Zoning, building permits and septic rules in Town of Berryville, Texas

Town of Berryville’s own rules

• Building permitRequired

  Construction of buildings and structures inside Berryville

  • Application to city secretary; architectural committee reviews and approves or denies
  • Fees set by council resolution
  • Permit must be displayed visibly and returned after construction
  • Denial may be appealed to the zoning board
  • Misdemeanor fine $50-$1,000 for failure to obtain permit

  “no person shall commence the construction of any building, structure or addition within the limits of the city of berryville, texas unless that person has first obtained a building permit.”

• Local zoningPresent

  Land inside the City of Berryville (Henderson County), TX

  • Ordinance passed May 8, 2000; amended 2004, 2018 and May 13, 2025

  “an ordinance to be known as the city of berryville zoning ordinance; establishing zoning districts; adopting and identifying the official zoning map”

• Zoning districtsPublished

  Zoning districts inside Berryville

  • Districts are defined only by use; the ordinance text gives no dimensional standards per district
  • Official zoning map adopted by reference

  “the city is hereby divided into the following types of districts: 1. residential 2. business 3. business-alcohol 4. industrial 5. agricultural”

• SetbacksSpecified

  Buildings citywide inside Berryville (not district-specific)

  • Defined in the ordinance definitions; manufactured homes have the same 20 ft front / 5 ft side and rear
  • Travel trailers must stay 10 ft from property lines

  front setback: >= 20 ft · side and rear setback: >= 5 ft

  “city setbacks are defined as twenty feet (20') from the front of the property to the building and five feet (5') from the side and rear of the property to the building.”

• Building heightSpecified

  Buildings citywide inside Berryville (not district-specific)

  • Defined in the building height definition; measured from average finished grade at front to highest roof point

  maximum height: <= 30 ft (two-story limit)

  “two-story limit not to exceed thirty feet (30') from finished grade.”

• Living in an RVTemporary only (with conditions)

  Travel trailers/RVs on private lots inside Berryville

  • Not permitted for permanent dwelling use
  • Not on streets, parkways, alleyways, or within 10 feet of any property line
  • May be further restricted by subdivision, HOA, POA or deed restrictions
  • May be used as shelter up to 365 days during construction of a home

  temporary shelter: <= 10 days (10 consecutive days or 10 days per calendar year unless further restricted by deed)

  “travel trailers may be used as a temporary shelter for no more than 10 consecutive days or 10 days per calendar year unless further restricted by deed.”

• Camping on your landLimited

  Camping trailers used as temporary shelter inside Berryville

  • Limited to 10 consecutive days or 10 days per calendar year unless further restricted by deed
  • Not within 10 feet of a property line or on streets

  “travel trailers may be used as a temporary shelter for no more than 10 consecutive days or 10 days per calendar year unless further restricted by deed.”

• Tiny homesLimited

  Tiny homes as primary dwelling inside Berryville

  • Must meet all deed restrictions and city, county and state building codes
  • Section 12 restricts prefabricated tiny homes to designated areas: Three Points Mobile Home Estates, 1000 Pines Ranch Estates West, Holiday Hills subdivision

  “a single tiny home as a primary residential dwelling unit is allowed should it meet all deed restrictions and comply with all building codes of the city, county, and state.”

• Manufactured homesLimited

  Mobile and HUD-code manufactured homes inside Berryville

  • Restricted to designated areas: Three Points Mobile Home Estates, 1000 Pines Ranch Estates West, Holiday Hills subdivision
  • Elsewhere, HUD-code homes must not exceed five years of age, bear the HUD seal, or be approved by council
  • Must be underpinned with tires and axles removed, steps at exterior doors, 20 ft from front line and 5 ft from back and sides
  • Installation by state-certified installer; skirting and tie-downs required

  maximum age outside designated areas: <= 5 years (or approved by city council)

  “all other homes of this type placed within the city limits of the city of berryville, texas, starting from the revised date of this ordinance, cannot exceed five (5) years of age, must be hud approved and bear the hud seal or be approved by the berryville city council.”

• Accessory dwellingsLimited

  Secondary dwelling units (tiny houses) adjacent to a primary home inside Berryville

  • Limited to one unit
  • Uses no more than 25% of total lot
  • Septic and water requirements met by all authorities
  • Maximum 800 sq ft or 40% of existing dwelling floor area, whichever is less
  • Off-street parking required
  • Must comply with city, county and state building codes
  • Prefabricated secondary units restricted to designated areas under Section 12

  maximum unit size: <= 800 sq ft (or 40% of net floor area of existing dwelling, whichever is less)

  “secondary dwelling units (or tiny houses) shall be allowed adjacent to existing primary homes provided: (a) the quantity shall be limited to one unit;”

• Permit processPartial

  Building permit application inside Berryville

  • Application goes to city secretary, then architectural committee review
  • Denial appealable to zoning board
  • House moving permit also required for moving a structure into or within the city

  “any person desiring a permit shall make application to the city secretary.”

Still unanswered

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

• Owner-builder exemption — Owner-builder exemption inside Berryville
• Building code adopted — Building code adoption inside Berryville
• Inspections — Building inspections inside Berryville
• Certificate of occupancy — Certificate of occupancy inside Berryville
• Minimum dwelling size — Minimum dwelling size inside Berryville

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.