Where You Live Matters
City Limits vs. Unincorporated Titus County
Most land in Titus County is unincorporated, which means the county government — not a city — handles local services and some regulations.
Titus County has four incorporated municipalities. Mount Pleasant is the county seat and by far the largest. The others are Talco, Winfield, and Miller's Cove. If you live outside any of those municipal limits, you live in unincorporated Titus County. The county usually has fewer land-use rules than a city does.
Texas cities also control a zone just outside their borders. This zone is called the extraterritorial jurisdiction, or ETJ. Think of the ETJ as a buffer area around a city. Inside the ETJ, the city can regulate how land is divided and some types of development — even though you are not inside city limits and do not pay city taxes.
If you are buying land near the edge of Mount Pleasant, check whether you are in the ETJ. Contact the Titus County government or the City of Mount Pleasant to confirm the boundaries before you build or subdivide.
Source to confirm: Texas Local Government Code — ETJ (Section 42)