Land / What you can build

What you can build out here.

Here's another Texas surprise: outside city limits, there's often very little telling you what you can build. But 'unrestricted' doesn't mean 'anything goes.'

How land use actually works in Texas

• -Cities can zone; counties generally cannot. Texas cities have broad zoning power inside their limits (districts, setbacks, heights, permitted uses), but Texas counties have no general zoning authority - they can regulate subdivision (platting) and some safety items, with a few narrow exceptions near certain lakes and on Padre Island.
• -Houston has no conventional zoning - the largest U.S. city without it. Development there is shaped by subdivision rules and, heavily, by deed restrictions.
• -Extraterritorial jurisdiction (ETJ) is a ring of unincorporated land around a city (its width depends on the city's size) where the city has limited authority, mainly over platting. Zoning isn't allowed in the ETJ or in unincorporated areas. A 2023 law lets many owners petition to opt out of a city's ETJ - it's in effect, though still being litigated, so check the current status.
• -Deed restrictions (restrictive covenants) are private rules recorded against the property, enforceable by neighbors or an HOA whether or not you're in a city. They often control building type, size, use, and appearance - and they may bar manufactured homes, RVs, short-term rentals, or businesses. Always read the recorded restrictions before you buy.
• -Even with no zoning, you still must follow building codes and permits, septic (OSSF) rules, floodplain standards, and any deed restrictions - and watch for surprises like MUD taxes or no utilities. Septic is regulated by the TCEQ and the county; check FEMA's flood maps before you build.