Bolthole Index

Hill County, Texas

Building permits, zoning and septic rules in Hill County, Texas

53Index Score / 100
#125 of 254 in Texas

We could not confirm whether a home on unincorporated land in Hill County, Texas needs a county residential building permit; ask Hill County Development Services before construction1,2. Unincorporated Hill County has no county zoning, while Itasca requires city building permits3,4. Hill County Development Services administers septic permits and inspections, with additional TCEQ approval for commercial-use and RV-park systems2.

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

We could not confirm whether unincorporated Hill County requires a residential building permit; ask Hill County Development Services before construction.

We could not confirm whether unincorporated Hill County requires a residential building permit; ask Hill County Development Services before construction1,2. Texas counties have limited construction authority, but the state fire-code provisions do not establish Hill County's rule for a detached home5. State energy standards still apply to covered construction, and factory-built industrialized housing falls under a separate Texas program12,13. Inside Itasca city limits, city building permits are required for residential construction, additions, pools and remodeling4. Separately, Hill County requires OSSF application approval before septic construction14.

Who issues building permits in Hill County?

We could not confirm a county residential building-permit office; start with Hill County Development Services at 254-337-1210 to ask where to direct the building-permit question.

We could not confirm a county residential building-permit office; start with Hill County Development Services at 254-337-1210 to ask where to direct the building-permit question1,2. Inside Itasca, the city handles building permits; septic work remains subject to the local OSSF permitting authority, so confirm the address's septic jurisdiction with Development Services2,4,7. Hill County Development Services administers the county septic process2. For floodplain review, new addresses and address signs, contact Hill County 911 Addressing & Signage at 254-283-684615. The county lists a $100 Flood Plain Permit fee and a $25 address-sign fee16.

Does Hill County have zoning?

Unincorporated Hill County has no county zoning ordinance setting dwelling size, lot size, setbacks, lot coverage or building height, or restricting RVs, tiny homes, manufactured homes, accessory dwellings or temporary camping.

Unincorporated Hill County has no county zoning ordinance setting dwelling size, lot size, setbacks, lot coverage or building height, or restricting RVs, tiny homes, manufactured homes, accessory dwellings or temporary camping3. Hill County subdivision rules still apply to covered land divisions outside city limits, and final plats need Commissioners Court approval before recording10. City agreements can modify the county rules in an extraterritorial jurisdiction or delegate subdivision oversight to the city; affected subdivisions must comply with the city's applicable land-use restrictions and setbacks10. The current county rules require preliminary plats except for minor plats and replats1.

How do septic permits work in Hill County?

Hill County Development Services administers OSSF permits, and septic construction must wait for application approval.

Hill County Development Services administers OSSF permits, and septic construction must wait for application approval2,14. Septic installation, alteration, extension and repair also require a permit unless an exemption applies7. After fees are paid, the county OSSF Designated Representative coordinates open and final inspections, including authorization to operate2. Only 9.9% of Hill County soils lack severe limitations for conventional drain fields, making a site evaluation an early purchase check17. A state permitting exemption may apply to a single-family dwelling on at least 10 acres only with a licensed evaluation, no nuisance or groundwater pollution, every OSSF part at least 100 feet from the property line, on-property effluent disposal and no other dwelling on the tract; Development Services must confirm local eligibility because local rules may be stricter7.

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

Unincorporated Hill County's county-zoning answer is covered above; sanitation remains a separate requirement for an RV or tiny-home plan.

Unincorporated Hill County's county-zoning answer is covered above; sanitation remains a separate requirement for an RV or tiny-home plan1,3. Private sewage facilities must meet Hill County OSSF requirements and obtain applicable authorization before construction and operation1. Commercial-use and RV-park septic systems additionally require TCEQ approval, a rule that does not itself answer personal RV occupancy2. Texas composting-toilet conditions also apply; a composting toilet is not an automatic sewage-rule exemption18. For a proposed RV or tiny home on flood-prone land, ask Hill County 911 Addressing & Signage which activities need a Flood Plain Permit; we could not confirm the full permit triggers15,16.

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

Establish city limits and any extraterritorial jurisdiction: Itasca requires city building permits, and city agreements can change subdivision review outside city limits.

  1. Establish city limits and any extraterritorial jurisdiction: Itasca requires city building permits, and city agreements can change subdivision review outside city limits1,4.
  1. Ask Hill County Development Services where to confirm residential building permits, building inspections and occupancy approval for unincorporated land; we could not confirm those requirements1,2.
  1. Contact 911 Addressing & Signage for floodplain review and a new address; stake the proposed driveway if no established driveway exists15.
  1. Submit the septic application to Development Services and wait for approval before construction, then complete the open and final inspection stages2,14.
  1. For a new non-exempt well within Prairielands Groundwater Conservation District, obtain an Operating Permit11.
  1. For state-highway access, obtain the TxDOT driveway permit before modifying the right of way19.

What to check before you buy land in Hill County

Before buying a tract to divide, establish the applicable county or city subdivision process: Hill County's rules took effect March 4, 2025, with city agreements potentially modifying or delegating ETJ oversight.

Before buying a tract to divide, establish the applicable county or city subdivision process: Hill County's rules took effect March 4, 2025, with city agreements potentially modifying or delegating ETJ oversight1. A qualifying agricultural platting exception requires the specified use and no dedication of streets, parks or similar areas for public or lot-owner use; platting requirements return when that use ends1. Within Prairielands Groundwater Conservation District, all non-exempt wells need a permit; new wells need an Operating Permit, while existing non-exempt wells registered before January 1, 2019 need a Historic Use Permit11. Confirm the parcel's district coverage and well exemption status with Prairielands before drilling or operating11.

Watch-outs

  • Hill County's residential building-permit, building-inspection, and certificate-of-occupancy requirements remain unconfirmed; ask the applicable county or city office before construction5.
  • An owner acting as the contractor for a primary residence may avoid a notice-related penalty in a narrow circumstance, but that is not an exemption from inspections, codes, septic requirements, subdivision rules, or other permits8.
  • The septic application lists $325 for a conventional system and $475 for a non-standard system, but the form is dated 2011; ask Development Services for current septic permit fees20.

Sources

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

  1. Hill County Subdivision Rules and Regulations (2026 county census)
  2. Hill County Development Services (OSSF Permits & Inspections) (co.hill.tx.us)
  3. Texas law on county zoning and building authority
  4. Itasca: City of Itasca Permit Information (Hill County)
  5. Texas Local Government Code, Chapter 233 (Texas statewide rule)
  6. City Planning
  7. Getting a Permit for an OSSF - Such as a Septic System
  8. Texas Local Government Code Chapter 233, residential construction notice enforcement
  9. Exemptions to Electrician Licensing (Texas statewide rule)
  10. Hill County Texas — County Information
  11. Home - Prairielands Groundwater Conservation District
  12. Local Ordinances
  13. tdlr.texas.gov (Texas statewide rule)
  14. OSSF Permits & Inspections
  15. Hill County 911 Addressing & Signage (Support Services) (co.hill.tx.us)
  16. Hill County Texas home page
  17. 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
  18. Chapter 285 — On-Site Sewage Facilities (Texas statewide rule)
  19. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule)
  20. OSSF Permits & Inspections

Written October 11, 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.

Off-grid gear

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

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

Found land here? Start a Property Hunt →

Compared with neighboring counties

Like 5 of its 6 neighbors, Hill County has no countywide zoning.

RuleHill CountyEllis CountyMcLennan CountyBosque CountyJohnson CountyNavarro CountySomervell County
Building permitLimitedNot requiredLimitedLimitedLimitedLimitedNot required
County zoningNoNoNoNoNoYesNo
Septic permitsCounty Development ServicesCounty Dept. of DevelopmentWaco-McLennan County Public Health DistrictCounty Env. OfficeCounty Public WorksCounty Env. Div.OSSF

County locator

Hill County in Texas

53
County map
Hill County highlighted among the Texas counties · colored by Index score

How Hill County scores

53 / 100 · #125 of 254 in Texas · six factors, land price, tax, rain and climate

Seclusion32100% ev.
Self-Sufficiency3999% ev.
Admin Boringness8290% ev.
Durability39100% ev.
Property Autonomy71100% ev.
Carry Cost77100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$236kTypical home
1.2%Property tax
$3,494Land / acre
38.4"Annual rain
23.7% of yrsSevere drought
45.2 / yr (+29.6)Mid-century 100°F days
25.2 daysMid-century dry spell
2.27" (+5.9%)Mid-century 1-day rain
1.36×Wildfire change factor
100%Forward climate coverage
$2,147Home insurance / yr
-0.3% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
33,309People within 30 min
10,158,034People within 2 hr
25,653Radius comparison (15 mi)
39.7People / sq mi
6.6%Federal land
99.5%Land at 15% slope or less
9.9%Soils rated "not limited" for septic (strict USDA rating)
58,104 acWorkable land screen
16.2%Wooded land
13.7 tonsBiomass / forest ac
66.4°FAvg temp

Scout Hill County

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

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

Property hunt

Find land. Bring the promising ones back.

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

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

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

Sell land in Hill County? Be the only seller on this page →

Analyze a property
Add setup-cost allowances

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

Working estimate

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

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

Before an offer

Parcel due diligence

0/8 checked

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

Cities and towns in Hill 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.

Abbott · Aquilla · Town of Blum · Town of Bynum · Town of Carl's Corner · Covington · Hillsboro · Hubbard · Itasca · Town of Malone · Town of Mertens · Mount Calm · Town of Penelope · Town of Whitney

Answers from the rulebook for Hill County

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

Hill County rules

  • Building permitLimited

    Construction within an identified FIRM floodplain area in the unincorporated areas of Hill County that are subject to the County subdivision rules.

    • The County rules apply to unincorporated areas, except where a written city–County agreement modifies the rules within that city's extraterritorial jurisdiction or delegates subdivision oversight to the city.
    • Construction in an identified FIRM floodplain area requires written approval from Hill County and a detailed floodplain development permit.
    • The engineering plans and studies must show that no rise in Base Flood Elevation, no flooding, and no obstruction to the natural flow of water will result.
    • All owners of property affected by the construction must become parties to the request.
    • Where construction is permitted, finished-floor elevations must be at least one foot above the 100-year flood elevation.

    minimum finished-floor elevation above 100-year flood elevation: >= 1 ft (Where construction is permitted within an identified FIRM floodplain area.)

    “No construction, without written approval from Hill County shall be allowed within an identified “FIRM” floodplain area [...] after a detailed floodplain development permit”
  • Local zoningVaries (with conditions)

    Aggregate local zoning in Hill County, including municipal zoning administered by incorporated cities rather than by Hill County

    • The documented municipal zoning rule applies within the City of Hillsboro; it does not establish a countywide rule for unincorporated Hill County.
    • Other incorporated municipalities require separate municipal-source verification.
    “The City of Hillsboro Community Development Department is responsible for all aspects of land use and planning within the City of Hillsboro.”
  • Zoning districts · by state lawNo county rule

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    Unincorporated Hill County: no county rule sets this, because Hill County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.hill.tx.us.

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

    On-site sewage facility permitting and inspection administration in Hill County, Texas.

    • Effective January 1, 2026, Hill County Development Services administers the OSSF application process.
    • Commercial-use and RV-park septic permits must be approved by TCEQ as well as the OSSF Designated Representative.
    • Applications are paid at the Support Services Building; credit/debit card convenience fees apply.
    “The Hill County Development Services are over this process.”
    One more reviewed finding on this topic
    • County — OSSF/septic permitting and inspections in Hill County, including unincorporated areas; incorporated jurisdictions may have separate arrangements.
      “The Hill County Development Services are over this process.”
  • Septic permitRequired

    Construction or installation of an OSSF in Hill County.

    • Do not begin construction before application approval.
    • Commercial-use and RV-park applications also require TCEQ approval.
    • The county application lists standard conventional and non-standard system fees of $325 and $475, respectively; the form is revised 05/2011 and may not reflect current fees.

    standard conventional system fee: 325 USD · non-standard system fee: 475 USD (Includes, but is not limited to, aerobic, LPD, drip emitters, ET beds, holding tanks, commercial facilities, and multi-family residences.)

    “DO NOT BEGIN CONSTRUCTION PRIOR TO APPLICATION APPROVAL.”
    One more reviewed finding on this topic
    • Required — Construction and operation of an on-site sewage facility in Hill County.
      “DO NOT BEGIN CONSTRUCTION PRIOR TO APPLICATION APPROVAL”
  • Septic inspectionRequired

    OSSF installations subject to Hill County permitting.

    • After fees are paid, inspections are coordinated by the Development Services OSSF Designated Representative.
    • The application provides for open inspection and final inspection/authorization to operate.
    • Commercial-use and RV-park permits also require TCEQ approval.
    “Once the fees have been paid, all OSSF inspections will be coordinated by the Development Services OSSF Designated Representative.”
    One more reviewed finding on this topic
    • Required — OSSF construction and operation subject to Hill County's OSSF permitting process.
      “Once the fees have been paid, all OSSF inspections will be coordinated by the Development Services OSSF Designated Representative.”
  • Off-grid sanitationLimited

    Private, on-site sewage treatment or disposal serving property without municipal sewer service in Hill County.

    • Private sewage facilities are recognized as a sewage-disposal option in county subdivision rules.
    • The facility must satisfy Hill County OSSF Agent requirements and obtain the applicable OSSF authorization before construction and operation.
    • Commercial-use and RV-park systems additionally require TCEQ approval.
    “The plan for sewage disposal should be clearly indicated, i.e. municipal sewer service, privately owned/organized sewage disposal system, private sewage facilities, etc. If it is the Owner’s intent that each lot purchaser shall provide private sewage facilities, those facilities must meet the requirements of the Hill County On-site Sewage Facilities (OSSF) Agent.”
  • Well permitLimited

    Groundwater wells in Hill County within the Prairielands Groundwater Conservation District, specifically non-exempt wells.

    • All non-exempt wells require a permit.
    • Existing non-exempt wells with approved registration before January 1, 2019 obtain a Historic Use Permit.
    • New non-exempt wells obtain an Operating Permit.
    • Operating Permit applicants must have a pre-application meeting, and administratively complete applications are scheduled for a public hearing.
    • Permitted wells must be metered before production and comply with production-reporting and fee-payment requirements.
    • The reviewed page does not determine which exemption applies to a specific parcel or domestic well.

    maximum annual authorized production: lesser of reasonable annual groundwater demand during permit term or 50,000 gallons per year per contiguous acre owned to well site · well completion period: 0–100 gallons per minute: 18 months; 101–299 gallons per minute: 24 months; 300+ gallons per minute: 36 months

    “All non-exempt wells must obtain a permit. Existing non-exempt wells (wells with an approved registration prior to January 1, 2019) will obtain a Historic Use Permit. New wells will obtain an Operating Permit.”
    One more reviewed finding on this topic
    • Limited — Groundwater wells on the Hill County portion of the Prairielands Groundwater Conservation District.
      “All non-exempt wells must obtain a permit. Existing non-exempt wells (wells with an approved registration prior to January 1, 2019) will obtain a Historic Use Permit. New wells will obtain an Operating Permit.”
  • Agricultural exemptionAvailable (with conditions)

    Division of land outside incorporated city limits in Hill County where the tract is primarily used for qualifying agricultural, farm, ranch, wildlife-management, or timber-production purposes.

    • The owner must not dedicate any area such as streets, parks, alleys, or parking lots for use by the public or lot owners.
    • The tract must be used primarily for agricultural use as defined by Sections 1-d and 1-d-1, Article VIII, Texas Constitution, or for farm, ranch, wildlife management, or timber production use within the meaning of Section 1-d, Article VIII, Texas Constitution.
    • Section I does not state a separate acreage threshold for the agricultural-use alternative; the same Exception A separately lists ten acres or more as an independent alternative.
    • If the described agricultural, farm, ranch, wildlife-management, or timber-production use ceases, the platting requirements of the order apply.
    • The 2025 rules were adopted effective March 4, 2025.

    separate non-agricultural acreage alternative: >= 10 acres (This is a separate Exception A(1) alternative, not an acreage threshold stated for the agricultural-use alternative.)

    “(2) the tract is to be used primarily for agricultural use, as defined by Sections 1-d, and 1-d1 Article VIII, Texas Constitution, or for farm, ranch, wildlife management, or timber production use within the meaning of Section 1-d, Article VIII, Texas Constitution. If this described use ceases, the platting requirements of this order apply; or”
  • Subdividing landRegulated (with conditions)

    Division of land outside the corporate limits of a city in Hill County into two or more parts for subdivision, lots, streets, alleys, parks, or other portions intended for public use or for purchasers or owners of lots.

    • A plat is required unless an applicable exception in Section I applies.
    • Exception A requires both that no areas such as streets, parks, alleys, or parking lots are dedicated for public or lot-owner use and that one listed condition applies, including lots of at least ten acres, qualifying agricultural or related production use, certain family transfers, Veterans’ Land Board sales, specified governmental ownership, specified transfers, or common ownership.
    • The 2025 rules were adopted effective March 4, 2025.
    • If the property is within a city or town’s extraterritorial jurisdiction, the applicable city, town, or village must approve the plat before submission to the Commissioners Court.
    • The Commissioners Court approves or disapproves subdivision plats under the county rules.
    “The Hill County Commissioners Court adopted Subdivision Rules effective March 4, 2025. Click on the link below to download Subdivision Rules.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision and development of land in unincorporated Hill County.
      “The Hill County Commissioners Court adopted Subdivision Rules effective March 4, 2025. Click on the link below to download Subdivision Rules.”
    • Regulated (with conditions) — Subdivision and development of land in Hill County's unincorporated areas.
      “These regulations are intended to govern the subdivision and development of land in the unincorporated areas of Hill County, and they apply to all unincorporated areas of the County, except whereby written agreement between a city and the County has modified these Regulations within Extra Territorial Jurisdiction of that city, or delegated its responsibility for subdivision oversight to that city, or delegated its responsibility for subdivision oversight to that city.”
  • Driveway accessRequired

    A new driveway associated with a Hill County new-address request when the property has no established driveway.

    • The source limits the staking requirement to properties without an established driveway.
    • The requirement appears in the county's new-address Development Permit instructions.
    “If there is not an established driveway into the property you will have to stake the new driveway. Once we have the Permit and payment confirmation in the Office, we will go out to take a GPS point for the 911 map and will contact you back with the new address.”
  • Permit feesPublished (with conditions)

    Hill County Flood Plain Permits and 911 Address Signs.

    • The page states that online payment is available through the Hill County 911 Addressing & Signage page.
    • The page separately lists the 911 Address Sign fee as $25.00.

    Flood Plain Permit fee: 100 USD · 911 Address Sign fee: 25 USD

    “The cost for a Flood Plain Permit is $100.00. The cost for a 911 Address Sign is $25.00.”
  • Permit processPublished (with conditions)

    Hill County Development Permit process for obtaining a new address through 911 Addressing.

    • Section 1 must be completed.
    • The completed form may be returned by email or mail.
    • A $100.00 fee must be paid online or by check with the Development Permit.
    • If there is no established driveway, the new driveway must be staked.
    • After the permit and payment confirmation are received, Hill County will take a GPS point for the 911 map and contact the applicant with the new address.

    Development Permit fee: 100 USD

    “You may pay the $100.00 fee either online at the link below or mail a check in with the Development Permit.”
  • County-wide zoningAbsent

    Texas counties generally lack zoning authority in unincorporated areas; no county zoning ordinance was found on Hill County official sources.

    Hill County - OSSF Permits & 911 Signage ↗From the county’s own site, awaiting a second reviewer

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.”
    2 more reviewed findings on this topic
    • Conditional — Penalty for failure to submit required residential-construction notices under Texas Local Government Code Chapter 233, Subchapter F, where that subchapter applies.
      “An individual who fails to provide proper notice in accordance with Sections 233.154(b) and (c) is not subject to a penalty under this subsection if: (1) the new residential construction is built by the individual or the individual acts as the individual's own contractor; and (2) the individual intends to use the residence as the individual's primary residence.”
    • 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”
  • Building code adoptedPartial

    Industrialized housing and buildings, modules, and modular components governed by the Texas Industrialized Housing and Buildings program.

    • The mandatory state code adoption applies to industrialized housing and buildings, modules, and modular components, not all construction statewide.
    • The effective date is July 1, 2024.
    • The International Existing Building Code applies to alterations of portable industrialized buildings.
    • Manufacturers already certified for Texas must have design-package documents reviewed and approved to the new editions with an approval date on or after July 1, 2024, unless the manufacturer elected to transition before the effective date under Department rule 70.70(a)(5)(B).
    • Construction begun on or after July 1, 2024 must comply with the new code editions and approved design packages.
    • Construction begun before July 1, 2024, or before a manufacturer's effective transition date, must meet the stated completion, inspection, and labeling deadline to remain eligible for a Texas decal.

    effective date: 2024-07-01 · International Building Code: 2021 Edition (including appendices C, F, and K) · International Residential Code: 2021 Edition (including appendices AG, AH, AK, AP, AQ, and AT) · International Fuel Gas Code: 2021 Edition · International Mechanical Code: 2021 Edition · International Plumbing Code: 2021 Edition · International Energy Conservation Code: 2015 Edition · National Electrical Code: 2020 Edition · International Existing Building Code: 2021 Edition (for alterations of portable industrialized buildings)

    “July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
    2 more reviewed findings on this topic
    • Partial — Statewide Texas building-energy-code requirements applicable within Hill County; this claim concerns energy codes only, not adoption of a comprehensive building code by Hill County.
      “The minimum state-mandated code for single-family homes is Chapter 11 of the 2015 International Residential Code. The applicable code for other residences and commercial and industrial buildings is the 2015 International Energy Conservation Code. These energy codes are effective statewide.”
    • Partial — Industrialized housing and buildings, modules, and modular components built for Texas under the Industrialized Housing and Buildings program.
      “Effective July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
  • InspectionsLimited

    Construction and first installation of industrialized housing and permanent industrialized buildings in Texas; on-site inspections outside a municipality or in a jurisdiction without a building-inspection department are addressed by the Texas Industrialized Housing and Buildings program.

    • Texas Occupations Code Chapter 1202 requires the department to inspect industrialized housing and buildings for compliance with mandatory building codes or approved designs, plans, and specifications; approved third-party inspectors may be designated under commission rules.
    • For first installation, site inspections are required for all industrialized housing and permanent industrialized buildings, except unoccupied industrialized buildings not open to the public, such as communication-equipment shelters, when they are not also classified as a hazardous occupancy by the mandatory building code.
    • For industrialized construction located in a municipality, the statute assigns on-site inspection to the municipal building official; outside a municipality, an approved third-party inspector performs on-site inspections of industrialized housing.
    “Site inspections are required for the first installation of all industrialized housing and permanent industrialized buildings.”
  • 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.”
  • Mandatory utility hookupWater and sewer (with conditions)

    Utility service to subdivided land in a county any part of which is within 100 miles of an international border, contains the majority of the area of a municipality with a population greater than 250,000, and is not a county within 50 miles of an international border, where Texas Local Government Code Chapter 232, Subchapter B applies.

    • The utility must receive either a commissioners-court certificate under Local Government Code §232.028(a), or a commissioners-court determination under §232.028(b)(1) that the plat has been reviewed and approved.
    • The operative restriction excepts Local Government Code §232.0291(d) and §232.037(c).
    • The underlying subchapter applies only to land subdivided into two or more lots intended primarily for residential use in the county's jurisdiction; a lot of five acres or less is presumed residential.
    • The underlying subchapter does not apply if the subdivision is a qualifying gift between relatives within the third degree, if all subdivision lots exceed 10 acres, or to a county to which Subchapter G applies.
    • For this subchapter, county jurisdiction means land in the county outside municipal corporate limits, except where a municipal-county agreement under Local Government Code §242.001 authorizes municipal plat and permit regulation in the municipality's extraterritorial jurisdiction.
    “Except as provided by Subsection (d) or Section 232.037(c), a utility may not serve or connect any subdivided land with water or sewer services unless the utility receives a certificate issued by the commissioners court under Section 232.028(a) or receives a determination from the commissioners court under Section 232.028(b)(1) that the plat has been reviewed and approved by the commissioners court.”
    One more reviewed finding on this topic
    • Water and sewer (with conditions) — Utility service to subdivided land in a county any part of which is within 50 miles of an international border, where Texas Local Government Code Chapter 232, Subchapter B applies.
      “Except as provided by Subsection (c) or Section 232.037(c), a utility may not serve or connect any subdivided land with water or sewer services unless the utility receives a certificate issued by the commissioners court under Section 232.028(a) or receives a determination from the commissioners court under Section 232.028(b)(1) that the plat has been reviewed and approved by the commissioners court.”
  • 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.”

Inside cities and towns in Hill County

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

  • Local zoningPresent (with conditions)

    Land, buildings, and structures within the City of Hillsboro, Texas, which is a municipality in Hill County.

    • The City ordinance establishes districts and regulates construction, alteration, repair, and land use by district.
    • The official zoning map dated 2007 is adopted by the ordinance; the ordinance identifies multiple amendments through August 16, 2024.
    • The ordinance provides that land or buildings may not be used and buildings, structures, or improvements may not be made, erected, constructed, moved, altered, enlarged, or repaired except under the requirements of the district in which located.
    “This Ordinance shall be known and may be cited and referred to as the Zoning Ordinance of the City of Hillsboro, Texas”

Still unanswered

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

  • Building in a floodplain — Development in flood hazard areas in Hill County, Texas.
  • Short-term rentals — Short-term rental use in Hill County, Texas.

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

Water rights & wells in Hill County

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

Actively managed

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

Household wellExempt up to a limit

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

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

Texas Water Code §36.117 / TWDB ↗
  • Central Texas Trinity Aquifer Priority Groundwater Management Areapartial of county

    TCEQ-designated Trinity Aquifer critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply.

    TCEQ — Priority Groundwater Management Areas ↗

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

Living off-grid in Hill County, Texas

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

Hill County scores 53/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost. Watch-outs: about 33,309 people within a 30-minute drive and workable self-sufficiency basics (38.4″/yr rainfall).

How much does land cost in Hill County, Texas?

Land in Hill County runs about $3,494 per acre, based on the latest county data.

What is the water situation in Hill County?

Hill County gets about 38.4" of rain a year, with severe drought in roughly 23.7% of years. On water rights, Hill County lies in the Central Texas Trinity Aquifer Priority Groundwater Management Area — TCEQ-designated Trinity Aquifer critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply..

How remote is Hill County?

A representative private-land location has about 33,309 people within a 30-minute drive and 10,158,034 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Hill compares in Texas

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