Bolthole Index

Johnson County, Texas

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

51Index Score / 100
#134 of 254 in Texas

Unincorporated Johnson County, Texas requires a Development Permit before construction begins on any new development, including mobile homes, but this is not a conventional building-code permit and the county has no authority to inspect the structure or issue a Certificate of Occupancy123. Johnson County has no countywide zoning ordinance; land use outside cities is controlled through development permitting and subdivision platting instead4. Septic systems go through the same office, Development Services, acting as TCEQ's designated representative for on-site sewage facilities56.

At a glance

Building permit
A Development Permit is required before construction begins, including for mobile homes, but the county doesn't inspect the structure or issue a Certificate of Occupancy123
Zoning
No countywide zoning ordinance; land is regulated through development permits and subdivision platting instead47
Septic permits
Johnson County Development Services / Public Works, the TCEQ-designated representative for the county56
Published fees
Septic permits are $475 for aerobic systems and $375 for other systems; platting fees vary by project8
Development Permit validity
Valid for one year from issuance; the permit must be posted visibly from the road2
RV / tiny home living
Unrestricted under county rules, since Johnson County has no zoning ordinance7
Minimum home size
None set by the county7
Septic soil difficulty
Only 6.9% of county soils are free of severe limits for a conventional drain field9

Who to call

Building permits

Johnson County Development Services

Development Permits for new construction and mobile homes, floodplain management review, subdivision plat review, road-bore and driveway permits, and OSSF (septic) permitting for unincorporated Johnson County

(817) 556-6380

[email protected]

Johnson County Annex 2, N Mill St Suite 305, Cleburne, Texas 76033

Septic permits

Johnson County Development Services / Public Works

OSSF (septic) permit applications, plan review, and inspections for Johnson County as TCEQ's designated representative; also investigates non-compliant septic system complaints

(817) 556-6380

[email protected]

Johnson County Annex 2, N Mill St Suite 305, Cleburne, Texas 76033

Contact details are copied from each office’s official page and were checked against it on September 29, 2026.

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

Yes, but not the kind most buyers expect: unincorporated Johnson County requires a residential or commercial Development Permit before construction begins on any new development, including mobile homes, as part of the county's floodplain-management work rather than conventional building-code approval110. Johnson County has no statutory authority to inspect buildings and cannot issue a Certificate of Occupancy; a city or municipality may impose its own requirements311. The Development Permit is valid for one year from issuance, must be posted visibly from the road once issued, and construction cannot begin before that posting2.

Who is the Johnson County building department, and how do you reach them?

Development Services is the office that issues Development Permits, reviews floodplain and subdivision materials, and handles septic permits for unincorporated Johnson County12. The office is at Johnson County Annex 2, N Mill St Suite 305, Cleburne, Texas 76033, reachable at (817) 556-638012. Business hours run Monday through Friday, 8am to 11:45am and 1pm to 4:45pm12. Development Services also reviews subdivision plats and engineering plans, issues road-bore and pipeline permits in county right-of-way, and coordinates transportation planning with NCTCOG1213. If your land sits inside a city or its extraterritorial jurisdiction, that city may set its own platting and permitting rules instead, and Development Services will direct you there2.

Does Johnson County have zoning?

No, Johnson County has no general countywide zoning ordinance in unincorporated areas4. Texas gives counties zoning power only for a handful of special geographic areas, none of which include Johnson County, so the county instead manages land use through development permitting and subdivision platting14. The one exception is airport-specific: Johnson County and the City of Cleburne created a joint airport zoning board in 1979 to regulate land near Cleburne Municipal Airport, and the county formally adopted the board's current zoning regulations by commissioners court order15. Outside that airport zone and outside any city, the county sets no minimum home size, no minimum lot size, no setbacks and no building-height limit7. That silence means RVs, tiny homes, manufactured homes and temporary camping on your own land are unrestricted under county rules, though the Development Permit process still applies to any new structure72.

How do septic permits work in Johnson County?

Every OSSF (on-site sewage facility) in unincorporated Johnson County needs a permit from Development Services, which reviews applications and plans and includes inspections in its OSSF program; the county does not publish a universal inspection schedule or every inspection stage5616. Published permit fees are $475 for an aerobic septic system and $375 for other septic systems8. At occupancy, a home or commercial parcel must have either an approved community-sewer connection or a properly designed, operational individual OSSF17. Only 6.9% of Johnson County land is free of severe limits for a conventional drain field, so arrange the site evaluation early9. Texas provides a narrow permit exemption for qualifying tracts of at least 10 acres, but only when every listed condition is met, including licensed evaluation, one dwelling, a 100-foot property-line separation and on-tract effluent disposal18.

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

Unincorporated Johnson County has no zoning ordinance restricting how you occupy your own land, so there's no county rule limiting RV or tiny-home living, and no minimum home size or lot size to meet7. That said, the county's Development Permit requirement still applies to a mobile home the same way it applies to a house, so the permit and posted-sign steps aren't optional just because there's no zoning2. If your land is inside a mapped floodplain, floodplain development rules apply to any structure placed there, RV or otherwise, and a properly designed sewage-disposal system is required at the time of occupancy regardless of dwelling type1917.

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

  1. Order a site and soil evaluation early, since only 6.9% of county land is free of severe limits for a conventional drain field9.
  2. Apply through Development Services for the OSSF permit and confirm the inspection stages before installation; the published fee is $475 for an aerobic system or $375 for another system20168.
  3. Submit the residential or commercial Development Permit application before starting a house, mobile home or other new development1210.
  4. Complete any required floodplain review; qualifying residential construction must place the lowest floor three feet above the 100-year flood elevation and provide professional certification19.
  5. Post the permit visibly from the road before work starts2.
  6. Obtain a TxDOT permit for a new driveway from a state roadway21.
  7. Before dividing land, confirm platting requirements and the conditions of any agricultural-use exemption1322.

What to check before you buy land in Johnson County

Soils are the biggest hidden cost here: with only 6.9% of the county's land free of severe septic limitations, budget for a site evaluation and possibly an engineered system before you count on a standard drain field9. Water matters too — annual precipitation runs about 37 inches a year, but 25.9% of years bring severe drought, so a reliable well deserves real budget2324. The land itself is flat and buildable, with 99.5% of the county at 15% slope or less, and about 20.4% forested2526. Check FEMA flood maps before you buy, since floodplain land carries extra elevation and certification requirements on top of the standard Development Permit19. If the tract you're buying was recently split off a larger parcel outside a city, confirm it went through the county's platting process under the Subdivision Rules and Regulations, since minimum lot frontages and building setback lines are set by separate commissioners court orders13. Typical property tax runs about 1.3% effectively, with a median bill near $3,259 a year, against a typical home value around $344,399272829.

Watch-outs

  • Johnson County's Development Permit is not a building-code permit and comes with no county inspection or Certificate of Occupancy, so don't assume county sign-off means the structure meets any code311.
  • No official source confirms an owner-builder exemption from Johnson County's Development Permit process, so ask Development Services directly if you plan to build yourself30.
  • Johnson County publishes septic and platting fees, but additional permit categories or charges may appear in other county fee materials, so ask Development Services for the complete current total before applying812.

Sources

  1. Development Services (2026 county census)
  2. Development Services, quoted and re-checked
  3. Land Development and Platting, quoted and re-checked
  4. Johnson County Land Development and Platting (2026 county census)
  5. Development Services (2026 county census)
  6. Development Services, quoted and re-checked
  7. Texas law on county zoning and building authority
  8. Plat Application 2025, quoted and re-checked
  9. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  10. Development Services, quoted and re-checked
  11. Land Development and Platting, quoted and re-checked
  12. Johnson County Development Services (johnsoncountytx.org)
  13. Development Services, quoted and re-checked
  14. Local Government Code Chapter 231, County Zoning Authority (Texas statewide rule), quoted and re-checked
  15. Order 2023-19: Order Appointing Johnson County's Representatives to the Cleburne-Johnson County Joint Airport Zoning Board, quoted and re-checked
  16. Development Services, quoted and re-checked
  17. Subdivision Rules and Regulations of Johnson County, Amended March 24, 2025, quoted and re-checked
  18. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  19. Development Services, quoted and re-checked
  20. Johnson County Development Services / Public Works (johnsoncountytx.org)
  21. Development Permit for Residential Use, quoted and re-checked
  22. Texas Local Government Code, quoted and re-checked
  23. Annual precipitation: Bolthole Index county data
  24. Share of years in severe drought: Bolthole Index county data
  25. Share of land at 15% slope or less: Bolthole Index county data
  26. Wooded share of land: Bolthole Index county data
  27. Effective property tax rate: Bolthole Index county data
  28. Median property tax bill: Bolthole Index county data
  29. Typical home value (Zillow): Bolthole Index county data
  30. (2026 county census)

Written September 29, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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County locator

Johnson County in Texas

51
County map
Johnson County highlighted among the Texas counties · colored by Index score

How Johnson County scores

Seclusion22100% ev.
Self-Sufficiency46100% ev.
Admin Boringness7490% ev.
Durability51100% ev.
Property Autonomy71100% ev.
Carry Cost67100% 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 →

$344kTypical home
1.3%Property tax
$5,765Land / acre
37.3"Annual rain
25.9% of yrsSevere drought
48.9 / yr (+29)Mid-century 100°F days
25.6 daysMid-century dry spell
2.22" (+5.2%)Mid-century 1-day rain
1.37×Wildfire change factor
100%Forward climate coverage
$2,285Home insurance / yr
1.3% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
52,052People within 30 min
8,627,108People within 2 hr
125,281Radius comparison (15 mi)
280People / sq mi
0.1%Federal land
99.5%Land at 15% slope or less
6.9%Septic soil without severe limits
31,453 acWorkable land screen
20.4%Wooded land
22.4 tonsBiomass / forest ac
66°FAvg temp

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Answers from the rulebook for Johnson County

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

Johnson County rules

  • Building permitLimited

    Residential construction and other new development in unincorporated Johnson County, outside city limits.

    • Johnson County requires a Development Permit before construction begins for new development, including buildings and mobile homes.
    • This source establishes a county Development Permit requirement, not a conventional building-code permit requirement.
    • The residential permit application states that requirements are specific to certain properties and directs applicants to contact Development Services for parcel-specific information.
    • If the property is in a city extraterritorial jurisdiction, the city may provide platting instructions or a plat-exemption letter; if the city requires platting, no county permit is issued until the plat or re-plat is completed and filed.
    • The permit must be posted visibly from the road whenever improvements are made; permits are valid for one year from issuance; construction must not begin before posting the permit sign; unauthorized construction may result in civil or administrative penalties.

    permit validity: 1 year from date of issuance

    “Issuing Development Permits for any new development (Including Mobile Homes) before construction begins in the unincorporated areas of Johnson County (outside the city limits) as part of the County's Floodplain Management responsibilities for FEMA.”
  • InspectionsNot required

    County-required building inspections for buildings in unincorporated Johnson County.

    • The county page states that cities or municipalities within Johnson County may have separate requirements; this claim concerns county authority only.
    “Under the Texas Local Government Code, counties in Texas do not have the statutory authority to issue ‘Certificates of Occupancy’ because counties cannot require or perform building inspections.”
  • Certificate of occupancyNot required

    Certificates of Occupancy issued or required by Johnson County for buildings in unincorporated areas.

    • Cities or municipalities within Johnson County may require a Certificate of Occupancy; applicants must inquire with the applicable city or municipality for incorporated locations.
    “Thus, Johnson County does not have the authority to issue a “Certificate of Occupancy”. However, cities or municipalities within Johnson County may require a “Certificate of Occupancy”.”
  • Local zoningVaries (with conditions)

    Local zoning conditions within Johnson County, including airport zoning associated with the Cleburne Municipal Airport and municipal regulations within incorporated areas.

    • The documented zoning regulation is airport-specific and administered through the Cleburne-Johnson County Joint Airport Zoning Board.
    • Cleburne adopted Ordinance No. OR07-1979-38 creating the joint airport zoning board on or about July 10, 1979.
    • Johnson County adopted a resolution consenting to creation of the joint airport zoning board on or about July 13, 1979.
    • The county's official Land Development and Platting page states that cities or municipalities within Johnson County may impose their own requirements; the page does not enumerate each municipality's zoning ordinance.
    “COMMISSIONERS COURT ORDER ADOPTING THE JOINT AIRPORT ZONING BOARD'S AIRPORT ZONING REGULATIONS AS SET FORTH IN THE CITY OF CLEBURNE'S ORDINANCE NO. OR06-2023-39”
  • Zoning districts · by state lawNo county rule

    Unincorporated Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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 Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org.

    • 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

    OSSF permitting, application review, related planning-material review, and inspections administered by Johnson County Development Services.

    • The county page identifies Johnson County as the TCEQ Designated Representative; incorporated municipalities may have separate local rules or authorities.
    “Issuing permits for On-Site Sewage Facilities (OSSF's) as part of the County's responsibility as the Designated Representative for Texas Commission of Environmental Quality (TCEQ). This includes the review of applications and related planning materials, and inspections.”
  • Septic permitRequired

    Construction and location of an individual OSSF for a home-site or commercial activity governed by Johnson County subdivision rules.

    • At occupancy, the parcel must have either an approved community sewage-disposal connection or a properly designed and operational individual OSSF.
    • A permit is required for construction and location of an OSSF.
    • Community systems must conform to TCEQ and Johnson County rules and require proof of TCEQ acceptance and other applicable agency approval.
    • If an individual OSSF is used, the owner must obtain the OSSF permit and provide the required deed or ownership documentation and site evaluation.
    “A permit for the construction and location on a lot is required in the interest of public health and welfare.”
  • Septic inspectionLimited

    OSSF applications and related planning materials submitted to Johnson County Development Services.

    • The official county page confirms that inspections are included in the county OSSF program but does not state a universal inspection schedule or every inspection stage.
    “This includes the review of applications and related planning materials, and inspections. In addition, Public Works is responsible for processing and investigation of non-compliant Septic System Complaints.”
  • Off-grid sanitationLimited

    Individual on-site sewage facilities used instead of connection to a community sewage-disposal system.

    • An individual OSSF must be properly designed and operational.
    • A permit is required for construction and location on the lot.
    • If individual OSSFs are used in a subdivision, the final plat must state that homeowners are responsible for construction of an approved OSSF.
    • Johnson County subdivision rules state that the owner or developer must provide site analysis and submit the results with the permit application when individual OSSFs are planned for lot purchasers.
    “If it is the owner or developer’s intent that each lot purchaser should provide individual on-site sewage facilities, then a site analysis shall be performed by a Registered Professional Engineer, Registered Sanitarian or Site Evaluator. A report on the locations and results of these site analyses shall be submitted to the Public Works Department as a part of the application for a permit to construct and operate a private on-site sewage facility.”
  • Well permitLimited

    Water wells in Johnson County within the jurisdiction of Prairielands Groundwater Conservation District.

    • 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.
    • The district’s registration process determines whether a well is exempt or subject to permitting, metering, fees, and reporting.
    • New well registration is required before drilling under the district registration form.

    new-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.”
  • Mandatory utility hookupConditional

    Sanitary sewage and wastewater disposal for parcels with a home-site or commercial activity under Johnson County subdivision rules.

    • At occupancy, the parcel may use either connection to an approved community sewage-disposal system or a properly designed and operational individual OSSF.
    • Connection to a community sewage-disposal facility is preferred where possible.
    • Existing community systems must have approval and sufficient capacity; proposed community systems require county and subsequent appropriate state regulatory approval before final plat approval.
    “Every parcel of land to have a home-site or commercial activity shall have at the time of occupancy an adequate system for sewage and wastewater disposal upon occupancy by either: (1) connection to an approved community sewage disposal system; or (2) construction of a properly designed and operational individual on-site sewage facility.”
  • Subdividing landRegulated (with conditions)

    Subdivision platting and related infrastructure in unincorporated Johnson County where the county has plat-approval authority.

    • Subdivision applications, plats, engineering plans, drainage infrastructure, and road construction are reviewed under the Johnson County Subdivision Rules and Regulations.
    • The 2025 rules are adopted as conditions precedent to Commissioners Court approval of subdivision plats for recording.
    • An interlocal agreement may assign exclusive plat jurisdiction for subdivisions in a municipality's extraterritorial jurisdiction.
    “Review of Subdivision applications and related documentation, subdivision plats, and engineering plans”
  • Driveway accessRequired

    All new driveways from a state roadway for residential development permits in unincorporated Johnson County.

    • A TxDOT-issued permit is required.
    • A copy of the TxDOT permit must accompany the county application.
    • Shared driveways are not permissible in lieu of the TxDOT permit.
    “All new driveways from a state roadway, are required to have a TXDOT issued permit.”
  • Building in a floodplainRequired

    Development and subdivision construction in floodplains or floodways in unincorporated Johnson County.

    • No land may be modified in a floodplain or floodway until drainage modification plans are reviewed and approved by FEMA and the Public Works Department and meet FEMA requirements for a No-rise Certificate.
    • For residential new construction or substantial improvement, the lowest floor, including basement, must be elevated three feet above the 100-year flood elevation based on ultimate development watershed conditions.
    • A registered professional engineer, architect, or land surveyor must submit a sworn-affidavit certificate to Public Works for residential construction.
    • For nonresidential construction, the lowest floor must be elevated three feet above the 100-year flood elevation or the structure and attendant utility and sanitary facilities must be floodproofed as specified.
    • A registered professional engineer or architect must submit a sworn-affidavit certification for nonresidential construction.
    • The cited flood-damage provisions are stated in the subdivision rules under the section applying to subdivisions.

    freeboard above 100-year flood elevation: 3 feet (Nonresidential construction may use compliant floodproofing instead.)

    “New construction or substantial improvement of any residential structure shall have the lowest floor, including basement, elevated three (3) feet above the 100-year flood elevation”
  • Permit feesPublished (with conditions)

    County-administered development, subdivision, platting, and on-site sewage facility permits in Johnson County, including applicable unincorporated-area development permitting.

    • Fees vary by permit type, subdivision lot or space count, and whether roads or plat revisions are involved.
    • The plat application is labeled Revised 2025; this is a revision label, not an effective date.
    • The OSSF authorization form is labeled Revised 10/1/2025; this is a revision label, not an effective date.
    • Additional permit categories or charges may be governed by other county fee materials.

    subdivision or re-plat, 1-5 lots: 420 USD · subdivision or re-plat, 6-10 lots: 540 USD · subdivision or re-plat, 11 lots and over: 1200 USD · plat revision legal notice fee: >= 260.75 USD · subdivision with roads: 2400 USD (plus $30.00 per lot over 10 lots) · road only, no lots: 420 USD · aerobic septic system permit: 475 USD · all other septic system permit: 375 USD

    “Subdivision or Re-Plat: 1 - 5 lots = $420.00 6 - 10 lots = $540.00 11 lots and over = $1,200.00 Plat Revision Legal Notice Fee = $260.75 minimum Subdivision with Roads: $2,400.00 + $30.00 per lot over 10 lots Road only, no lots : $420.00”
  • Permit processPublished (with conditions)

    New development, including mobile homes, in unincorporated Johnson County outside city limits.

    • A development permit is required before construction begins.
    • Development permits are issued in residential and commercial categories.
    • The permit may involve review of Form Board Surveys and Elevation Certificates under the Johnson County Flood Damage Prevention Order of 2019.
    • Requirements may differ inside incorporated cities or municipalities.
    “Issuing Development Permits for any new development (Including Mobile Homes) before construction begins in the unincorporated areas of Johnson County (outside the city limits)”
  • County-wide zoningAbsent

    Texas counties have no general zoning authority in unincorporated areas; Johnson County regulates land through subdivision platting and development permits rather than zoning districts.

    Johnson County Land Development and Platting ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • 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:”
  • Agricultural exemptionAvailable (with conditions)

    Subdivision plat requirements for a tract outside municipal limits in Texas, including unincorporated Johnson County.

    • The tract must be outside the limits of a municipality.
    • The owner must divide the tract into two or more parts.
    • The owner must not lay out a part of the tract described by Texas Local Government Code Section 232.001(a)(3).
    • The land must be used primarily for agricultural use, or for farm, ranch, wildlife management, or timber production use within the statutory definitions.
    • This is a platting exemption and does not establish an exemption from other applicable county or state requirements.
    “A county may not require the owner of a tract of land [...] to have a plat of the subdivision prepared if:”
  • 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.”
  • 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.”

Still unanswered

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

  • Owner-builder exemption — An owner-builder exemption from Johnson County construction permitting or inspection requirements in unincorporated Johnson County.
  • Short-term rentals — Short-term rental use in Johnson County.

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

Water rights & wells in Johnson 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 ↗
  • North-Central Texas Trinity & Woodbine Aquifers Priority Groundwater Management Areapartial of county

    TCEQ-designated DFW-region Trinity/Woodbine 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 Johnson County, Texas

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

Johnson County scores 51/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and a stronger property-autonomy legal backdrop. Watch-outs: about 52,052 people within a 30-minute drive.

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

Johnson County requires a building permit only in limited cases (such as floodplains or specific zones), and it has no county-wide zoning. Onsite septic is permitted by Johnson County Public Works / Development Services (TCEQ authorized agent). These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

Living in an RV on your own land in Johnson County is allowed: Unincorporated Johnson County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Johnson County has no zoning ordinance. The county legal census found no county zoning ordinance, citing johnsoncountytx.org. 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. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Johnson County, Texas?

Land in Johnson County runs about $5,765 per acre, based on the latest county data.

What is the water situation in Johnson County?

Johnson County gets about 37.3" of rain a year, with severe drought in roughly 25.9% of years. On water rights, Johnson County lies in the North-Central Texas Trinity & Woodbine Aquifers Priority Groundwater Management Area — TCEQ-designated DFW-region Trinity/Woodbine critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply..

How remote is Johnson County?

A representative private-land location has about 52,052 people within a 30-minute drive and 8,627,108 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.

Off-grid gear

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

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How Johnson compares in Texas

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