per acre · filing fee: 2500 USD (Fees are established by the Commissioners’ Court) · pad fee: 175 USD (Includes $100 septic and $75 911 addressing)

    “Tiny Home: Any home that falls under 600 square feet, which may be built on either a mobile platform or a permanent foundation. Tiny homes built on a mobile platform are considered to be an RV and must abide with the RV rules and regulations.”
  • Manufactured homes · by state lawNo county rule

    Unincorporated Blanco County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Blanco County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.blanco.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 Blanco County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Blanco County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.blanco.tx.us.

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

    Private on-site sewage facilities in Blanco County.

    • The application identifies the Blanco County OSSF Inspector.
    • Construction requires a permit; operation requires a license upon satisfactory completion.
    “Blanco County has been designated by TCEQ as the authorized agent”
  • Septic permitRequired

    Construction of a private on-site sewage facility in Blanco County.

    • A license to operate is issued only upon satisfactory completion.
    • The checklist requires a complete site evaluation and construction plan with required setbacks, dimensions, and specifications.
    • Professional design is required when applicable.
    • For systems requiring surface application, an Affidavit to the Public must be filed with the Blanco County Clerk; the filing fee is $21.00.
    • For aerobic treatment systems, the application requires a maintenance contract with the installer.
    • All subdivisions platted after 1998 require a 50-foot drain-field setback from the property line.
    • Land platted after 1998 requires at least five acres for a septic system and well.
    • The checklist states permits are valid for one year only and all fees are non-refundable.
    • The fee schedule is effective October 2025.

    minimum tank capacity: >= 1000 gallons · drain field setback: 50 feet (All subdivisions platted after 1998.) · minimum parcel area: >= 5 acres (Land platted after 1998 for septic system and well.) · single-family-residence application and construction permit fee: 300 USD (Fee schedule effective October 2025; all fees non-refundable.) · permit validity: 1 year

    “I hereby request an application for a permit to construct”
  • Well permitLimited

    Wells located in Blanco County within the Blanco-Pedernales Groundwater Conservation District.

    • All wells in Blanco County must be registered with the District.
    • A new well must be registered before drilling begins; registration serves as the drilling-authorization application.
    • A well capable of producing more than 25,000 gallons per day (17.36 gallons per minute) requires an operating permit.
    • A well or aggregate domestic, livestock, poultry, or wildlife wells incapable of producing more than 25,000 gallons per day (17.36 gallons per minute) in aggregate is exempt from the operating-permit requirement but may be subject to other District rules.
    • The District will not issue an operating permit for a new well proposed to withdraw groundwater from the Edwards-Trinity (Plateau), Upper Glen Rose (Upper Trinity), or Marble Falls Aquifers.

    operating permit threshold: > 25000 gallons per day (Pump capability, measured as water leaves the production pipe at the well head and before subsequent plumbing or related devices.) · operating permit threshold: > 17.36 gallons per minute (Equivalent threshold stated by the District.)

    “capable of producing more than 25,000 gallons per day (17.36 gallons per minute), shall obtain an Operating Permit.”
  • Agricultural exemptionConditional

    Certain divisions of real property in unincorporated Blanco County used primarily for agricultural, farm, ranch, wildlife-management, or timber-production purposes.

    • The owner must not lay out a part of the tract described by section 232.001(a)(3), Local Government Code.
    • The land must be used primarily for agricultural use under Section 1-d, Article VIII, Texas Constitution, or for farm, ranch, wildlife management, or timber production under Section 1-d-1, Article VIII, Texas Constitution.
    • The exemption is from the requirement that a plat be submitted for Commissioners’ Court approval, not necessarily from every other applicable rule.
    • If the tract ceases to be used primarily for the qualifying use, platting requirements apply.
    • For exempt divisions, the owner must submit an Affidavit of Land Location & Exception; the exception is denied unless the Commissioner signs an Order of Acceptance, and if denied all platting requirements apply.
    “The owner does not lay out a part of the tract described by section 232.001(a)(3) Local Government Code; and (1) the land is to be used primarily for agricultural use, as defined by Section 1-d, Article VIII, Texas Constitution; or (2) for farm, ranch, wildlife management, or timber production use within the meaning of Section 1-d-1 Article VIII, Texas Constitution. If the tract ceases to be used primarily for agricultural use or for farm, ranch, wildlife management, or timber production use, the platting requirements apply.”
  • Subdividing landRegulated (with conditions)

    Subdivision plats and related requirements outside incorporated city boundaries in Blanco County.

    • A plat must be submitted to the Commissioners’ Court for approval and then filed and recorded with the County Clerk.
    • Property wholly within a city or city ETJ is under the city’s exclusive jurisdiction under applicable interlocal arrangements; mixed city/ETJ and county property may be subject to separate jurisdiction or an MOU.
    • Certain statutory divisions are exempt from plat approval but require an Affidavit of Land Location & Exception and Commissioner acceptance; if denied, all platting requirements apply.
    “In accordance with the procedures set out in these Development Rules and Regulations (also referred to herein as Rules and Regulations), the plat must be submitted to the Commissioners’ Court for approval. The Commissioners’ Court may refuse to approve a plat that does not meet the requirements prescribed by these Rules and Regulations. Following Plat approval by the Commissioners’ Court, the plat shall be filed and recorded with the County Clerk.”
  • Driveway accessRequired

    Access driveway construction or reconstruction on a Blanco County road right-of-way in unincorporated Blanco County.

    • The grantee is responsible for culvert costs and installation.
    • Construction and materials are subject to County inspection and approval.
    • The driveway facilities must be constructed within six months from permit issuance or the permit becomes null and void.
    • The County must be contacted at least 48 hours before construction.
    • A 40-foot setback from the County easement/right-of-way is required.
    • Entrances must be 90 degrees perpendicular to the county road, but may vary to a minimum of 60 degrees with Commissioner approval.

    driveway permit fee: per 100 USD per entrance · setback from county easement/right-of-way: 40 feet · minimum entrance angle: >= 60 degrees (90 degrees is the standard; minimum allowed with Commissioner approval) · preconstruction notice: >= 48 hours · permit construction deadline: 6 months (from issuance date)

    “316.200 Prior to constructing a private, public access, or commercial driveway entering a County Road, the property owner shall obtain a permit from the County Commissioner’s Office.”
  • Building in a floodplainLimited

    Subdivision development in special flood hazard areas or the 100-year floodplain outside incorporated cities in Blanco County.

    • Encroachments, including fill, new construction, substantial improvements, and other developments, are prohibited unless a licensed professional engineer certifies that the encroachments will not increase flood levels during base-flood discharge.
    • If that certification is satisfied, new construction and substantial improvements must comply with all applicable flood-hazard-reduction provisions.
    • Plat materials must show floodplain areas and, for lots wholly or partly in the floodplain, net acreage outside the floodplain.

    floodplain cross-section spacing: <= 200 feet maximum (one or more cross sections per lot may be required) · outside-floodplain acreage precision: 0.1 acre (for lots wholly or partially in the floodplain)

    “Encroachments are prohibited, including fill, new construction, substantial improvements, and other developments, unless certification by a licensed professional engineer is provided demonstrating that encroachments shall not result in any increase in flood levels during occurrence of base flood discharge.”
  • Permit feesPublished (with conditions)

    County subdivision, access, floodplain-review, and OSSF permit fees for development outside incorporated cities in Blanco County.

    • The development rules state that applicable fees are based on the fee schedule in effect at the time of plat filing.
    • OSSF fees are governed by the separate OSSF fee schedule effective October 2025 and are non-refundable.
    • Commercial OSSF design fees are determined by design size.

    plat application fee: 1500 USD (plus $150 per lot) · engineer review fee: 1500 + 150 per lot USD (plus consultant reimbursement if more than 2 reviews are required) · FEMA development review fee: 750 USD (plus consultant reimbursement) · driveway to county road: 100 USD · SFR OSSF application and construction permit: 300 USD · SFR OSSF with licensed professional design: 375 USD

    “Application Fee $1500 Plus $150/Lot Engineer Review Fee $1500 + $150/lot (plus, reimbursement of consultant cost if more than 2 reviews are required) FEMA Development Review Fee $750 + reimbursement of consultant cost Driveway to County Road $100”
  • Permit processPublished (with conditions)

    Subdivision plat approval and related development review outside incorporated cities in Blanco County.

    • A noncompliant plat is administratively incomplete and will not be presented to Commissioners’ Court until the County Judge’s Office determines it complete.
    • After administrative completeness, the respective commissioner places the plat on the next regular Commissioners’ Court agenda.
    • Conditional approval does not authorize construction until all identified matters are satisfied.
    • The rules apply to subdivisions outside incorporated city boundaries.

    plat approval expiration: 1 year (from date of approval if no progress is made)

    “202.350 A Plat that does not comply with these Rules and Regulations shall be considered administratively incomplete and will not be presented to Commissioners’ Court until it is determined by the County Judge’s Office to be administratively complete.”
  • County-wide zoningAbsent

    Blanco County has no zoning; the Commissioners' Court regulates only the subdivision process in unincorporated areas, consistent with Texas counties lacking general zoning authority.

    Blanco County Development Rules and Regulations ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • Septic inspectionLimited

    OSSF installation and, where applicable, maintenance inspections in Texas

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

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

    “Many times, the AA has a "designated representative" (DR) to assist them with their responsibilities, which include reviewing plans for constructing, altering, extending or repairing each OSSF; issuing permits; and inspecting system installation. [...] If the system uses an electronic monitor, automatic radio or telephone to notify the maintenance provider of system or component failure and to monitor the amount of disinfection in the system, reporting may be reduced to every six months.”
  • 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.”
  • 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.”

Inside cities and towns in Blanco County

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

  • Local zoningPresent (with conditions)

    Properties within the City of Johnson City, Texas, in Blanco County, that are shown in a zoning category on the City's Official Zoning Map.

    • The zoning districts and boundaries are those indicated on the Official Zoning Map.
    • Properties shown within a particular zoning category are zoned to comply with the City's zoning ordinance.
    • The ordinance was adopted April 15, 2025 and takes effect immediately after passage and publication as required by governing law.
    “The zoning districts and boundaries indicated upon said map are hereby declared to be the official zoning districts and boundaries for the city.”

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemptions from Blanco County Fire Code permitting or inspection requirements in unincorporated Blanco County.
  • Mandatory utility hookup — Water or sewer utility-connection requirement in Blanco County.
  • Short-term rentals — Short-term rental use in Blanco County.

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

Water rights & wells in Blanco County

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

Actively managed

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

Household wellExempt up to a limit

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

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

Texas Water Code §36.117 / TWDB ↗
  • Hill Country Priority Groundwater Management Areapartial of county

    TCEQ PGMA identifying existing or anticipated critical groundwater problems; drives GCD coverage and heightened management. Domestic/livestock wells remain exempt from GCD permits but spacing/registration may apply.

    TCEQ — Priority Groundwater Management Areas ↗

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

Living off-grid in Blanco County, Texas

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

Blanco County scores 56/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and a stronger property-autonomy legal backdrop. Watch-outs: elevated mid-century heat, water, rain, or wildfire exposure.

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

Blanco County requires a building permit only in limited cases (such as floodplains or specific zones), and it has no county-wide zoning. Onsite septic is permitted by Blanco County OSSF Program (TCEQ authorized agent). 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.

How much does land cost in Blanco County, Texas?

Land in Blanco County runs about $3,342 per acre, based on the latest county data.

What is the water situation in Blanco County?

Blanco County gets about 33" of rain a year, with severe drought in roughly 38% of years. On water rights, Blanco County lies in the Hill Country Priority Groundwater Management Area — TCEQ PGMA identifying existing or anticipated critical groundwater problems; drives GCD coverage and heightened management. Domestic/livestock wells remain exempt from GCD permits but spacing/registration may apply..

How remote is Blanco County?

A representative private-land location has about 11,465 people within a 30-minute drive and 6,105,130 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.

Off-grid gear

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

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

How Blanco compares in Texas

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