City vs. County Rules
Where You Live Determines Which Rules Apply to Your Property
Where you live in Grayson County matters. Inside a city, city rules apply. Outside a city, county rules apply instead.
If you live inside a city, the city is in charge. The city sets zoning rules, building permits, and code enforcement.
Cities also control a zone just outside their borders. This is called the ETJ, or extraterritorial jurisdiction. How far it reaches depends on the city's size. It can go up to five miles out. The city has some planning power in the ETJ, even though that land is not inside the city.
Beyond the ETJ, you are in unincorporated Grayson County. County rules take over. County rules are often less strict about what you can build or how you use your land. But you also get fewer services. No city water, sewer, or code enforcement.
Rules about setbacks, short-term rentals, and subdivisions all change depending on your exact spot. Before you build, invest, or rent out a place, call Grayson County or the nearest city first. Find out which rules cover your address.
Source to confirm: Texas Local Government Code § 42.021 — Extent of Extraterritorial Jurisdiction