Bolthole Index

Ellis County, Texas

Zoning, building permits and septic rules in Palmer, Texas

The Town of Palmer, Texas, in Ellis County, has its own zoning ordinance, and building permits inside town limits are issued by the city secretary12. Ellis County's lack of zoning applies only to unincorporated land, not to Palmer lots3. Septic is tightly limited inside town limits, and we could not confirm which office permits it4.

At a glance

Zoning
Yes, Palmer has its own zoning ordinance1
Building permit
Required where applicable, issued by the city secretary52
Certificate of occupancy
Required for new or changed buildings and uses6
Septic
Only where public sewer is unavailable; permitting office unconfirmed4
Minimum lot
1 acre in AG, 15,000 sq ft in R-17
Minimum home size
1,000 sq ft in AG, 2,000 sq ft in R-189
Floodplain
Floodplain development permit required in special flood hazard areas10

Who to call

Building permits

City of Palmer, City Secretary (building permits and certificates of occupancy)

Building permits and certificates of occupancy inside Palmer town limits

Septic permits

Ellis County Department of Development

County septic (OSSF) permits and development permits for unincorporated Ellis County; ask here whether the county has any role at an address inside Palmer

972-825-5200

[email protected]

302 N. Monroe St., Waxahachie, TX 75165

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 Town of Palmer means bringing your own water and power. The kit we’d start with:

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Does Palmer, Texas have zoning?

Yes. The Town of Palmer has its own zoning ordinance, and the mayor is the designated official who enforces it1. Land inside Palmer town limits is divided into districts, including AG (Agricultural) and R-1 (Residential)11. Unincorporated Ellis County has no county zoning, but that does not carry into Palmer3.

In the AG district the minimum lot is 1 acre and the minimum living area is 1,000 square feet, excluding garages78. In R-1 the minimum lot is 15,000 square feet and the minimum living area is 2,000 square feet79. Setbacks in AG are 25/25/25 feet (front, rear, interior side); in R-1 they are 25/25/15 feet12.

When no public sewer serves a lot and septic is used, maximum lot coverage drops to 35 percent13. Individually owned HUD-code manufactured homes need a 12,000-square-foot lot with public sewer or 20,000 square feet where septic is used14.

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

Yes, where applicable. Palmer's ordinance says no building or other structure may be erected, moved, added to, enclosed or structurally altered inside town limits without a building permit, and the city secretary issues it5. A permit must conform to the zoning article unless the city council issues a written special exception or variance2.

Before a permit for erecting, altering, moving or structurally repairing a building, you must apply for a certificate of occupancy2. New, changed or enlarged buildings and uses need that certificate before anyone occupies them, and a temporary certificate can run no more than 6 months while work is finished6. Palmer publishes a fee schedule covering building and development fees15. No zoning application or appeal is acted on until applicable fees are paid15.

How do septic permits work inside Palmer?

Palmer's code makes septic the exception. Installing or using a septic tank for private waste disposal inside town limits is unlawful unless public sewer is not available, and the property must not be within 100 feet of a sanitary sewer main4. Where septic is allowed, installation must comply with 30 TAC Chapter 285, the state's on-site sewage rules4.

We could not confirm which office issues the septic permit for a lot inside Palmer, so ask the Ellis County Department of Development before you plan a system16. For unincorporated land, Ellis County requires a septic application, permit fee and inspection regardless of tract size17, but that rule excludes areas regulated under another order or an interlocal agreement, so it may not reach a lot in town18. Inside Palmer, a connection to city sewer must be made under the supervision of a city inspector19.

Can you live in an RV or tiny home in Palmer?

We could not confirm a Palmer rule that allows or bars living in an RV, camping on a private lot, or living in a tiny home inside town limits1. Because Palmer has its own zoning, the county's lack of zoning does not answer the question for a town lot3.

The rules that do apply to any dwelling are the district minimums: a 1,000-square-foot minimum living area in AG and 2,000 square feet in R-189. A tiny home or RV would have to satisfy those minimums to be treated as a dwelling, so call the city secretary before buying a lot for one20.

Building a home in Palmer: the steps, in order

  1. Confirm the zoning district of the lot with the city secretary, since lot size, living area and setbacks differ between AG and R-11112.
  2. Check whether public sewer reaches the lot; septic is allowed only where it does not4.
  3. Apply for a certificate of occupancy, then a building permit from the city secretary2.
  4. Pay the applicable fees from the town's fee schedule15.
  5. If the lot lies in a special flood hazard area, obtain a floodplain development permit10.
  6. Request the certificate of occupancy once the work is complete, before anyone moves in6.

If you plan to split a lot, Palmer also regulates subdivision of land inside town limits21.

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

Palmer's rules apply inside town limits only. For land outside town limits, Ellis County has no zoning, but it does require development permits for structures and for excavation or grading in unincorporated areas22; see the Ellis County page for that land.

Water wells in Ellis County fall under the Prairielands Groundwater Conservation District, and new wells must be registered before drilling23. We could not confirm a private-well rule inside Palmer, so ask the city secretary20. Ellis County's effective property tax rate is 1.5 percent24, and USDA rates only 2.5 percent of the county's soils as not limited for a conventional septic drain field, so expect a site evaluation25.

Watch-outs

  • Palmer's building-permit rule applies "where applicable," so ask the city secretary whether your project needs one520.
  • We could not confirm which office permits septic systems inside town limits; ask the Ellis County Department of Development before you buy a lot without sewer416.
  • Land in a special flood hazard area needs a floodplain development permit from Palmer10.

Sources

  1. Article 9.03 Zoning Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  2. Division 1 Generally — City of Palmer, TX (Town of Palmer), quoted and re-checked
  3. Development Regulations | Ellis County, TX Official Website, quoted and re-checked
  4. Article 12.04 Water and Sewers — City of Palmer, TX (Town of Palmer), quoted and re-checked
  5. Division 1 Generally — City of Palmer, TX (Town of Palmer), quoted and re-checked
  6. Division 1 Generally — City of Palmer, TX (Town of Palmer), quoted and re-checked
  7. Division 5 General Compliance with District Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  8. Division 5 General Compliance with District Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  9. Division 5 General Compliance with District Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  10. Article 4.04 Flood Damage Prevention — City of Palmer, TX (Town of Palmer), quoted and re-checked
  11. Division 5 General Compliance with District Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  12. Division 5 General Compliance with District Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  13. Division 5 General Compliance with District Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  14. Division 5 General Compliance with District Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  15. Appendix A Fee Schedule — City of Palmer, TX (Town of Palmer), quoted and re-checked
  16. Ellis County Department of Development (ellispermits.com)
  17. Order Adopting Rules of Ellis County, Texas, for On-Site Sewage Facilities, quoted and re-checked
  18. Order Adopting Rules of Ellis County, Texas, for On-Site Sewage Facilities, quoted and re-checked
  19. Article 12.04 Water and Sewers — City of Palmer, TX (Town of Palmer), quoted and re-checked
  20. City of Palmer, City Secretary (building permits and certificates of occupancy) (ecode360.com)
  21. Article 9.02 Subdivision Regulations — City of Palmer, TX (Town of Palmer), quoted and re-checked
  22. Notice Regarding Inspections & Certificates of Occupancy in the Unincorporated Areas of Ellis County, quoted and re-checked
  23. Well Permits, quoted and re-checked
  24. Effective property tax rate: Bolthole Index county data
  25. 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 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 Town of Palmer

Town of Palmer’s own rules

  • Building permitRequired

    A building or other structure erected, moved, added to, enclosed, or structurally altered inside Palmer town limits.

    • The ordinance says the permit requirement applies "where applicable"; a permit must conform to the zoning article unless city council issues a written special exception or variance.
    “No building or other structure shall be erected, moved, added to, enclosed or structurally altered without a permit therefor, where applicable”
  • InspectionsLimited

    Connections from occupied buildings to available city sanitary sewer inside Palmer town limits.

    • This evidence establishes city-inspector supervision for sewer connections, not a general inspection schedule for every building type.
    “Such connection must be made under the supervision of a city inspector”
  • Certificate of occupancyRequired

    New, changed, converted, altered, enlarged, or nonconforming building or premises uses inside Palmer town limits.

    • A certificate must state zoning conformity; a temporary certificate may be issued for no more than six months during alterations or pending completion, with safety conditions and safeguards.

    temporary certificate maximum period: <= 6 months (During alterations or partial occupancy pending completion.)

    “It shall be unlawful to use or occupy or permit the use or occupancy of any building or premises”
  • Local zoningPresent (with conditions)

    Land inside Palmer town limits.

    • The mayor is the designated administrative official for enforcement of the zoning regulations.
    “This article consists of the zoning ordinance, Ordinance 999, adopted January 18, 2011, as amended.”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Palmer town limits.

    • The schedule identifies AG, R-1, R-2, R-3, R-4, R-5, MF, MH, C-1, C-2, and I columns; the code editorial note describes later RD/MF nomenclature changes.
    “AG | R-1 | R-2 | R-3 | R-4 | R-5 | MF | MH | C-1 | C-2 | I”
  • Manufactured homesLimited

    HUD-code manufactured homes inside Palmer town limits.

    • Individually owned HUD-code manufactured homes require a 12,000-square-foot lot with public sewer or 20,000 square feet where septic is used.
    • A manufactured-home park lot/space must be at least three times the home size and never less than 3,000 square feet with public sewer; with septic, it must be 20,000 square feet per lot or space.

    minimum individually owned HUD-code manufactured-home lot with public sewer: 12000 square feet · minimum individually owned HUD-code manufactured-home lot with septic: 20000 square feet (Where public sewer is unavailable.)

    “For HUD-code manufactured homes which are individually owned, the minimum size lot area shall be 12,000 square feet”
  • Off-grid sanitationLimited

    Private septic waste disposal inside Palmer town limits.

    • Septic use is permitted only when public sewer is unavailable or the septic tank was operating on the section’s effective date; property must not be within 100 feet of a sanitary sewer main; installation must comply with 30 TAC Chapter 285.

    sanitary sewer main distance: < 100 feet (Property within this distance cannot use the stated septic exception.)

    “It shall be unlawful for any person to install or use any septic tank for private waste disposal within the city limits except when public sewer is not available”
  • Subdividing landRegulated (with conditions)

    Subdivision of land inside Palmer town limits.

    • The municipal subdivision ordinance is Ordinance 1017, adopted January 17, 2012, as amended.
    “This article consists of the subdivision ordinance, Ordinance 1017, adopted January 17, 2012, as amended.”
  • Building in a floodplainRequired

    Development in areas of special flood hazard within Palmer town jurisdiction.

    • The ordinance applies to all areas of special flood hazard within city jurisdiction.
    • The October 19, 2023 Ellis County, Texas and Incorporated Areas FIS/FIRM materials and revisions are adopted by reference.
    • Where restrictions overlap with other ordinances, easements, covenants, or deed restrictions, the more stringent restriction prevails.
    “A floodplain development permit shall be required to ensure conformance with the provisions of this article.”
  • Permit feesPublished (with conditions)

    Building, development, zoning, and certificate-of-occupancy permits inside Palmer town limits.

    • The current online schedule reports Ordinance 1266, adopted February 19, 2026, as amending utility fees.
    • No zoning application or appeal is acted on until applicable fees are paid in full.
    “ARTICLE A2.000 BUILDING AND DEVELOPMENT RELATED FEES”
  • Permit processPartial

    Zoning-related building permits and certificates of occupancy inside Palmer town limits.

    • Building permits are issued by the city secretary and must conform to zoning unless city council grants a written special exception or variance.
    • Before a permit for erection, alteration, moving, or structural repair, an application for a certificate of occupancy must be made.
    “No building permit shall be issued by the city secretary except in conformity with the provisions of this article”

Rules another office applies inside Town of Palmer

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

  • Minimum dwelling sizeDistrict specific (with conditions)

    AG Agricultural District inside Palmer town limits.

    • Table 1 applies by zoning district.

    minimum living area excluding garages: 1000 square feet

    “Minimum live [living] area square footage (excludes garages) | 1,000”
    One more reviewed finding on this topic
  • Minimum lot sizeDistrict specific (with conditions)

    AG Agricultural and R-1 Residential Districts inside Palmer town limits.

    • Table 1 applies by zoning district.

    AG minimum lot area: 1 acre · R-1 minimum lot area: 15000 square feet

    “Lot area (square feet) | 1 acre | 15,000”
  • SetbacksDistrict specific (with conditions)

    AG Agricultural and R-1 Residential Districts inside Palmer town limits.

    • Table 1 applies by zoning district.

    AG front/rear/interior-side setback: 25/25/25 feet · R-1 front/rear/interior-side setback: 25/25/15 feet

    “Side yard setback (interior lot) | 25 | 15”
  • Lot coverageDistrict specific (with conditions)

    AG Agricultural and R-1 Residential Districts inside Palmer town limits.

    • When no public sewer serves the lot or development and septic is used, maximum lot coverage is 35 percent.

    AG maximum lot coverage: <= 40 percent (35 percent where the stated septic condition applies.) · R-1 maximum lot coverage: <= 40 percent (35 percent where the stated septic condition applies.)

    “When no public sewer system serves the lot or development and a septic tank system issued for sewage disposal, the maximum lot coverage shall be 35%.”
  • Building heightDistrict specific (with conditions)

    AG Agricultural and R-1 Residential Districts inside Palmer town limits.

    • The table contains an apparent typographical entry for AG, reproduced as published: "3% [sic]".

    AG maximum height: 3% [sic] stories · R-1 maximum height: <= 2.5 stories

    “Maximum height (stories) | 3% [sic] | 2.5”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Palmer or Ellis County directly.

  • Owner-builder exemption — Owner-built residences inside Palmer town limits.
  • Building code adopted — Construction inside Palmer town limits.
  • Living in an RV — RV occupancy on private land inside Palmer town limits.
  • Camping on your land — Temporary camping on private land inside Palmer town limits.
  • Tiny homes — Tiny-home occupancy inside Palmer town limits.
7 more unanswered
  • Accessory dwellings
  • Septic permit
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Short-term rentals

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

Unanswered questions are usually a sign that Town of Palmer publishes no rule on the point, not that none exists. Ellis County’s page lists the county offices to call.

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