Bolthole Index

Travis County, Texas

Zoning, building permits and septic rules in Jonestown, Texas

Jonestown, Texas (Travis County) classifies all land inside city limits into a zoning district1. The city runs its own building permits through Development Services, which requires a permit to erect, alter or enlarge any structure2. We could not confirm who issues septic permits inside city limits, so ask Jonestown Development Services and the Travis County OSSF program before buying.

At a glance

Zoning
Yes: all land in city limits is in one of 16 districts1
Building permit
Required from the city for erecting, altering or enlarging any structure2
Inspections
Required for permitted work; final inspection before a certificate of occupancy34
Lot size
R-R: 5 acres; R-1: 1 acre (floodplain excluded)5
Minimum home size
R-R: 1,400 sq ft; R-1: 1,000 sq ft on lots over 6,000 sq ft67
Manufactured homes
Limited to the M-1 district, at least 650 sq ft, no more than 5 years old8
Septic permit
Not confirmed inside city limits; city inspects septic before occupancy9

Who to call

Building permits

City of Jonestown Development Services

Zoning, platting, site development and building permits, inspections and certificates of occupancy inside Jonestown city limits

512-267-0359

18649 FM 1431, Suite 16, Jonestown, TX, 78645

Online permits →

Building permits

City of Jonestown Permitting & Inspections

Online building permit applications and inspection requests inside Jonestown city limits

Online permits →

Septic permits

Travis County Development Services - On-Site Sewage Facility (OSSF) Program

Septic (OSSF) permits and inspections in unincorporated Travis County; ask whether it or the city handles a parcel inside Jonestown

512-854-4438

700 Lavaca, Suite 540, Austin, TX 78701

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

Off-grid gear

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

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Does Jonestown, Texas have zoning?

Yes. The City of Jonestown divides its land into 16 zoning districts, and all land within city limits is classified into one of them1. A use must be permitted in the parcel's district, so check the district before you plan a house, an RV or a second dwelling. Travis County itself has no county-wide zoning, but that applies to unincorporated land, not to Jonestown10.

Two residential districts matter most for acreage. In R-R Rural Residential, the minimum lot is 5 acres, and in R-1 Single-Family Residential it is 1 acre, with floodplain area excluded from the calculation5. The minimum primary dwelling is 1,400 square feet in R-R, with a 650-square-foot secondary dwelling6. In R-1, the minimum is 1,000 square feet on lots over 6,000 square feet and 650 square feet on smaller lots7. Impervious cover is capped at 40 percent in both11.

What are the setbacks in Jonestown, TX?

In both R-R and R-1, primary structures need a 30-foot front setback, 25-foot side setback, 30-foot street-side setback and 30-foot rear setback12. A primary structure may shift up to five feet into a front or rear setback to save a protected tree or avoid a ravine or drainage easement, with a matching increase on the opposite side, and existing subdivided lots under one acre have separate standards12.

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

Yes. The City of Jonestown issues its own building permits, and they are required to erect, alter or enlarge any structure on a property13. New construction of 120 square feet or greater needs one13. The applications are filed online through the city's MyGovernmentOnline portal13.

The city's building inspector inspects all work that requires a permit3. No one may occupy a building until the building inspector issues a certificate of occupancy4. Permit fees come from a schedule held by the city secretary, which council can revise without a new ordinance, so ask for the current figures14. Contact Jonestown Development Services at 512-267-03592.

This is the city's process. Land outside city limits falls under Travis County's rules instead.

How do septic permits work inside Jonestown?

We could not confirm who issues septic permits for parcels inside Jonestown city limits. What the city's code does say: the building inspector will not issue a permanent certificate of occupancy until the city inspector makes a final inspection of the private sewage facility, after construction but before the system is buried9.

Travis County serves as the state's authorized agent for septic systems in unincorporated areas and in cities with which it has interlocal agreements15. Whether that covers Jonestown is not something we could confirm, so call Jonestown Development Services at 512-267-03592 and the Travis County septic inspection team at 512-854-443816 before you buy.

Can you put a manufactured home, RV or tiny home in Jonestown?

Manufactured homes are allowed in the M-1 Single-Family Manufactured Housing District, on individual lots, for single-family use only8. The home must have at least 650 square feet of living area, be at least 14 feet wide, have no metal on the outside wall and be no older than 5 years when placed, with one home per lot8.

We could not confirm the city's rules for RV living, tiny homes or temporary camping on private land. Because Jonestown has its own zoning, the unincorporated Travis County answer does not apply, so ask Development Services before parking an RV or placing a tiny home. Short-term rentals are limited to areas in the STR overlay district17.

Building a home in Jonestown: the steps, in order

  1. Confirm the parcel's zoning district and lot-size rules with Development Services12.
  2. Check whether the parcel needs platting or subdivision approval18.
  3. Apply for the building permit online through MyGovernmentOnline13.
  4. Request inspections as each stage of work is ready3.
  5. Get the septic system inspected before it is buried, if one serves the home9.
  6. Pass the final inspection and obtain the certificate of occupancy before moving in4.

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

Land outside Jonestown city limits is under Travis County, which has no county-wide zoning10 and requires a development permit for construction outside corporate city limits19. See the Travis County page for the unincorporated answer.

Before buying, confirm the city limit line, because the rules above depend on it. Floodplain matters because lot-size calculations exclude it5. Soils matter too: only 4.2 percent of soils in Travis County are rated not limited for a conventional septic drain field, so expect a site evaluation or an engineered system20. Travis County's effective property tax rate is 1.5 percent21.

Watch-outs

  • We could not confirm who issues septic permits inside Jonestown city limits, so ask Jonestown Development Services and the Travis County septic program which one handles your parcel16.
  • We could not confirm the city's rules on RVs, tiny homes, accessory dwellings or owner-builder exemptions, so ask Jonestown Development Services before you buy2.
  • Jonestown's fee schedule is held by the city secretary and can change without a new ordinance14.

Sources

  1. Article 2 Zoning Districts — City of Jonestown, TX (Jonestown), quoted and re-checked
  2. City of Jonestown Development Services (jonestowntx.gov)
  3. Division 3.6 Inspections — City of Jonestown, TX (Jonestown), quoted and re-checked
  4. Division 3.6 Inspections — City of Jonestown, TX (Jonestown), quoted and re-checked
  5. Division 3.1 Land Uses by Zoning District — City of Jonestown, TX (Jonestown), quoted and re-checked
  6. Division 3.1 Land Uses by Zoning District — City of Jonestown, TX (Jonestown), quoted and re-checked
  7. Division 3.1 Land Uses by Zoning District — City of Jonestown, TX (Jonestown), quoted and re-checked
  8. Article 2 Zoning Districts — City of Jonestown, TX (Jonestown), quoted and re-checked
  9. Division 3.6 Inspections — City of Jonestown, TX (Jonestown), quoted and re-checked
  10. traviscountytx.gov, quoted and re-checked
  11. Division 3.1 Land Uses by Zoning District — City of Jonestown, TX (Jonestown), quoted and re-checked
  12. Division 3.1 Land Uses by Zoning District — City of Jonestown, TX (Jonestown), quoted and re-checked
  13. City of Jonestown Permitting & Inspections (jonestowntx.gov)
  14. Appendix A Fee Schedule — City of Jonestown, TX (Jonestown), quoted and re-checked
  15. Permit Enforcement, quoted and re-checked
  16. Travis County Development Services - On-Site Sewage Facility (OSSF) Program (traviscountytx.gov)
  17. Article 2 Zoning Districts — City of Jonestown, TX (Jonestown), quoted and re-checked
  18. Article 5 Subdivision Design and Land Development — City of Jonestown, TX (Jonestown), quoted and re-checked
  19. Development Services, quoted and re-checked
  20. 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
  21. Effective property tax rate: Bolthole Index county data

Written October 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Jonestown

Jonestown’s own rules

  • InspectionsRequired

    Permitted buildings and structures inside Jonestown city limits.

    • Final inspection precedes issuance of a certificate of occupancy.
    • A permanent certificate of occupancy for a private sewage facility requires final inspection before the facility is buried.
    “The building inspector shall inspect all work for which a permit is required under this article.”
  • Certificate of occupancyRequired

    Occupancy or change of occupancy classification of a building or structure inside Jonestown city limits.

    • Permanent certificate requires site-plan improvements and effective erosion control.
    • Commercial buildings and multiple-dwelling units require approved solid-waste containerization and storage facilities.
    • Nonresidential buildings require installed and tested smoke detectors.
    • A temporary certificate may be issued for part of a building before completion of the entire building.
    “Required. No person shall occupy, and the city shall not make any change in the existing occupancy classification of, any building or structure or portion thereof until the building inspector has issued a certificate of occupancy for the building or structure or portion thereof.”
  • Local zoningPresent (with conditions)

    All land inside Jonestown city limits.

    • Each parcel must be classified into a zoning district; uses must be permitted in the applicable district.
    “Districts established. The City of Jonestown is hereby divided into 16 zoning districts that are established by Table 2.1.1.A, Zoning Districts Established. All land within the City limits shall be classified into one of the following zoning districts:”
  • Minimum lot sizeDistrict specific (with conditions)

    Lots in Jonestown's R-R Rural Residential and R-1 Single-Family Residential districts.

    • Minimum lot area must be calculated using land above the current 100-year floodplain elevation; floodplain area is excluded.

    minimum lot size: >= 5 acres (R-R district) · minimum lot size: >= 1 acres (R-1 district)

    “R-R | 30 ft. | 25 ft. | 30 ft. | 30 ft. | 5 | 150 ft. | 35 ft. R-1/M-1 | 30 ft. | 25 ft. | 30 ft. | 30 ft. | 1 | 150 ft. | 28 ft.”
  • SetbacksDistrict specific (with conditions)

    Primary structures in Jonestown's R-R Rural Residential and R-1 Single-Family Residential districts.

    • A primary structure may shift up to five feet into a front or rear setback to avoid removing a protected tree or avoid a ravine or drainage easement, with a corresponding increase in the opposite setback.
    • Existing subdivided lots under one acre have separate standards.

    front setback: >= 30 feet (R-R and R-1) · side setback: >= 25 feet (R-R and R-1) · street-side setback: >= 30 feet (R-R and R-1) · rear setback: >= 30 feet (R-R and R-1)

    “R-R | 30 ft. | 25 ft. | 30 ft. | 30 ft. | 5 | 150 ft. | 35 ft. R-1/M-1 | 30 ft. | 25 ft. | 30 ft. | 30 ft. | 1 | 150 ft. | 28 ft.”
  • Lot coverageDistrict specific (with conditions)

    Lots in Jonestown's R-R Rural Residential and R-1 Single-Family Residential districts.

    • Only land above 685 MSL is used to calculate impervious cover.
    • Open, unpaved off-street parking and loading areas are not considered lot coverage.

    maximum impervious cover: <= 40 percent (R-R district) · maximum impervious cover: <= 40 percent (R-1 district)

    “R-R | 40% | 1,400 sq. ft. primary - 650 sq. ft. secondary | N/A R-1 | 40% | 1,000 sq. ft. for lots more than 6,000 sq. ft. | N/A R-1 | 40% | 650 sq. ft. for lots less than 6,000 sq. ft. | N/A”
  • Manufactured homesLimited

    Manufactured homes in Jonestown's M-1 Single-Family Manufactured Housing District.

    • Must be on individual lots meeting the M-1 classification and used only for single-family occupancy.
    • Home must have at least 650 square feet of living area, be at least 14 feet wide, have no metal on the outside wall, and be no older than five years at placement.
    • One single-family home per lot or space.

    minimum living area: >= 650 square feet · minimum width: >= 14 feet · maximum age at placement: <= 5 years

    “Manufactured homes may be placed on individual lots meeting this zoning classification and used for single-family occupancy only. No home shall have less than 650 square feet of living area, and shall be a minimum of 14 feet in width, and shall have no metal on the outside wall and be no older than 5 years at the time of placement on the lot, with one single-family home per lot or space.”
  • Septic inspectionRequired

    Private sewage facilities serving buildings requiring a permanent certificate of occupancy inside Jonestown city limits.

    • Inspection occurs after construction is complete but before the facility is buried.
    • The city inspector must find compliance with Article 13.03, Division 2 before permanent occupancy certification.
    “The building inspector shall not issue a permanent certificate of occupancy until the city inspector makes a final inspection of the private sewage facility after construction is complete, but before the facility is buried, and finds that the facility complies with the sewage facility regulations, Article 13.03, Division 2.”
  • Subdividing landRegulated (with conditions)

    Subdivision and land development inside Jonestown city limits.

    • The UDC contains platting-process, subdivision-approval-stage, preliminary-plat, construction-plan, final-plat, minor-plat, vacation, and replat provisions.
    “Division 5.2 Procedure § 5.2.1 General procedure § 5.2.1.1 Platting process § 5.2.1.2 Stages of subdivision approval”
  • Short-term rentalsLimited

    Short-term rental uses inside Jonestown city limits.

    • The STR-1 overlay identifies and limits areas where permits may be issued.
    • Uses allowed in the overlay are those allowed in the underlying zoning district.
    “The STR overlay district is intended to identify and limit those areas within the city in which permits may be issued for short-term rental uses. The uses allowed in the district are those uses allowed for the underlying zoning district.”
  • Permit feesVariable (with conditions)

    City fees, including development and permit fees, inside Jonestown city limits.

    • The schedule is held by the city secretary and available to affected persons.
    • City Council may amend or revise the schedule without amending an ordinance; approval date must be noted on the revised schedule.
    “The schedule of fees shall be on file in the city secretary’s office and updated as the city council finds necessary to amend or revise such fee schedule. Such amendment shall not require amendment of an ordinance and shall be accomplished by revision of the schedule in the manner approved by city council.”

Rules another office applies inside Jonestown

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

  • Minimum dwelling sizeSpecified

    Dwellings in Jonestown's R-1 Single-Family Residential District.

    • The applicable minimum depends on whether the lot is more than 6,000 square feet.

    minimum floor area: >= 1000 square feet (lots more than 6,000 square feet) · minimum floor area: >= 650 square feet (lots less than 6,000 square feet)

    “R-1 | 40% | 1,000 sq. ft. for lots more than 6,000 sq. ft. | N/A R-1 | 40% | 650 sq. ft. for lots less than 6,000 sq. ft. | N/A”
    One more reviewed finding on this topic

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Jonestown or Travis County directly.

  • Owner-builder exemption — Owner-built residential construction inside Jonestown city limits.
  • Building code adopted — Building construction inside Jonestown city limits.
  • Camping on your land — Temporary camping on private land inside Jonestown city limits.
  • Tiny homes — Tiny-home occupancy inside Jonestown city limits.
  • Accessory dwellings — Accessory dwelling units inside Jonestown city limits.
8 more unanswered
  • Who permits septic
  • Septic permit
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain

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

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

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