Bolthole Index

Burnet County, Texas

Zoning, building permits and septic rules in Granite Shoals, Texas

Granite Shoals, Texas, in Burnet County, runs its own zoning and requires building permits for residential construction inside city limits12. The city has adopted the International Residential Code3. Septic permits come from the Lower Colorado River Authority (LCRA), not the city4. Living in an RV on a lot is not allowed beyond short permitted stays5.

At a glance

Zoning
Yes. The city divides its land into districts, and uses not listed are prohibited16
Building permit
Required inside city limits; the city issues it2
Building code
International Residential Code, without Part VII (Plumbing)3
Permit fee
New residential: $1.25 per square foot7
Septic
Permitted by LCRA4
RV living
Temporary stays only, with a written request5
Manufactured homes
Allowed in the MH-1 district, 1,000 sq ft minimum89
Wells
New wells limited to domestic or agricultural use10

Who to call

Building permits

City of Granite Shoals Building & Development

Building permits, replats, inspection requests and zoning questions inside Granite Shoals city limits

830-598-2424

2221 N. Phillips Ranch Road, Granite Shoals, TX 78654

Septic permits

Lower Colorado River Authority (LCRA) On-Site Sewage Facilities Program

Septic (on-site sewage facility) permits and inspections near the Highland Lakes, including Granite Shoals

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

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

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Does Granite Shoals, Texas have zoning?

Yes. Granite Shoals has its own zoning chapter, and the city is divided into districts1. The districts include Single-Family Residential (R-1), Multifamily Residential (R-2), Manufactured Home Residential (MH-1), Manufactured Home Park (MH-2), two General Business districts, Industrial, Agricultural and Planned Development6. A use that the zoning chapter does not list is prohibited, so check the district of any lot before you plan a shop, a second dwelling or a rental1.

In the MH-1 district, one existing mobile or manufactured home per lot is a permitted use8. Homes there must have at least 1,000 square feet of living area9, and no residence may be built on an MH-1 lot under 5,000 square feet11. In the MH-2 park district, buildings need a 20-foot setback from street and highway rights-of-way and may not exceed 30 feet in height1213.

We could not confirm a separate tiny-home rule or a lot-coverage limit; ask the Granite Shoals Building & Development office14.

Do you need a building permit in Granite Shoals, and who issues it?

Yes. Residential building, additions, renovations and major repairs inside Granite Shoals city limits need building permits from the city2. The city's Building & Development office says planning to build means getting all the required permits, and asks applicants to call about which ones a project needs14. Applications, replats and inspection requests go through the City Permit Portal1514.

The city has adopted the International Residential Code, except Part VII (Plumbing), with local deletions, additions and amendments3. New residential construction and additions carry a fee of $1.25 per square foot, which covers plan review, the building, electrical, plumbing and mechanical permits, and inspections7. Plan review through final inspection is handled by a third-party provider14.

Burnet County's own building permit is a different, narrower thing that applies to unincorporated land; see the Burnet County page.

How do septic permits work inside Granite Shoals?

Septic permits inside Granite Shoals come from the LCRA, not from the city or from Burnet County4. The city's on-site sewerage article applies across the city, except the strip within 2,200 feet of the 825-foot mean-sea-level contour of Lake Lyndon B. Johnson, which the LCRA regulates directly16. Burnet County's own septic order excludes areas inside incorporated cities17.

Sewage may only go through a system the city or LCRA has authorized, and any other discharge is declared a nuisance18. On a small lot, LCRA septic requirements can call for a larger lot than the zoning minimum, and the LCRA permit must be in hand before building construction starts11. USDA rates very few soils in Burnet County as unlimited for a conventional drain field, so expect a site evaluation and possibly an engineered system19. Contact the LCRA On-Site Sewage Facilities Program20.

Can you live in an RV or tiny home in Granite Shoals?

Not on an ordinary lot. Granite Shoals makes it unlawful to park or place a recreational vehicle in the city for longer than 24 hours without a permit, and unlawful to rent an RV for residential occupancy outside an approved RV park5. A temporary placement needs a written owner request, a site plan and a stated utility and sewage disposal plan, and is limited to 15 days in a 30-day period5.

Tents and temporary structures cannot be used for residential occupancy, though temporary camping or recreation is not covered by that ban21. If you plan to live on the lot while you build, expect to need a rented home or an approved RV park nearby. A tiny-home rule is not separately stated in the city's zoning chapter that we reviewed, so ask the city before buying14.

Building a home in Granite Shoals: the steps, in order

  1. Find the lot's zoning district on the city's zoning map and read Chapter 40 for that district6.
  2. Call the Building & Development office at 830-598-2424 to confirm which permits your project needs14.
  3. Contact the LCRA to confirm septic requirements and get the septic permit before construction starts1120.
  4. Apply for the building permit, and for any replat, through the City Permit Portal15.
  5. Connect to city utilities if available; connections require an application, fee and extension requirements22.
  6. Request inspections through the portal as work proceeds14.

What stays with Burnet County, and what to check before you buy

Burnet County's rules on land outside city limits do not apply to a Granite Shoals lot; the county's building, driveway and subdivision rules are on the Burnet County page. Septic is the main exception: the LCRA, not the city, permits it4.

New wells inside the city are allowed in Agricultural District areas only for domestic or agricultural use, and must comply with groundwater-district, federal and state law10. Burnet County's effective property tax rate is 1.1%23, with a median property tax bill of $3,495 a year24, and a typical home insurance premium of $2,292 a year25. These figures are county-level, not specific to Granite Shoals.

Watch-outs

  • Short-term rentals in Granite Shoals must be registered with the city, and an accessory building or structure cannot be rented as a short-term rental26.
  • Driveway access and owner-builder rules inside Granite Shoals city limits could not be confirmed; ask the city's Building & Development office14.
  • Septic inspection requirements inside Granite Shoals were not stated in the city code we reviewed; ask the LCRA On-Site Sewage Facilities Program20.

Sources

  1. Chapter 40: Zoning (Granite Shoals), quoted and re-checked
  2. Building & Development | Granite Shoals, TX (Granite Shoals), quoted and re-checked
  3. Chapter 8, Article II: Technical Codes (Granite Shoals), quoted and re-checked
  4. Chapter 38, Article V: On-Site Sewerage Facilities (Granite Shoals), quoted and re-checked
  5. ecode360.com (Granite Shoals), quoted and re-checked
  6. Chapter 40: Zoning (Granite Shoals), quoted and re-checked
  7. Appendix B: Schedule of Fees and Charges (Granite Shoals), quoted and re-checked
  8. ecode360.com (Granite Shoals), quoted and re-checked
  9. ecode360.com (Granite Shoals), quoted and re-checked
  10. Chapter 38, Article VII: Regulation of Wells (Granite Shoals), quoted and re-checked
  11. ecode360.com (Granite Shoals), quoted and re-checked
  12. ecode360.com (Granite Shoals), quoted and re-checked
  13. ecode360.com (Granite Shoals), quoted and re-checked
  14. City of Granite Shoals Building & Development (graniteshoals.org)
  15. Building & Development | Granite Shoals, TX (Granite Shoals), quoted and re-checked
  16. Chapter 38, Article V: On-Site Sewerage Facilities (Granite Shoals), quoted and re-checked
  17. On-Site Sewage Facility Order, quoted and re-checked
  18. Chapter 38, Article V: On-Site Sewerage Facilities (Granite Shoals), quoted and re-checked
  19. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  20. Lower Colorado River Authority (LCRA) On-Site Sewage Facilities Program (lcra.org)
  21. ecode360.com (Granite Shoals), quoted and re-checked
  22. Chapter 38, Article III: Utility Service Terms and Conditions (Granite Shoals), quoted and re-checked
  23. Effective property tax rate: Bolthole Index county data
  24. Median property tax bill: Bolthole Index county data
  25. Typical home insurance premium: Bolthole Index county data
  26. ecode360.com (Granite Shoals), quoted and re-checked

Written October 24, 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.

Answers from the rulebook for Granite Shoals

Granite Shoals’s own rules

  • Building permitRequired

    Residential building, additions, renovations, and major repairs inside Granite Shoals city limits.

    • Applicants must consult the City regarding which permits are needed for the project.
    “Planning to build on your property here in Granite Shoals means getting all the required permits.”
  • Building code adoptedAdopted (with conditions)

    Construction inside Granite Shoals city limits.

    • The IRC adoption excludes Part VII (Plumbing).
    • The adopted codes are subject to local deletions, additions, and amendments.
    “The city hereby adopts the most current available edition of the International Residential Code, including all the appendices of such code, with the exception of Part VII (Plumbing), subject to the deletions, additions, and amendments prescribed in this section.”
  • Local zoningPresent (with conditions)

    Land inside Granite Shoals city limits.

    • Uses not specifically listed in the zoning chapter are prohibited.
    “For the purpose of this chapter, the city is hereby divided into districts as follows:”
  • Zoning districtsPublished (with conditions)

    Land inside Granite Shoals city limits.

    • The official zoning map is incorporated into Chapter 40 and maintained at City Hall.
    “Single-Family Residential District | R-1 Multifamily Residential District | R-2 Manufactured Home Residential District | MH-1 Manufactured Home Park District | MH-2 General Business District One | GB-1 General Business District Two | GB-2 Industrial District | I Agricultural District | AG Planned Development District | PD”
  • Minimum dwelling sizeSpecified

    Mobile and manufactured homes in MH-1 Manufactured Home Residential District.

    minimum living area: >= 1000 square feet (MH-1 district)

    “No mobile or manufactured home having less than 1,000 square feet of living area shall be permitted in the Manufactured Home (M-1) District.”
  • Minimum lot sizeSpecified

    Residences in MH-1 Manufactured Home Residential District.

    • LCRA septic-system requirements may require a greater lot size.
    • An LCRA septic-system permit is required before building construction starts.

    minimum lot area: >= 5000 square feet (MH-1 district)

    “No residence shall be constructed on any lot containing less than 5,000 square feet. LCRA requirements for septic systems may call for a greater lot size. A septic system permit shall be obtained from the LCRA before construction of a building is started.”
  • SetbacksSpecified

    Buildings in MH-2 Manufactured Home Park District.

    • Where MH-2 borders a residential zone, the side yard abutting that property is 20 feet.

    front setback: 20 feet (From street and highway rights-of-way) · side setback: 12 feet (One of two sidelines; otherwise no side-yard requirement)

    “All buildings shall have a 20-foot setback from all street and highway rights-of-way.”
  • Building heightSpecified

    Buildings in MH-2 Manufactured Home Park District.

    maximum building height: <= 30 feet (MH-2 district)

    “No building shall exceed 30 feet in height.”
  • Living in an RVTemporary only (with conditions)

    RV placement and residential occupancy inside Granite Shoals city limits.

    • An RV may not be parked or placed longer than 24 hours without a permit.
    • Residential occupancy outside an approved RV park is unlawful.
    • Temporary placements require a written owner request, site plan, stated utility/sewage disposal, and are limited to 15 days in a 30-day period.

    temporary placement maximum: <= 15 days in a 30-day period (Written request granted by City Manager)

    “It shall be unlawful for any person for any reason to park or place a recreational vehicle within the City without a permit for a period longer than twenty-four (24) hours. It is also unlawful to rent any recreational vehicle for Residential Occupancy outside of an approved RV Park.”
  • Camping on your landAllowed

    Temporary camping or recreation in the R-1 Single-Family Residential District.

    • The cited provision does not allow tents or temporary structures for residential occupancy.
    “Use of a tent, lean-to, shack, or temporary structure of any nature for residential occupancy, which does not include temporary use thereof for camping or recreation.”
  • Manufactured homesLimited

    Manufactured homes in the MH-1 Manufactured Home Residential District.

    • One existing mobile or manufactured home per lot is a permitted use.
    • Minimum living area is 1,000 square feet.
    • Homes must comply with state regulations.

    minimum living area: >= 1000 square feet (MH-1 district)

    “One single-family existing mobile home or manufactured home per lot.”
  • Who permits septicMixed (with conditions)

    On-site sewerage facilities inside Granite Shoals city limits.

    • The City article applies within city limits except the area within 2,200 feet of the 825-foot mean-sea-level contour of Lake Lyndon B. Johnson, which LCRA regulates directly.
    “This article is effective in the area bounded by the city limits except for that area which is encompassed within 2,200 feet of the 825-foot mean sea level contour of Lake Lyndon B. Johnson, which is regulated directly by LCRA.”
  • Off-grid sanitationLimited

    Sewage disposal inside Granite Shoals city limits.

    • Only City-permitted organized disposal systems or LCRA-permitted and -licensed on-site facilities are authorized.
    “It shall be unlawful, and it is hereby declared a nuisance, to make, suffer, or allow sewage discharge of any kind other than through sewerage facilities authorized, permitted or licensed in accordance with this article.”
  • Well permitLimited

    New water wells inside Granite Shoals city limits.

    • New wells are allowed in Agricultural District areas only for domestic or agricultural use and must comply with groundwater-district, federal, and state law.
    • Existing annexation service plans or agreements may provide otherwise.
    “This article applies to water wells inside the city limits.”
  • Mandatory utility hookupConditional

    Connections to the City utility system inside Granite Shoals city limits.

    • Application, fee, and extension requirements must be met before connection.
    • Applicants must meet applicable charges and fees, capacity, and inspection requirements where applicable.
    “application, fee and extension requirements”
  • Short-term rentalsLimited

    Short-term rentals inside Granite Shoals city limits.

    • The use must be registered with the City.
    • An accessory building or accessory structure cannot be rented as a short-term rental.

    maximum short-term rental period: <= 30 consecutive days (Definition of short-term rental or vacation home rental)

    “means a licensed residential dwelling unit or any portion of a dwelling unit that is occupied for short-term use by any person other than the primary owner for any form of compensation and for a period of not more than 30 consecutive days, and that has registered this use with the City in accordance with the City's ordinances.”
  • Permit feesPublished (with conditions)

    New residential construction and additions inside Granite Shoals city limits.

    • The listed new-residential permits include plan review, building, electrical, plumbing, mechanical permits, and inspections.

    new residential permit fee: per 1.25 USD per square foot (New construction and additions)

    “New residential: | $1.25 per square feet”
  • Permit processPublished (with conditions)

    Building permits, replats, and inspection requests inside Granite Shoals city limits.

    • Applicants must complete all applicable portal fields.
    “apply for all building permits, replats, inspection requests”

Rules another office applies inside Granite Shoals

Granite Shoals does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Septic permitRequired

    On-site sewerage facilities inside Granite Shoals city limits.

    • The City ordinance adopts LCRA standards except where they conflict with the City article.
    • The Lake Lyndon B. Johnson contour area described in § 38-112 is regulated directly by LCRA.
    “On-site sewerage facilities constructed and operated pursuant to permits and licenses issued by the LCRA.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Granite Shoals or Burnet County directly.

  • Owner-builder exemption — Owner-built residential construction inside Granite Shoals city limits.
  • Lot coverage — Land inside Granite Shoals city limits.
  • Tiny homes — Tiny-home occupancy inside Granite Shoals city limits.
  • Septic inspection — On-site sewerage facilities inside Granite Shoals city limits.
  • Driveway access — Driveway access inside Granite Shoals city limits.

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.

Unanswered questions are usually a sign that Granite Shoals publishes no rule on the point, not that none exists. Burnet County’s page lists the county offices to call.

← All of Burnet County: county rules, score and offices