Bolthole Index

Burnet County, Texas

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

57Index Score / 100
#106 of 254 in Texas

Unincorporated Burnet County, Texas requires a limited building/development permit: Class A applies outside flood-hazard areas, while Class B applies within them1. Class A has no structural inspection, but floodplain projects receive pre-pour and finished-construction inspections1,2. Burnet County processes septic permits in its jurisdiction, while LCRA regulates some Burnet County properties near the Highland Lakes1,3.

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

Burnet County requires a building/development permit, but the published process distinguishes ordinary projects from flood-hazard development.

Burnet County requires a building/development permit, but the published process distinguishes ordinary projects from flood-hazard development. A Class A permit is required before the county will issue a septic permit; outside a flood-hazard area it costs $25 and carries no structural inspection1. Development in a designated flood-hazard boundary requires a Class B permit, costs $400, and needs elevation or site-plan documentation1. Floodplain development includes new construction, filling, grading and paving, and receives pre-pour and finished-construction inspections2. Burnet County has not confirmed a general structural building code or certificate-of-occupancy rule outside this process; ask Development Services what applies to the parcel and project.

Who is the Burnet County building department, and how do you reach it?

Burnet County Development Services handles the county's development and OSSF paperwork; call 512-756-5445 or email ccline@burnetcountytexas.org.

Burnet County Development Services handles the county's development and OSSF paperwork; call 512-756-5445 or email ccline@burnetcountytexas.org1. The office is at 220 S Pierce Street, Burnet, TX 786111. Apply for a 911 address before filing permit applications for a new residence or business1. The county will not process an incomplete packet, but completed applications and supporting documents may be mailed or emailed1. Published application fees are non-refundable, and credit-card payments carry a transaction fee1. Texas provides trade-license exemptions for an owner doing certain electrical or plumbing work on the owner's residence or homestead, but Burnet County has not confirmed that those exemptions remove the county permit requirement7.

Does Burnet County have zoning?

Unincorporated Burnet County has no countywide zoning.

Unincorporated Burnet County has no countywide zoning4. County zoning therefore does not set a minimum dwelling size, minimum lot size, setback, lot coverage or building-height limit, and does not restrict accessory dwellings, RV occupancy, tiny-home occupancy or manufactured-home occupancy6. That answer does not erase the building/development permit, septic, floodplain or driveway requirements1,2,5,8. Municipal zoning varies: the City of Burnet has a zoning map, and Marble Falls has its own zoning and land-use development code9. Confirm whether a parcel is inside a city or another municipal jurisdiction, and review private deed restrictions separately.

How do septic permits work in Burnet County?

Burnet County Development Services processes septic permits in the county's jurisdiction.

Burnet County Development Services processes septic permits in the county's jurisdiction1. LCRA separately regulates OSSF installation and operation within a 2,200-foot zone around the upper Highland Lakes and a 2,000-foot zone around Lake Travis, including portions of Burnet County, so use LCRA's map or ask LCRA which authority covers the parcel3,10. For a county OSSF permit, obtain the building/development permit first; the application may also require a site evaluation, design and maintenance documents1. Most county OSSF permits cost $250; an aerobic-system permit costs $4001. Only about 0.8% of county soils avoid severe conventional-drain-field limitations, making the site evaluation a useful purchase contingency11. Burnet County's current inspection schedule could not be confirmed; ask the permitting authority before construction.

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

On unincorporated Burnet County land, county zoning does not restrict RV occupancy, tiny-home occupancy or temporary camping.

On unincorporated Burnet County land, county zoning does not restrict RV occupancy, tiny-home occupancy or temporary camping6. That zoning answer does not waive sanitation or floodplain requirements: an OSSF needs the applicable county or LCRA approval, and floodplain development requires a permit and inspections1,2,3. For a new address off a county or TxDOT road, driveway approval is required before the address is assigned; county-road approval goes through the county, while FM, RR and SH access goes through TxDOT8. Inside a municipality, zoning and occupancy rules can differ9. Private covenants may also impose limits, and Burnet County has not confirmed which off-grid sanitation alternatives are allowed.

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

Confirm that the parcel is unincorporated, whether it lies in a flood-hazard area, and whether Burnet County or LCRA has OSSF jurisdiction.

  1. Confirm that the parcel is unincorporated, whether it lies in a flood-hazard area, and whether Burnet County or LCRA has OSSF jurisdiction2,3.
  2. For a new address, obtain driveway approval from the county for a county road or from TxDOT for an FM, RR or SH road8.
  3. Apply for the 911 address before filing permit applications1.
  4. File the applicable Class A or Class B building/development permit packet with its fee and any required flood documentation1.
  5. If Burnet County has OSSF jurisdiction, submit the required septic application and supporting materials; if LCRA has jurisdiction, follow LCRA's inspection, plan-review and operating-permit process1,3.
  6. For floodplain work, arrange the pre-pour and finished-construction inspections2.

What should you check before buying land in Burnet County, Texas?

Start with access: a new address off a county or TxDOT road depends on prior driveway approval, so confirm that the proposed entrance can be approved before closing.

Start with access: a new address off a county or TxDOT road depends on prior driveway approval, so confirm that the proposed entrance can be approved before closing8. Check the flood map next, because floodplain development requires a permit, and new or substantially improved structures require 1 foot of freeboard2. Verify septic jurisdiction near the Highland Lakes, then make the site evaluation a purchase contingency because only about 0.8% of county soils avoid severe conventional-drain-field limitations3,11. If the seller divided the tract, ask Development Services whether platting or an exception applies; the county's operative subdivision requirements could not be confirmed. Water-well permitting also remains unconfirmed; ask the applicable groundwater district before relying on a well. The effective property-tax rate is about 1.1%, with a median annual bill near $3,49511.

Watch-outs

  • Do not assume Burnet County is always the septic authority near the Highland Lakes; confirm whether the parcel falls in LCRA's OSSF jurisdiction before applying3.
  • A Class A permit has no structural inspection, but floodplain development requires pre-pour and finished-construction inspections1,2.
  • Driveway approval is required before Burnet County assigns a new address off a county or TxDOT road8.
  • Texas trade-license exemptions for some owner-performed work do not establish an exemption from Burnet County's building/development permit; ask Development Services before assuming the permit path changes7.
  • Municipal zoning differs from the county's no-zoning rule, so confirm the parcel's jurisdiction before relying on the unincorporated-area answer4,9.

Sources

11 official pages, each quoted and re-checked · written October 9, 2026

  1. On-Site Sewage Facilities (OSSF) & Development Permits
  2. On-Site Sewage Facilities (OSSF) & Development Permits
  3. On-Site Sewage Facilities Program
  4. Burnet County Commissioners Court Minutes, October 24, 2023
  5. Septic/OSSF Application
  6. Texas law on county zoning and building authority
  7. Exemptions to Electrician Licensing (2026 county census)
  8. 9-1-1 Addressing
  9. City of Burnet Official Zoning Map
  10. On-Site Sewage Facilities Program
  11. 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

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, Burnet County has no countywide zoning.

RuleBurnet CountyLlano CountyBlanco CountyWilliamson CountyTravis CountyLampasas CountyHays County
Building permitLimitedLimitedLimitedLimitedLimitedNot requiredLimited
County zoningNoNoNoNoNoNoNo
Septic permitsCounty Env. ServicesCounty Development Dept.County OSSF ProgramCounty Engineer's OfficeCounty TNRCounty OSSF ProgramCounty Development Services

County locator

Burnet County in Texas

57
County map
Burnet County highlighted among the Texas counties · colored by Index score

How Burnet County scores

57 / 100 · #106 of 254 in Texas · six factors, land price, tax, rain and climate

Seclusion34100% ev.
Self-Sufficiency5296% ev.
Admin Boringness7290% ev.
Durability40100% ev.
Property Autonomy71100% ev.
Carry Cost69100% 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 →

$434kTypical home
1.1%Property tax
$3,738Land / acre
32.1"Annual rain
30.8% of yrsSevere drought
37.3 / yr (+28.3)Mid-century 100°F days
28.1 daysMid-century dry spell
2.02" (+5.5%)Mid-century 1-day rain
1.4×Wildfire change factor
100%Forward climate coverage
$2,292Home insurance / yr
1.1% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
3,298,822People within 2 hr
36,291Radius comparison (15 mi)
54.3People / sq mi
1.9%Federal land
88.9%Land at 15% slope or less
0.8%Soils rated "not limited" for septic (strict USDA rating)
5,033 acWorkable land screen
41.8%Wooded land
15.5 tonsBiomass / forest ac
66.9°FAvg temp

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Cities and towns in Burnet County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Answers from the rulebook for Burnet County

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

Burnet County rules

  • Building permitRequired

    County building/development permits, including the permit required before obtaining a county septic/OSSF permit.

    • A 911 address must be applied for before applying for permits for a new residence or business project.
    • Class A applies outside a flood-hazard area and costs $25; only the application and payment are required.
    • Class B applies in a designated flood-hazard boundary, costs $400, and requires the application, payment, and an elevation certificate from a surveyor or letter from an engineer and/or a site plan showing the flood zone.
    • Incomplete permit application packets will not be accepted or processed.

    Class A permit fee: 25 USD · Class B permit fee: 400 USD (Flood-zone permit; supporting elevation or site-plan documentation required)

    “Burnet County requires building and septic permits”
    One more reviewed finding on this topic
    • Limited — County building/development permits for projects in unincorporated Burnet County.
      “You must have a Building Permit in order to get a Septic/OSSF Permit. To apply for a Building Permit, please fill out this application: Building Application (PDF) . There are 2 types of Building Permits: Class A is "outside" of any flood hazard area, and Class B is "in" a Designated Flood Hazard Boundary; both Class permits require the same one-page application.”
  • Building code adoptedPartial

    Development and construction in designated flood-hazard boundary areas of Burnet County.

    • A development permit is required for any work in a designated flood-hazard boundary area.
    • The applicant must visit the county floodplain manager before and during planning for a project within the designated flood-hazard boundaries.
    • Pre-pour and finished-construction inspections are required to ensure compliance with federal, state, and local laws.
    • A site plan detailing all proposed development and a pre-construction elevation certificate must accompany the application.
    • All development in the Burnet County floodplain requires a permit; development includes new construction, filling, grading, and paving.
    • Structures substantially damaged or improved where repair or improvement costs equal or exceed 50% of market value require building permits and elevation certificates and are held to the same standards as new construction.
    • New construction and substantially improved structures must be built at a 1-foot freeboard; the county recommends 2-foot freeboard in an A zone.
    • The official county materials do not establish adoption of a general structural building code for all unincorporated areas outside these floodplain-specific requirements.

    Class A building permit fee outside flood hazard area: 25 USD (The official page states no inspections are required for the structure.) · Class B building permit fee in designated flood hazard boundary: 400 USD (Requires the application, payment, elevation certificate from a surveyor or letter from an engineer, and/or a site plan showing the flood zone.) · substantial-damage or substantial-improvement threshold: >= 50 percent of building market value (Such structures are held to the same standards as new construction.) · minimum floodplain freeboard: 1 foot (The county recommends 2-foot freeboard in an A zone.)

    “All development in the Burnet County floodplain requires a permit per the Burnet County order.”
  • InspectionsLimited

    County building/development permits and floodplain construction.

    • No inspections are required for the structure under a Class A permit.
    • Floodplain development requires pre-pour and finished-construction inspections.
    • Floodplain requirements apply within designated flood-hazard boundaries.
    “No Inspections required for the structure”
    2 more reviewed findings on this topic
  • County-wide zoningAbsent

    Zoning authority of the Burnet County Commissioners Court over property use in the county, including unincorporated areas.

    • The statement was made during discussion of a subdivision replat and does not by itself address municipal zoning authority within incorporated cities or applicable extraterritorial jurisdictions.
    “Comm. Dockery stated the Commissioners Court has no zoning authority for purpose of property.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning within Burnet County, recognizing that zoning is administered by municipalities rather than by the county as a whole.

    • The City of Burnet has an official zoning map accepted by City Council ordinance on January 26, 2021.
    • The City of Marble Falls states that its zoning/land-use development code went into effect January 1, 2019.
    • Municipal zoning rules apply according to the relevant municipality and its jurisdictional boundaries; the countywide aggregate does not establish zoning for every parcel or unincorporated area.
    “The City of Marble Falls embarked on a comprehensive review and update to the previous zoning/land use regulations.”
  • Zoning districts · by state lawNo county rule

    Unincorporated Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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 Burnet County: no county rule sets this, because Burnet County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). Burnet County's own reviewed answer confirms it has no county-wide zoning.

    • 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

    On-site sewage facilities in Burnet County areas subject to the county order.

    • The order excludes areas regulated under an existing rule and areas within incorporated cities.
    • The rules apply to incorporated cities or towns that have executed intergovernmental contracts with Burnet County.
    • The county adopts 30 TAC Chapters 30 and 285 and future amendments by reference.
    “The Rules shall apply to all the area lying in Burnet County, Texas, except for the area regulated under an existing Rule and the areas within incorporated cities.”
    5 more reviewed findings on this topic
    • Local (with conditions) — Properties in Burnet County that fall within the Lower Colorado River Authority's OSSF jurisdiction, including applicable areas near the Highland Lakes.
      “Since September 1971, LCRA has regulated the installation and operation of on-site sewage facilities within a 2,200-foot zone around the upper Highland Lakes and in a 2,000-foot zone around Lake Travis.”
    • Local (with conditions) — Properties in the LCRA-designated OSSF jurisdiction within Burnet County, including portions of the Highland Lakes/Colorado River watershed area.
      “Since then, LCRA has regulated the installation and operation of OSSF systems [...] encompassing portions of Travis, Burnet and Llano counties.”
    • County (with conditions) — OSSF and septic permitting processed through Burnet County Development Services; the county page does not state a complete geographic boundary for this county process.
      “Burnet County requires building and septic permits”
    • Local (with conditions) — OSSF installation and operation within LCRA jurisdiction, including the specified zones around the upper Highland Lakes and Lake Travis that may include parcels in Burnet County.
      “LCRA’s On-Site Sewage Facilities Program includes the inspection and permitting of OSSF systems near the Highland Lakes. The Texas Commission on Environmental Quality designated LCRA as an authorized agent to administer its on-site sewage facility rules and standards within LCRA’s jurisdiction under Chapter 341 and Chapter 366 of the Texas Health and Safety Code. [...] Since September 1971, LCRA has regulated the installation and operation of on-site sewage facilities within a 2,200-foot zone around the upper Highland Lakes and in a 2,000-foot zone around Lake Travis.”
    • Local (with conditions) — Properties in the LCRA OSSF jurisdiction within Burnet County, including applicable portions of the upper Highland Lakes and Lake Travis zones.
      “within a 2,200-foot zone around the upper Highland Lakes and a 2,000-foot zone around Lake Travis, encompassing portions of Travis, Burnet and Llano counties.”
  • Septic permitRequired

    Construction of an OSSF in areas under Burnet County OSSF jurisdiction.

    • A site evaluation and soil test must be performed before a permit to construct an OSSF will be issued.
    • Construction cannot commence before permit issuance.
    • A professional design must accompany the application for a professionally designed system.
    • The county page states most permits cost $250 and aerobic-system permits cost $400; fees are non-refundable.

    ordinary OSSF permit fee: 250 USD (Most systems.) · aerobic OSSF permit fee: 400 USD (Aerobic system.)

    “A SITE EVALUATION AND SOIL TEST MUST BE PERFORMED BEFORE A PERMIT TO CONSTRUCT AN OSSF WILL BE ISSUED. CONSTRUCTION CANNOT COMMENCE PRIOR TO THE ISSUANCE OF A PERMIT.”
  • Septic inspectionRequired

    All on-site sewage systems under Burnet County OSSF jurisdiction.

    • The county order excludes areas regulated under an existing rule and areas within incorporated cities, except incorporated cities or towns with intergovernmental contracts.
    • The OSSF inspector must be certified by TCEQ.
    • A re-inspection or inspection fee may apply under the adopted rules.
    “Burnet County will permit and inspect all on-site systems regardless of the size of the tract of land the on-site system is situated upon.”
  • Mandatory utility hookupConditional

    Water, sewer, gas, and electric service to a manufactured-home rental community subject to an infrastructure development plan.

    • The utility owner may not provide utility services to the covered manufactured-home rental community or manufactured home unless the owner provides a copy of the county Certificate of Compliance.
    • The rule applies to municipalities, municipally owned or operated utilities, public utilities, nonprofit water or sewer corporations, counties, and special districts or authorities created by state law.
    “A utility owner shall not provide utility services, including water, sewer, gas and electric services, to a MHRC subject to an IDP or to a manufactured home in the community unless the owner provides the utility with a copy of the Certificate of Compliance issued by the Burnet County Environmental Services Department.”
  • Agricultural exemptionAvailable (with conditions)

    Certain land divisions primarily used for agriculture, farm, ranch, wildlife-management, or timber-production purposes outside municipal limits.

    • The owner must not lay out a part of the tract for streets, alleys, squares, parks, or other parts intended for public use or for purchasers or owners of lots fronting on or adjacent to those areas.
    • If the tract ceases to be used primarily for the qualifying agricultural or production use, the county platting requirements apply.
    • The exemption is from the county plat requirement, not a blanket exemption from OSSF or development-permit requirements.
    “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.”
  • Subdividing landRegulated (with conditions)

    Subdivision creation outside incorporated municipal limits in Burnet County.

    • A municipality may regulate subdivision plats and approve related permits in its extraterritorial jurisdiction if the county and municipality enter a written agreement under Texas Local Government Code §242.001.
    • Agricultural, large-lot, family-transfer, state-owned, and other statutory exceptions may apply.
    • No septic system permit or development permit may be issued for property in an unrecorded subdivision developed after the order until the subdivision requirements are satisfied and the plat is approved.
    “No person shall create a subdivision in Burnet County outside of the corporate limits of any municipality without complying with the provisions of this Order.”
  • Driveway accessRequired

    New addresses accessed from a county road or TxDOT road.

    • Driveway approval must be obtained before the address will be assigned.
    • For county roads, the driveway/access form must be signed by the county commissioner or representative and submitted by the applicant.
    • For FM, RR, or SH roads, contact TxDOT instead of the county commissioner.
    • This requirement applies to new addresses, not every driveway alteration.
    “All New Addresses off of a County Road or Txdot Road Must Receive Driveway Approval [...] Before an Address Will Be Assigned.”
    One more reviewed finding on this topic
    • Limited — New addresses accessed from a county road.
      “All New Addresses off of a County Road or Txdot Road Must Receive Driveway Approval by the County Commissioner for That Road or Txdot Before an Address Will Be Assigned.”
  • Building in a floodplainRequired

    Development within designated flood-hazard boundary areas in Burnet County.

    • A development permit is required for any work in a designated flood-hazard boundary area.
    • A site plan and pre-construction elevation certificate must accompany the application.
    • Pre-pour and finished-construction inspections are required.
    • All development includes, but is not limited to, new construction, filling, grading, and paving.
    • Substantially damaged or improved structures at or above 50% of building market value require building permits and elevation certificates and are held to the same standards as new construction.
    • New construction and substantially improved structures must have 1-foot freeboard; the county recommends 2-foot freeboard in an A zone.
    • Development without a permit is illegal.

    Substantial improvement or damage threshold: >= 50 percent of building market value (Repair or improvement cost threshold) · Required freeboard: 1 foot · Recommended A-zone freeboard: 2 feet (Recommendation, not stated as mandatory)

    “All development in the Burnet County floodplain requires a permit per the Burnet County order.”
    One more reviewed finding on this topic
    • Required — All development in the Burnet County floodplain, including new construction, filling, grading, paving, and substantially damaged or improved structures.
      “All development in the Burnet County floodplain requires a permit per the Burnet County order. Development includes, but is not limited to, all new construction, filling, grading, and paving.”
  • Permit feesPublished (with conditions)

    Burnet County building/development and OSSF permit applications described on the official permitting page.

    • Listed application fees are non-refundable.
    • Major credit cards are accepted with a transaction fee.
    • Class B flood-zone applications require the listed flood-zone documentation.

    Class A building permit fee: 25 USD · Class B flood-zone building permit fee: 400 USD · Most OSSF permit fee: 250 USD (Aerobic system permit fee is $400.) · Aerobic OSSF permit fee: 400 USD

    “The cost of the permit for most systems is $250. The cost of a permit for an aerobic system is $400.”
    One more reviewed finding on this topic
    • Published (with conditions) — Burnet County building/development and OSSF permit applications.
      “Class A - The cost of the Class A Permit is $25 and only requires the application and payment. (No Inspections required for the structure) [...] Class B (Flood Zone) - The cost of the Class B Permit is $400 [...] The cost of the permit for most systems is $250. The cost of a permit for an aerobic system is $400.”
  • Permit processPublished

    County building/development and septic/OSSF permit application process.

    • Apply for a 911 address before applying for permits for any new residence or business project.
    • Submit the building application and payment; Class B applications also require flood-zone documentation.
    • For septic permits, submit the site evaluation, system drawing or design, and any required affidavits or maintenance contracts.
    • Applications may be mailed or emailed; incomplete packets will not be accepted or processed.
    “Please follow the steps below to obtain your building/development or Septic/On Site Sewage Facility Permits. [...] Incomplete permit application packets will not be accepted or processed. [...] You must apply for a 911 Address for any new residence or business project before you can apply for any permits. [...] You must have a Building Permit in order to get a Septic/OSSF Permit. [...] If you are personally obtaining a Septic/OSSF permit, please fill out the following application, SEPTIC/OSSF Application (PDF), and mail it in with the required documents and correct fee [...] Or email it to the same email as above.”

Texas rules that apply here

  • 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”
  • Certificate of occupancyLimited

    Industrialized housing and buildings subject to the Texas Industrialized Housing and Buildings rules, where a local building official administers certificate-of-occupancy rules.

    • The certificate of occupancy is issued by the local building official in accordance with locally adopted rules and regulations.
    • A building or structure may not be used or occupied, and its occupancy classification may not be changed, until the local building official issues a certificate of occupancy under those locally adopted rules.
    • The state rule provision does not itself create a uniform certificate-of-occupancy process for all Texas construction; local adoption and administration control for this industrialized-housing/buildings provision.
    “The local building official shall issue a certificate of occupancy in accordance with the locally adopted rules and regulations.”
  • Off-grid sanitationLimited

    Off-grid wastewater sanitation through an OSSF in Texas.

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

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

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

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

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

    permit application form: in writing and sworn

    “Except as provided by Section 36.117, a district shall require a permit for the drilling, equipping, operating, or completing of wells or for substantially altering the size of wells or well pumps.”
  • Shed and accessory-building permit exemptionAvailable (with conditions)

    Texas professional-engineering licensing for a garage or other structure pertinent to a qualifying private dwelling or limited-size apartment building.

    • The person or entity must not make or imply a representation that engineering services have been or will be offered to the public.
    • The accessory structure must be a garage or other structure pertinent to a private dwelling, a one-story apartment building with no more than eight units, or an apartment building no more than two stories high with no more than four units.
    • This is an exemption from Chapter 1001 engineering-licensing requirements, not an affirmative exemption from locally administered building permits, zoning, septic, floodplain, well, or other requirements.
    • The Section 1001.056 exemption does not apply to engineering design or inspection necessary for residential-dwelling windstorm certification under Insurance Code Chapter 2210, Subchapter F.
    • The Section 1001.056 exemption does not apply to engineering design for a residential-dwelling slab on qualifying expansive soil unless the work meets IRC requirements as applied in the jurisdiction where the dwelling is located.
    “exempt from the licensing requirements of this chapter [...] (D) a garage or other structure pertinent to a building described by Paragraph (A), (B), or (C);”
  • county zoning authorityLimited

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

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

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

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

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

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

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

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

Still unanswered

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

  • Short-term rentals — Short-term rental use in Burnet 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.

Living off-grid in Burnet County, Texas

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

Burnet County scores 57/100 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: about 36,291 people within 15 miles and elevated mid-century heat, water, rain, or wildfire exposure.

How much does land cost in Burnet County, Texas?

Land in Burnet County runs about $3,738 per acre, based on the latest county data.

What is the water situation in Burnet County?

Burnet County gets about 32.1" of rain a year, with severe drought in roughly 30.8% of years.

How remote is Burnet County?

A typical private-land location has about 36,291 people within 15 miles and 4,017,280 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Burnet compares in Texas

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