Land AcquisitionSourcing, contracting, assigning
Firm-wide snapshot — active pipeline, buy boxes, and total hot leads across all Land Acquisition agents.
Where the people who buy lots (builders, developers) and the people who fund or wholesale them (investors) will be in the room this month. Verified events are worth blocking your calendar for.
Firm-wide active pipeline — every property under contract, on FRoR, or that fell out. Shared across all Land agents.
Each agent's hot lead book is protected by a passcode. Pick your tab, enter your code once (24 hr unlock), then you'll see and manage only your leads.
Builder, developer, and custom home client acquisition criteria. Shared across the whole Land team — everyone can match incoming lots to any active buy box.
Fee Calculator · Property Intake · One-Pager · Underwriting Model. Everyone on the Land team has access.
Reference documents for the Land division. Same files everyone on the team uses.
Austin
Property lookup for Austin: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| LA / RR | 1 acre | Lake Austin / rural residence |
| SF-1 | 10,000 sf | Large-lot single-family |
| SF-2 | 5,750 sf | Standard lot |
| SF-3 | 5,750 sf | Family residence, the common infill zone, up to 3 units (HOME) |
| SF-4A | 3,600 sf | Small lot |
| SF-5 | varies | Urban family, attached or detached |
| SF-6 | varies | Townhouse and condo |
| MF-1 to MF-6 | varies | Multifamily, rising density |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 10 ft (5 ft for 2nd/3rd HOME units) |
| Side | 5 ft; 15 ft street side on corners |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- HOME: SF-1, SF-2 and SF-3 lots allow up to 3 units; lots can be split to about 1,800 sf per unit (Phase 2).
- Impervious cover 45%, building cover 40%, FAR 0.4 (up to 0.65 with 3 units and preservation bonus).
- Heritage trees (24 in. and up) need a permit to remove; protected trees start at 19 in.
- Fully Developed Floodplain is stricter than FEMA; check the Property Profile map, not just the FIRM.
- STRs: Type 2 (non-owner-occupied) licenses are capped; assume no STR income in underwriting.
- -NP, -CO and -NCCD suffixes change the numbers above; read the plan or ordinance.
Zoning in Austin · what the codes mean
How to read an Austin zone. A base district plus suffixes, e.g. SF-3-NP. The base sets use and lot rules; suffixes modify it: -NP Neighborhood Plan (plan-specific tweaks, check the plan), -CO Conditional Overlay (site-specific restrictions from the rezoning ordinance), -MU Mixed Use allowed, -V Vertical Mixed Use, -H Historic, -NCCD Neighborhood Conservation, -DB density bonus.
Residential bases. LA Lake Austin (1 acre min, steep-slope rules) · RR Rural Residence (1 acre) · SF-1 Large Lot (10,000 sf) · SF-2 Standard Lot (5,750 sf) · SF-3 Family Residence (5,750 sf; the most common infill zone, historically allowed duplexes) · SF-4A Small Lot (3,600 sf) · SF-5 Urban Family · SF-6 Townhouse & Condo · MF-1 through MF-6 multifamily by rising density · MH Mobile Home.
HOME amendments (2023–24) matter for infill. SF-1, SF-2 and SF-3 lots now allow up to 3 units per lot, and lots can be split down to roughly 1,800 sf per unit (HOME Phase 2), subject to 45% impervious cover, 40% building cover, and a 0.4 FAR (more with preservation or sustainability bonuses). Max height is 35 ft. This is why small-lot SF-3 in central Austin trades on a per-unit basis.
Commercial and other. LO Limited Office · GO General Office · LR Neighborhood Commercial · GR Community Commercial · CS General Commercial Services (the workhorse commercial zone; CS-MU-V allows residential over retail) · CBD and DMU downtown · LI Limited Industrial · P Public · PUD Planned Unit Development (its own rulebook, read the ordinance).
Watch for. Drinking Water Protection Zone and Barton Springs Zone (much lower impervious cover, critical environmental feature buffers), Hill Country Roadway and Lake Austin overlays, the Fully Developed Floodplain (stricter than FEMA), heritage tree rules (24"+ trunks), and compatibility standards next to single-family.
Official Sources
Travis County context
Travis County itself has no zoning outside city limits: unincorporated land is governed only by county subdivision, floodplain, and on-site sewage rules, plus TCEQ Edwards Aquifer rules on the west side. Inside Austin's ETJ the city's subdivision and water-quality rules apply but not its zoning. Most of the county's incorporated cities (West Lake Hills, Rollingwood, Lakeway, Bee Cave, Sunset Valley, Manor, Pflugerville) run their own zoning codes.
Working Notes
Add what you learn on the ground in Austin: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Austin
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | DSDZoningSitePlan@austintexas.gov · page · 311 Development Services – Land Use Assistance / Zoning & Site Plan |
| Water & wastewater availability | ser@austintexas.gov · page · 311 Austin Water – Utility Development Services (Service Extension Requests / Service Availability) |
| Floodplain, drainage & stormwater | floodpro@austintexas.gov · page · 512-974-2843 Watershed Protection – Floodplain Office |
| Electric service | aebspaespa@austinenergy.com · portal · 512-494-9400 Austin Energy – Construction & Renovation / Electric Service Design |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | dsdhelp@austintexas.gov · portal · 512-978-4000 Development Services – Residential Plan Review / Permit Intake |
| Trees & environmental | CityArborist@austintexas.gov · page · 512-974-9405 Development Services – City Arborist Program |
| Right of way & driveway | ResidentialROWReview@austintexas.gov · page · 512-974-7828 Transportation & Public Works – Land Development Engineering / Right-of-Way Management |
| Platting & lot splits | DSD_SubdivisionReview@austintexas.gov · page · 512-974-1770 Development Services – Land Use Review (Subdivision) |
| Historic preservation | preservation@austintexas.gov · page · 512-974-3393 Planning Department – Historic Preservation Office |
| Fire access & WUI | fireprevention@austintexas.gov · page · 512-974-0160 Austin Fire Department – Fire Marshal's Office Plan Review / WUI Code |
| County (septic, floodplain, access) | Travis_County.Permits@traviscountytx.gov · page · 512-854-4215 Travis County TNR – Development Services / Permitting Center |
| LCRA (lake, dock, septic zone) | hlwo@lcra.org · page · 512-578-7500 LCRA Water Quality – HLWO, Docks & OSSF Programs |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | portal · 311 Austin City Council – District Offices |
West Lake Hills
Property lookup for West Lake Hills: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| R-1 | about 1 acre | Single-family, most of the city |
| R-2 | about 1/2 acre | Older, smaller-lot residential |
| C | n/a | Commercial along Bee Cave Rd |
| GUI | n/a | Government, utility, institutional |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 to 40 ft by district |
| Rear | 25 ft |
| Side | 10 to 15 ft |
| Height | 35 ft, measured on slope |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Impervious cover is capped by slope class and is usually the binding constraint, not setbacks.
- Tree removal permits for most trees over 8 in.; heritage trees are effectively protected.
- Setbacks are also measured from drainage ways and steep-slope areas.
- No multifamily; duplexes not permitted in R-1.
- Variances go to the Zoning and Planning Commission, so budget 60 to 90 days if the design pushes a limit.
Zoning in West Lake Hills · what the codes mean
The lay of the land. A wealthy, hilly, almost entirely single-family city west of MoPac inside the Eanes ISD. Lots are large, tree-covered and steep, and the city is protective: no multifamily to speak of, strict tree and slope rules, and a Zoning & Planning Commission that reviews most variances in person.
Districts. R-1 Single-Family (the bulk of the city, roughly 1-acre minimum lots), R-2 smaller-lot residential in older sections, plus limited C commercial along Bee Cave Road (FM 2244) and GUI government/utility. Most redevelopment is teardown-and-rebuild on existing lots rather than subdivision.
Watch for. Impervious cover caps tied to slope, setbacks measured from steep-slope and drainage areas, tree removal permits, and a lengthy variance calendar. Budget time for the Zoning & Planning Commission if the design pushes any limit.
Official Sources
Travis County context
Travis County itself has no zoning outside city limits: unincorporated land is governed only by county subdivision, floodplain, and on-site sewage rules, plus TCEQ Edwards Aquifer rules on the west side. Inside Austin's ETJ the city's subdivision and water-quality rules apply but not its zoning. Most of the county's incorporated cities (West Lake Hills, Rollingwood, Lakeway, Bee Cave, Sunset Valley, Manor, Pflugerville) run their own zoning codes.
Working Notes
Add what you learn on the ground in West Lake Hills: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in West Lake Hills
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | jsherrouse@westlakehills.gov · page · 512-610-6826 Building & Development Services (Planning/Zoning) |
| Water & wastewater availability | CustomerService@WaterDistrict10.org · page · 512-327-2230 Travis County WCID No. 10 (retail water; Austin Water wholesale) |
| Floodplain, drainage & stormwater | jsherrouse@westlakehills.gov · page · 512-610-6826 Building & Development Services (City Engineer review via Development Coordinator) |
| Electric service | aebspaespa@austinenergy.com · page · 512-505-7682 Austin Energy - Construction & Renovation (ESPA) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | jsherrouse@westlakehills.gov · portal · 512-327-3628 Building & Development Services - permit intake (MGO Connect) |
| Trees & environmental | asanchez@westlakehills.gov · page · 512-610-6836 Tree & Vegetation Removal (Deputy City Inspector) |
| Right of way & driveway | jsherrouse@westlakehills.gov · page · 512-327-3628 Building & Development Services / Public Works |
| Platting & lot splits | jsherrouse@westlakehills.gov · page · 512-610-6826 Building & Development Services (same as zoning) |
| County (septic, floodplain, access) | Travis_County.Permits@traviscountytx.gov · page · 512-854-4215 Travis County TNR – Development Services / Permitting Center |
| LCRA (lake, dock, septic zone) | hlwo@lcra.org · page · 512-578-7500 LCRA Water Quality – HLWO, Docks & OSSF Programs |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | citysec@westlakehills.gov · page · 512-610-6821 Mayor & City Council |
Lakeway
Property lookup for Lakeway: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| R-1 | standard lot (GIS shows exact) | Single-family |
| R-1A | larger lot | Single-family estate |
| R-2 | varies | Duplex / two-family |
| R-5 | small lot | Zero-lot-line and patio homes |
| R-6 | varies | Cluster housing |
| PUD | per ordinance | Master-planned tracts |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 20 ft |
| Side | 10 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- The city GIS returns min lot area, width, setbacks and height for the parcel; trust that over this card.
- Impervious cover limits per district plus LCRA and TCEQ Lake Travis watershed rules.
- Short-term rentals require a city permit and are politically contested; do not underwrite STR.
- Lake-access lots may need LCRA shoreline permits for docks and bulkheads.
- PUD ordinance governs inside a PUD; get the ordinance number from the lookup.
Zoning in Lakeway · what the codes mean
The lay of the land. Lake Travis resort town turned suburb along RR 620, mostly built out, with infill lots, lake-view teardowns, and a few remaining PUD tracts. The GIS layer here is unusually good: it returns minimum lot area, width, setbacks and height for the district, which the lookup shows above.
Districts. R-1 Single-Family (the standard lot district), R-1A larger-lot single-family, R-2 duplex/two-family, R-3 and R-4 multifamily, R-5 zero-lot-line/patio homes, R-6 cluster housing, C-1 Commercial, O Office, GUI Government/Utility/Institutional, and many PUDs, each with its own ordinance.
Watch for. Lakeway sits in the Lake Travis watershed with LCRA and TCEQ rules on top of city code, so drainage and impervious cover reviews are real. Short-term rental rules are active politics here. Lake access lots may involve LCRA shoreline permits.
Official Sources
Travis County context
Travis County itself has no zoning outside city limits: unincorporated land is governed only by county subdivision, floodplain, and on-site sewage rules, plus TCEQ Edwards Aquifer rules on the west side. Inside Austin's ETJ the city's subdivision and water-quality rules apply but not its zoning. Most of the county's incorporated cities (West Lake Hills, Rollingwood, Lakeway, Bee Cave, Sunset Valley, Manor, Pflugerville) run their own zoning codes.
Working Notes
Add what you learn on the ground in Lakeway: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Lakeway
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | charliesullivan@lakeway-tx.gov · page · 512-314-7540 Building & Development Services - Planning |
| Water & wastewater availability | page · 512-261-6222 Lakeway MUD (city does not provide water) |
| Floodplain, drainage & stormwater | paulduncan@lakeway-tx.gov · page · 512-314-7552 City Engineer, Building & Development Services |
| Electric service | page · 877-372-0391 Pedernales Electric Cooperative / Austin Energy (by location) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | jacquiebanks@lakeway-tx.gov · portal · 512-314-7540 Building & Development Services - Civic Self Service (EnerGov) |
| Trees & environmental | page · 512-314-7540 Building & Development Services (tree removal permits) |
| Right of way & driveway | daledelong@lakeway-tx.gov · page · 512-608-9974 Public Works |
| Platting & lot splits | charliesullivan@lakeway-tx.gov · page · 512-314-7540 Building & Development Services - Planning (same as zoning) |
| County (septic, floodplain, access) | Travis_County.Permits@traviscountytx.gov · page · 512-854-4215 Travis County TNR – Development Services / Permitting Center |
| LCRA (lake, dock, septic zone) | hlwo@lcra.org · page · 512-578-7500 LCRA Water Quality – HLWO, Docks & OSSF Programs |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | desireeadair@lakeway-tx.gov · page · 512-314-7506 Mayor & City Council |
Bee Cave
Property lookup for Bee Cave: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| SF-E | 1 acre | Estate single-family |
| SF-1 | larger lot (UDC 3.2) | Single-family |
| SF-2 | standard lot (UDC 3.2) | Single-family |
| MF | varies | Multifamily |
| PDD | per ordinance | Planned Development, most of the city |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 20 ft |
| Side | 10 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Most parcels are PDD; the PDD ordinance replaces the base table entirely.
- Scenic corridor standards on Hwy 71 and RR 620 govern visibility, lighting and signage.
- Edwards Aquifer contributing zone: lower impervious cover and TCEQ water pollution abatement plans.
- Steep-slope limits on hillside lots; cut and fill is regulated.
- Confirm jurisdiction first; Bee Cave, Lakeway and Austin ETJs overlap out here.
Zoning in Bee Cave · what the codes mean
The lay of the land. Retail hub at Hwy 71 and RR 620 (Hill Country Galleria) with expensive hillside residential around it. A very large share of the city is zoned PDD (Planned Development District), so the ordinance for the specific PDD governs, not the base district table.
Districts. SF-E Estate, SF-1/SF-2 single-family by lot size, MF multifamily, C-1/C-2 commercial, MU mixed-use, GUI, and PDD. The UDC (Section 3.2) is the reference.
Watch for. Hill Country Roadway-style scenic corridor standards on Hwy 71 and RR 620, Barton Springs/Edwards contributing zone water-quality rules, and steep-slope limits. Bee Cave's ETJ overlaps with Lakeway and Austin claims, so confirm jurisdiction first.
Official Sources
Travis County context
Travis County itself has no zoning outside city limits: unincorporated land is governed only by county subdivision, floodplain, and on-site sewage rules, plus TCEQ Edwards Aquifer rules on the west side. Inside Austin's ETJ the city's subdivision and water-quality rules apply but not its zoning. Most of the county's incorporated cities (West Lake Hills, Rollingwood, Lakeway, Bee Cave, Sunset Valley, Manor, Pflugerville) run their own zoning codes.
Working Notes
Add what you learn on the ground in Bee Cave: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Bee Cave
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | planning@beecavetexas.gov · page · 512-767-6675 Planning & Development Department |
| Water & wastewater availability | jcamarillo@wtcpua.org · page · 512-501-8089 West Travis County PUA - Developer Services (city is not a utility provider) |
| Floodplain, drainage & stormwater | planning@beecavetexas.gov · page · 512-767-6675 Engineering Division, Planning & Development |
| Electric service | page · 877-372-0391 Pedernales Electric Cooperative / Austin Energy (by area) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | planning@beecavetexas.gov · portal · 512-767-6675 Building Permits & Inspections (MyGovernmentOnline) |
| Trees & environmental | planning@beecavetexas.gov · portal · 512-767-6675 Tree Removal/Trimming Permit (Planning & Development) |
| Right of way & driveway | planning@beecavetexas.gov · portal · 512-767-6675 ROW Application (Planning & Development) / Public Works |
| Platting & lot splits | planning@beecavetexas.gov · page · 512-767-6675 Planning & Development (same as zoning) |
| County (septic, floodplain, access) | Travis_County.Permits@traviscountytx.gov · page · 512-854-4215 Travis County TNR – Development Services / Permitting Center |
| LCRA (lake, dock, septic zone) | hlwo@lcra.org · page · 512-578-7500 LCRA Water Quality – HLWO, Docks & OSSF Programs |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | info@beecavetexas.gov · page · 512-767-6600 Bee Cave City Council |
Pflugerville
Property lookup for Pflugerville: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| SF-E | about 1 acre | Estate |
| SF-R | about 12,000 sf | Rural single-family |
| SF-S | about 6,000 sf | Suburban single-family, the default |
| SF-MU | about 4,000 to 5,000 sf | Mixed residential, small lot and attached |
| MF-1 / MF-2 | varies | Multifamily |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 15 to 20 ft |
| Side | 5 to 7.5 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- The city GIS lists permitted and conditional uses for the district; the lookup shows them.
- Ask whether water and wastewater come from the city or a MUD before pricing a lot.
- Duplexes need SF-MU or a PUD; ADUs are allowed with size limits.
- Gilleland Creek floodplain is wide on the east side.
- Disannexation and ETJ release politics are live; confirm jurisdiction on ETJ tracts.
Zoning in Pflugerville · what the codes mean
The lay of the land. Northeast suburb straddling Travis and Williamson counties along SH 130 and SH 45, with big master-planned subdivisions, data centers and logistics on the east side, and a lot of MUD-financed development in the ETJ.
Districts (UDC). A Agriculture, SF-E Estate, SF-R Rural, SF-S Suburban, SF-MU mixed residential, MF-1/MF-2 multifamily, GB1/GB2 General Business, CL1-CL5 corridor districts, LI/GI industrial, PUD. The city's layer also lists permitted and conditional uses for the district, which the Property Lookup pulls when available.
Watch for. Pflugerville disannexation politics and MUD consent agreements shape what can be built in the ETJ. Confirm whether utilities come from the city or a MUD.
Official Sources
Travis County context
Travis County itself has no zoning outside city limits: unincorporated land is governed only by county subdivision, floodplain, and on-site sewage rules, plus TCEQ Edwards Aquifer rules on the west side. Inside Austin's ETJ the city's subdivision and water-quality rules apply but not its zoning. Most of the county's incorporated cities (West Lake Hills, Rollingwood, Lakeway, Bee Cave, Sunset Valley, Manor, Pflugerville) run their own zoning codes.
Working Notes
Add what you learn on the ground in Pflugerville: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Pflugerville
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | planning@pflugervilletx.gov · page · 512-990-6300 Planning Department |
| Water & wastewater availability | engineering@pflugervilletx.gov · page · 512-990-6300 City of Pflugerville Utilities / Utility Engineering |
| Floodplain, drainage & stormwater | projects@pflugervilletx.gov · page · 512-990-6341 Floodplain Administrator, Development Engineering |
| Electric service | contactcenter@oncor.com · portal · 888-313-6862 Oncor Electric Delivery - New Construction |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | permits@pflugervilletx.gov · page · 512-990-6300 Building Inspections & Permits |
| Trees & environmental | planning@pflugervilletx.gov · page · 512-990-6300 Planning Department (tree preservation under UDC) |
| Right of way & driveway | engineering@pflugervilletx.gov · page · 512-990-6300 Development Engineering - Right of Way Management |
| Platting & lot splits | planning@pflugervilletx.gov · page · 512-990-6300 Planning Department (same as zoning) / Development Engineering for construction plans |
| County (septic, floodplain, access) | Travis_County.Permits@traviscountytx.gov · page · 512-854-4215 Travis County TNR – Development Services / Permitting Center |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | portal · 512-990-6100 City Council & Mayor |
Manor
Property lookup for Manor: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| R-1 | about 6,000 sf | Single-family |
| R-2 | small lot | Two-family and small-lot residential |
| R-3 | varies | Multifamily |
| MH | varies | Manufactured housing |
| PUD | per ordinance | Most new subdivisions |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 15 ft |
| Side | 5 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Wastewater capacity is the gating item; get a will-serve letter before contracting.
- Most greenfield is in MUDs and PIDs with their own lot standards and assessments.
- Wilbarger and Gilleland Creek floodplain is extensive; check FEMA and the county.
- Old Town / Downtown district has separate design standards.
Zoning in Manor · what the codes mean
The lay of the land. Small east-side city on US 290 that has become one of the cheapest places to build new single-family in the metro, with large production-builder subdivisions, Tesla and Samsung commute traffic, and a big ETJ.
Districts. R-1 Single-Family, R-2 two-family/small lot, R-3 multifamily, MH, C-1 local commercial, C-2 general commercial, I-1/I-2 industrial, MU, PUD, plus the Old Town/Downtown district.
Watch for. Much of the growth is in MUDs and PIDs, wastewater capacity is the gating item, and floodplain along Wilbarger and Gilleland Creeks is extensive.
Official Sources
Travis County context
Travis County itself has no zoning outside city limits: unincorporated land is governed only by county subdivision, floodplain, and on-site sewage rules, plus TCEQ Edwards Aquifer rules on the west side. Inside Austin's ETJ the city's subdivision and water-quality rules apply but not its zoning. Most of the county's incorporated cities (West Lake Hills, Rollingwood, Lakeway, Bee Cave, Sunset Valley, Manor, Pflugerville) run their own zoning codes.
Working Notes
Add what you learn on the ground in Manor: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Manor
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | mburrell@manortx.gov · page · 512-272-5555 ext. 4 Development Services (Planning) |
| Water & wastewater availability | rmuniz@manortx.gov · page · 512-272-5555 ext. 1 City of Manor Water/Wastewater; Manville WSC outside city system |
| Floodplain, drainage & stormwater | ms4@manortx.gov · page · 512-365-0189 Public Works - City Engineer / MS4 Inspector |
| Electric service | contactcenter@oncor.com · portal · 888-313-6862 Oncor / Bluebonnet Electric Cooperative (by area) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | permits@manortx.gov · portal · 512-272-5555 ext. 4 Development Services - Permitting (GovWell) |
| Trees & environmental | mburrell@manortx.gov · page · 512-272-5555 ext. 4 Development Services (no tree permit program published) |
| Right of way & driveway | tlackland@manortx.gov · portal · 512-272-5555 ext. 5 Public Works / ROW permits via GovWell |
| Platting & lot splits | mburrell@manortx.gov · portal · 512-272-5555 ext. 4 Development Services (same as zoning) |
| County (septic, floodplain, access) | Travis_County.Permits@traviscountytx.gov · page · 512-854-4215 Travis County TNR – Development Services / Permitting Center |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | citysecretary@manortx.gov · page · 737-389-1672 Manor City Council |
Round Rock
Property lookup for Round Rock: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| SF-1 | about 10,000 sf | Large-lot single-family |
| SF-2 | about 5,500 to 6,000 sf | Standard lot, the default |
| SF-3 | about 4,500 sf | Mixed lot |
| SF-4 | about 3,500 sf | Small lot |
| TF | varies | Two-family |
| TH | varies | Townhouse |
| MU-1 | n/a | Downtown historic core |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 20 ft |
| Side | 5 ft; 10 ft street side |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- The lookup links straight to the ordinance section for the district.
- Downtown has design standards and a historic overlay; exterior changes are reviewed.
- Brushy Creek floodplain runs through the center of town.
- ADUs allowed in SF districts with size and parking limits.
- Round Rock and Pflugerville ETJs meet on the south side; check the jurisdiction map.
Zoning in Round Rock · what the codes mean
The lay of the land. The largest Williamson County city, largely built out inside the loop with infill and redevelopment downtown, and remaining greenfield on the east side toward SH 130 and Hutto.
Districts. SF-1 Single-Family Large Lot, SF-2 Standard Lot (the default), SF-3 Mixed Lot, SF-4 Small Lot, TF Two-Family, TH Townhouse, MF-1/MF-2 multifamily, OF Office, C-1 General Commercial, C-1a and C-2 lighter commercial, C-3 heavy commercial, LI/HI industrial, MU-1/MU-2 mixed-use (downtown historic core is MU-1), PUD. The lookup links straight to the ordinance section.
Watch for. Downtown has design standards and a historic overlay. Brushy Creek floodplain runs through the middle of town. Round Rock and Pflugerville ETJs meet on the south side, so check the jurisdiction map.
Official Sources
Williamson County context
Williamson County is the fastest-growing piece of the metro (Samsung in Taylor, the 183A and I-35 corridors). Unincorporated county land has no zoning; each city zones inside its limits and controls subdivision in its ETJ. Cities also annex aggressively along the corridors, so check whether a parcel is in city limits, ETJ, or a MUD before assuming rules.
Working Notes
Add what you learn on the ground in Round Rock: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Round Rock
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | kharding@roundrocktexas.gov · portal · 512-218-5421 Planning and Development Services – Zoning |
| Water & wastewater availability | portal · 512-218-5555 Utilities and Environmental Services – Service Availability |
| Floodplain, drainage & stormwater | floodplain@roundrocktexas.gov · page · 512-218-7041 Stormwater Division – Floodplain Administrator |
| Electric service | c3ncmc@oncor.com · page · 1-866-797-4839 Oncor Electric Delivery (TDU) – retail choice |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | pdsintake@roundrocktexas.gov · portal · 512-218-5428 Planning and Development Services – Permit Portal / PDS Intake |
| Trees & environmental | ldarden@roundrocktexas.gov · page · 512-218-5429 PDS Forestry & Landscaping / Parks Forestry Division |
| Right of way & driveway | transpopermits@roundrocktexas.gov · page · 512-218-7044 Transportation – Transportation Permits (ROW/driveway) |
| Platting & lot splits | creeves@roundrocktexas.gov · page · 512-341-3327 Planning and Development Services – Platting |
| County (septic, floodplain, access) | page · 512-943-3330 Williamson County – County Engineer's Office / Department of Infrastructure (OSSF, Floodplain, Road & Bridge) |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | citycouncil@roundrocktexas.gov · page Round Rock City Council |
Cedar Park
Property lookup for Cedar Park: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| SF-1 | about 10,000 sf | Large-lot single-family |
| SF-2 | about 7,000 sf | Standard lot |
| SF-3 | about 5,000 sf | Small lot |
| TH | varies | Townhouse |
| MF | varies | Multifamily |
| PD | per ordinance | Planned Development, common downtown |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 15 ft |
| Side | 5 to 7.5 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Edwards Aquifer recharge zone covers the western half: TCEQ water pollution abatement plan required.
- Karst features (caves, sinkholes) trigger buffers; get a geologic assessment on west-side land.
- Corridor overlays on 183, 183A, 1431 and Whitestone add design standards.
- Most remaining residential is infill, townhome or redevelopment; expect PD zoning cases.
Zoning in Cedar Park · what the codes mean
The lay of the land. Mostly built-out suburb on 183A and US 183 with the Bell District redevelopment downtown, strong retail corridors, and few remaining large residential tracts; most new residential is infill, townhome, or redevelopment.
Districts. Single-family SF-1 through SF-3 by lot size, TH townhouse, MF multifamily, LO Local Office, LR Local Retail, GB General Business, GR General Retail, LI Light Industrial, and a lot of PD Planned Development (the sample downtown parcel is PD). Corridor overlays add design standards on 183, 183A, 1431 and Whitestone.
Watch for. Edwards Aquifer recharge zone in the western half (TCEQ water pollution abatement plan), karst features, and the Brushy Creek floodplain.
Official Sources
Williamson County context
Williamson County is the fastest-growing piece of the metro (Samsung in Taylor, the 183A and I-35 corridors). Unincorporated county land has no zoning; each city zones inside its limits and controls subdivision in its ETJ. Cities also annex aggressively along the corridors, so check whether a parcel is in city limits, ETJ, or a MUD before assuming rules.
Working Notes
Add what you learn on the ground in Cedar Park: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Cedar Park
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | portal · 512-401-5100 Development Services – Planning Division |
| Water & wastewater availability | page · 512-401-5550 Public Works and Utilities / Utility Billing |
| Floodplain, drainage & stormwater | page · 512-401-5350 Engineering Department (Floodplain) |
| Electric service | page · 888-554-4732 Pedernales Electric Cooperative (PEC) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | portal · 512-401-5100 Development Services – Building Permits & Inspections |
| Trees & environmental | page · 512-401-5059 Planning Division – Landscape Planner |
| Right of way & driveway | portal · 512-401-5350 Engineering / Public Works – Right-of-Way Use Permit |
| Platting & lot splits | portal · 512-401-5100 Development Services – Planning Division (same as zoning) |
| County (septic, floodplain, access) | page · 512-943-3330 Williamson County – County Engineer's Office / Department of Infrastructure (OSSF, Floodplain, Road & Bridge) |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | leann.quinn@cedarparktexas.gov · page · 512-401-5002 Mayor & City Council |
Leander
Property lookup for Leander: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| SFR | about 1 acre | Single-family rural |
| SFE | about 1/2 acre | Single-family estate |
| SFS | about 6,000 to 7,000 sf | Single-family suburban |
| SFU | about 5,000 sf | Single-family urban |
| SFC | about 3,500 sf | Single-family compact |
| SFL / TF | varies | Limited single-family, two-family |
| T3 to T6 | n/a | TOD SmartCode transects near the station |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft (site component may differ) |
| Rear | 15 ft |
| Side | 5 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Composite zoning: read all three components (Use, Site Development, Architectural) shown by the lookup.
- PUDs override the composite rules; check the PUD name.
- Water is the constraint (BCRUA supply); confirm capacity early on larger tracts.
- TOD transects near the Red Line station have their own form standards.
Zoning in Leander · what the codes mean
The lay of the land. One of the fastest-growing cities in the country, at the end of the CapMetro Red Line and 183A, with huge master-planned communities (Travisso, Bryson, Crystal Falls) and a big ETJ toward Lake Travis.
Composite zoning. Leander does not use simple districts. Each parcel's zoning is a combination of three components: a Use component (e.g. SFR rural, SFS suburban, SFU urban, SFC compact, SFL limited single-family; TF two-family; MF; LO/GC commercial; LI/HI industrial), a Site development component (lot size, setbacks, coverage), and an Architectural component. The lookup shows all three. Around the transit station the TOD SmartCode transects (T3 through T6) apply instead.
Watch for. PUDs override the composite rules; check the PUD name shown. Water is the constraint (Leander buys from BCRUA); confirm capacity early on larger tracts.
Official Sources
Williamson County context
Williamson County is the fastest-growing piece of the metro (Samsung in Taylor, the 183A and I-35 corridors). Unincorporated county land has no zoning; each city zones inside its limits and controls subdivision in its ETJ. Cities also annex aggressively along the corridors, so check whether a parcel is in city limits, ETJ, or a MUD before assuming rules.
Working Notes
Add what you learn on the ground in Leander: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Leander
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | portal · 512-528-2733 Development Services – Planning |
| Water & wastewater availability | page · 512-259-2640 Public Works – Water & Wastewater / Engineering (utilities) |
| Floodplain, drainage & stormwater | page · 512-528-2775 Engineering – Floodplain Administrator |
| Electric service | page · 888-883-3379 Pedernales Electric Cooperative (PEC) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | portal · 512-528-2733 Development Services – Permits & Building Inspection (Development Hub) |
| Trees & environmental | portal · 512-528-2733 Development Services – Tree Removal Request |
| Right of way & driveway | portal · 512-528-2766 Engineering – ROW Permits / Driveways |
| Platting & lot splits | portal · 512-528-2733 Development Services – Planning (same as zoning) with Engineering review |
| County (septic, floodplain, access) | page · 512-943-3330 Williamson County – County Engineer's Office / Department of Infrastructure (OSSF, Floodplain, Road & Bridge) |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | portal · 512-528-2743 Leander City Council / City Secretary |
Georgetown
Property lookup for Georgetown: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| RE | about 1 acre | Residential estate |
| RL | 10,000 sf | Residential low density |
| RS | 5,500 sf | Residential single-family, the default |
| TF | varies | Two-family |
| TH | varies | Townhouse |
| MF-1 / MF-2 | varies | Multifamily |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 20 ft (25 ft to garage) |
| Rear | 10 ft |
| Side | 6 ft; 15 ft street side |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- UDC Chapter 4 is the reference; the city GIS is accurate.
- Old Town and Downtown overlays require design review for exterior work.
- Edwards recharge zone on the west side; South San Gabriel floodplain.
- ADUs allowed in RS and RL with size limits.
- Gateway corridor overlays add landscaping and signage rules on major roads.
Zoning in Georgetown · what the codes mean
The lay of the land. Historic square, Sun City retirement community, Southwestern University, and explosive growth on every side along I-35, SH 29 and Ronald Reagan Blvd. Georgetown has been the fastest-growing city over 50,000 in the U.S. several years running.
Districts (UDC Chapter 4). AG Agriculture, RE Residential Estate, RL Residential Low Density, RS Residential Single-Family (the default), TH Townhouse, TF Two-Family, MF-1/MF-2 multifamily, MH, CN Neighborhood Commercial, C-1 Local Commercial, C-3 General Commercial, OF Office, BP Business Park, IN Industrial, MU-DT Mixed-Use Downtown, PUD. Overlays: Downtown, Old Town, Gateway corridors, Courthouse View.
Watch for. Edwards Aquifer recharge zone on the west side, the South San Gabriel floodplain, Old Town historic review, and the Williams Drive subarea plan.
Official Sources
Williamson County context
Williamson County is the fastest-growing piece of the metro (Samsung in Taylor, the 183A and I-35 corridors). Unincorporated county land has no zoning; each city zones inside its limits and controls subdivision in its ETJ. Cities also annex aggressively along the corridors, so check whether a parcel is in city limits, ETJ, or a MUD before assuming rules.
Working Notes
Add what you learn on the ground in Georgetown: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Georgetown
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | planning@georgetowntexas.gov · page · 512-930-3575 Planning Department |
| Water & wastewater availability | engineering@georgetowntexas.gov · portal · 512-930-2572 Systems/Development Engineering – Capacity Check & Utility Evaluation |
| Floodplain, drainage & stormwater | engineering@georgetowntexas.gov · page · 512-930-2572 Engineering / Stormwater Management |
| Electric service | electricengineering@georgetowntexas.gov · page · 512-930-3640 Georgetown Electric Utility – Electric Engineering (line extension) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | permits@georgetowntexas.gov · page · 512-930-2550 Building Permits & Inspections |
| Trees & environmental | trees@georgetowntexas.gov · page · 512-930-6113 Urban Forestry / Heritage Tree permits |
| Right of way & driveway | engineering@georgetowntexas.gov · page · 512-930-2572 Systems Engineering – ROW / Driveway permits |
| Platting & lot splits | planning@georgetowntexas.gov · page · 512-930-3575 Planning Department (intake) / Systems Engineering (review) |
| County (septic, floodplain, access) | page · 512-943-3330 Williamson County – County Engineer's Office / Department of Infrastructure (OSSF, Floodplain, Road & Bridge) |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | cs@georgetowntexas.gov · page · 512-930-3651 Georgetown City Council / City Secretary |
Hutto
Property lookup for Hutto: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| SF-1 | about 1/2 acre and up | Estate |
| SF-2 | about 6,000 to 7,200 sf | Standard single-family |
| SF-3 | about 5,000 sf | Small lot |
| MF | varies | Multifamily |
| PUD | per ordinance | Most new subdivisions |
| Old Town | n/a | Design standards apply |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 15 ft |
| Side | 5 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Wastewater capacity gates most projects; get a will-serve letter first.
- Brushy Creek floodplain; verify on FEMA and county maps.
- Most new supply is in PUDs with their own lot standards.
- Old Town has its own design standards and smaller lots.
Zoning in Hutto · what the codes mean
The lay of the land. Small town east of Round Rock on US 79 that has turned into a production-builder boomtown, with the Samsung Taylor plant 15 minutes away and industrial/megasite land on the east side.
Districts. SF-1 Estate, SF-2 Standard Single-Family, SF-3 small lot, MF, C-1 Neighborhood Commercial, C-2 General Commercial, C-3 Highway Commercial, LI/HI industrial, PUD, and the Old Town district with its own design standards.
Watch for. Wastewater capacity and the Brushy Creek floodplain; much of the new supply is in PUDs with their own lot standards.
Official Sources
Williamson County context
Williamson County is the fastest-growing piece of the metro (Samsung in Taylor, the 183A and I-35 corridors). Unincorporated county land has no zoning; each city zones inside its limits and controls subdivision in its ETJ. Cities also annex aggressively along the corridors, so check whether a parcel is in city limits, ETJ, or a MUD before assuming rules.
Working Notes
Add what you learn on the ground in Hutto: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Hutto
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | portal · 512-759-4933 Development Services Department – Planning |
| Water & wastewater availability | page · 512-759-4016 Public Works – Water & Wastewater / Utility Billing |
| Floodplain, drainage & stormwater | page · 512-759-4023 Floodplain Coordinator / Regulatory Compliance |
| Electric service | c3ncmc@oncor.com · page · 888-313-4747 Oncor Electric Delivery (TDU) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | portal · 512-759-4933 Development Services – Permits and Building Inspection Division |
| Trees & environmental | portal · 512-759-4933 Development Services – Tree Removal Permit |
| Right of way & driveway | page · 512-759-4016 Public Works / Engineering – ROW Management |
| Platting & lot splits | portal · 512-759-4933 Development Services Department (same as zoning) |
| County (septic, floodplain, access) | page · 512-943-3330 Williamson County – County Engineer's Office / Department of Infrastructure (OSSF, Floodplain, Road & Bridge) |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | page · 512-759-4839 Hutto City Council / City Secretary |
Kyle
Property lookup for Kyle: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| R-1-A | larger lot | Single-family |
| R-1-B | about 6,000 sf | Standard single-family |
| R-1-C | about 4,500 sf | Small lot |
| R-1-T | varies | Townhouse |
| R-2 | varies | Duplex |
| R-3 | varies | Multifamily |
| ETOD | n/a | Transit-oriented near the future rail stop |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 10 to 15 ft |
| Side | 5 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- The city GIS links each district to its eCode360 section; use it.
- Plum Creek floodplain and the Edwards contributing zone west of I-35.
- MUD and PID financing on most greenfield tracts; check assessments.
- Downtown and ETOD areas have separate form standards.
Zoning in Kyle · what the codes mean
The lay of the land. Fastest-growing city in Hays County, on I-35 between Austin and San Marcos, with large production subdivisions, Plum Creek, and a new downtown push. Big ETJ toward the east.
Districts. A Agriculture, R-1-A/B/C single-family by lot size, R-1-T townhouse, R-2 duplex, R-3 multifamily, RS Retail Services, CBD-1/CBD-2 Central Business District, W Warehouse, M Manufacturing, ETOD transit-oriented near the future rail stop, PUD. The GIS layer links each district to its eCode360 section.
Watch for. Plum Creek floodplain and the Edwards Aquifer contributing zone west of I-35; MUD and PID financing on most greenfield tracts.
Official Sources
Hays County context
Hays County is the south side of the growth: Kyle and Buda on I-35, San Marcos anchoring the south end, Dripping Springs and Wimberley in the Hill Country. Almost all of it west of I-35 sits over the Edwards Aquifer recharge or contributing zone, which brings TCEQ water-quality rules and impervious-cover limits even outside city limits. Unincorporated land has no zoning, but the county does regulate subdivisions, floodplain, and on-site sewage.
Working Notes
Add what you learn on the ground in Kyle: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Kyle
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | jlutz@cityofkyle.com · page · 512-644-5432 Planning Department |
| Water & wastewater availability | 311submissions@cityofkyle.com · page · 512-262-3024 Water & Wastewater Utilities / Utility Billing |
| Floodplain, drainage & stormwater | lbarba@cityofkyle.com · page · 512-262-3958 Office of the City Engineer |
| Electric service | page · 888-883-3379 Pedernales Electric Cooperative (PEC) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | buildingdept@cityofkyle.com · page · 512-262-3911 Building Services and Permits |
| Trees & environmental | jlutz@cityofkyle.com · page · 512-262-1010 Planning Department (no dedicated tree contact) |
| Right of way & driveway | portal · 512-262-3024 Public Works – Right of Way Permits |
| Platting & lot splits | jlutz@cityofkyle.com · page · 512-262-1010 Planning Department – Subdivision Process |
| County (septic, floodplain, access) | PLANNING@CO.HAYS.TX.US · page · 512-393-2150 Hays County Development Services |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | Councilfeedback@cityofkyle.com · page · 512-262-1010 Mayor and Council |
Buda
Property lookup for Buda: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| F1 | rural, 2 acres and up | Rural form district |
| F2 | about 1/2 acre | Neighborhood estate |
| F3 | about 5,000 to 7,000 sf | Neighborhood, typical single-family |
| F4 | small and attached | Neighborhood center, walkable mixed |
| F5 / F5H | n/a | Downtown core; H is the historic variant |
| PD | per ordinance | Planned development |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 15 to 25 ft by building type |
| Rear | 10 to 15 ft |
| Side | 5 ft |
| Height | 35 ft; taller in F5 |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Form-based code: districts set allowed building types, frontage and height rather than a use list.
- F5H downtown has historic design review.
- Onion Creek floodplain and the Edwards contributing zone.
- Sunfield and Persimmon are PD and MUD; their standards govern inside.
Zoning in Buda · what the codes mean
The lay of the land. Closest Hays County city to Austin on I-35, small historic downtown, heavy new-home construction (Sunfield, Persimmon), and a form-based development code.
Form districts. Buda's UDC zones by form rather than use: F1 Rural, F2 Neighborhood Estate, F3 Neighborhood (typical single-family), F4 Neighborhood Center (mixed, walkable), F5 Downtown/Core (the sample F5H is the historic downtown variant), plus E Employment/industrial, P Public and PD. Each form district sets building types, frontage and height rather than a use list.
Watch for. Onion Creek floodplain and the Edwards contributing zone; downtown historic design review in F5H.
Official Sources
Hays County context
Hays County is the south side of the growth: Kyle and Buda on I-35, San Marcos anchoring the south end, Dripping Springs and Wimberley in the Hill Country. Almost all of it west of I-35 sits over the Edwards Aquifer recharge or contributing zone, which brings TCEQ water-quality rules and impervious-cover limits even outside city limits. Unincorporated land has no zoning, but the county does regulate subdivisions, floodplain, and on-site sewage.
Working Notes
Add what you learn on the ground in Buda: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Buda
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | planningandengineering@budatx.gov · page · 512-312-5745 Development Services – Planning Division |
| Water & wastewater availability | blair.murski@budatx.gov · page · 512-312-2876 Public Works – Water / Wastewater; Utility Billing |
| Floodplain, drainage & stormwater | planningandengineering@budatx.gov · page · 512-312-5745 Development Services – Engineering (City Engineer) |
| Electric service | page · 877-372-0391 Pedernales Electric Cooperative (PEC) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | permits@budatx.gov · page · 512-312-5745 Development Services – Permits |
| Trees & environmental | permits@budatx.gov · page · 512-312-5745 Development Services – Tree Permits |
| Right of way & driveway | permits@budatx.gov · page · 512-312-5745 Development Services – Driveway / ROW permits |
| Platting & lot splits | planningandengineering@budatx.gov · page · 512-312-5745 Development Services – Planning & Engineering |
| County (septic, floodplain, access) | PLANNING@CO.HAYS.TX.US · page · 512-393-2150 Hays County Development Services |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | cityclerk@budatx.gov · page · 512-312-0084 City Council |
San Marcos
Property lookup for San Marcos: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| SF-6 | 6,000 sf | Single-family |
| SF-4.5 | 4,500 sf | Single-family small lot |
| TH | varies | Townhouse |
| MF-12 / 18 / 24 | units per acre | Multifamily by density |
| CD-3 to CD-5 | n/a | Character districts, sub-urban to downtown |
| AR / FD | n/a | Ag ranch, future development |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 20 ft |
| Rear | 10 ft |
| Side | 5 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Occupancy limits on unrelated adults apply in single-family zones; matters for student rentals.
- Purpose-built student housing has its own rules and neighborhood overlays near campus.
- San Marcos River protection zone and Edwards recharge zone north of town.
- The GIS layer flags whether single-family is allowed in the district.
Zoning in San Marcos · what the codes mean
The lay of the land. County seat and college town (Texas State), with student housing demand, the outlet malls, a big industrial base off I-35, and a spring-fed river the city guards closely.
Districts. Two systems coexist. Conventional: SF-6 and SF-4.5 single-family (number is min lot in thousands of sf), TH, MF-12/18/24 (units per acre), NC/CC commercial, LI/HI, P Public, AR Ag Ranch, FD Future Development. Character districts (SmartCode-style): CD-1 rural through CD-5 downtown, with sub-districts like CD-5D. The layer also flags whether single-family is allowed.
Watch for. Purpose-built student housing rules, the San Marcos River protection zone, Edwards recharge zone north of town, and neighborhood character overlays near campus.
Official Sources
Hays County context
Hays County is the south side of the growth: Kyle and Buda on I-35, San Marcos anchoring the south end, Dripping Springs and Wimberley in the Hill Country. Almost all of it west of I-35 sits over the Edwards Aquifer recharge or contributing zone, which brings TCEQ water-quality rules and impervious-cover limits even outside city limits. Unincorporated land has no zoning, but the county does regulate subdivisions, floodplain, and on-site sewage.
Working Notes
Add what you learn on the ground in San Marcos: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in San Marcos
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | planninginfo@sanmarcostx.gov · page · 512-393-8230 Planning & Development Services – Planning Division |
| Water & wastewater availability | EngInfo@sanmarcostx.gov · page · 512-393-8300 SMTX Utilities – Water/Wastewater |
| Floodplain, drainage & stormwater | EngInfo@sanmarcostx.gov · page · 512-393-8130 Engineering & Capital Improvements (Development Engineering) |
| Electric service | ElectricUtilityInfo@sanmarcostx.gov · page · 512-393-8300 San Marcos Electric Utility (SMTX Utilities) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | permitinfo@sanmarcostx.gov · page · 512-805-2630 Permit Center |
| Trees & environmental | Keby@sanmarcostx.gov · page · 512-393-8486 Community Forestry Program – Urban Forester |
| Right of way & driveway | permitinfo@sanmarcostx.gov · page · 512-805-2630 Permit Center – Right of Way / Access Driveway Permits |
| Platting & lot splits | planninginfo@sanmarcostx.gov · page · 512-393-8230 Planning Division (same as zoning) |
| County (septic, floodplain, access) | PLANNING@CO.HAYS.TX.US · page · 512-393-2150 Hays County Development Services |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | councilmembers@sanmarcostx.gov · page · 512-393-8000 City Council |
Dripping Springs
Property lookup for Dripping Springs: parcel and lot dimensions from the county appraisal district, zoning from the city's GIS, FEMA flood zone, and USGS slope in one query. Verify current values with the city before contracting — this is a working reference, not legal advice.
Common residential zoning
| Zone | Min lot | Typical use |
|---|---|---|
| SF-1 | larger lot | Single-family |
| SF-2 | about 10,000 sf | Single-family |
| MF | varies | Multifamily |
| CS | n/a | Commercial services |
| PDD | per ordinance | Planned development |
| Dev. Agreement | ETJ | Development agreement instead of zoning |
Typical setbacks (verify with zone)
| Setback | Range |
|---|---|
| Front | 25 ft |
| Rear | 20 ft |
| Side | 10 ft |
| Height | 35 ft |
Typical code values for the base districts. Overlays, PUDs and conditional overlays change them. The Property Lookup above returns the parcel's actual district.
What can be built · quick rules
- Wastewater is the whole ballgame; confirm discharge capacity or plan on-site systems.
- Most deals are ETJ or unincorporated Hays County under development agreements.
- Edwards contributing zone with TCEQ and Hays County water-quality rules.
- Dark-sky lighting standards city-wide; Mercer Street historic overlay downtown.
Zoning in Dripping Springs · what the codes mean
The lay of the land. Small Hill Country city on US 290 with a very large ETJ full of ranchettes, wedding venues, and new subdivisions (Headwaters, Caliterra). The city limits are tiny; most deals here are ETJ or unincorporated Hays County under development agreements.
Districts. SF-1/SF-2 single-family, MF, CS Commercial Services, GUI Government/Utility/Institutional, PDD, and the Historic District overlay on Mercer Street. In the ETJ, look for a Development Agreement layer entry instead of zoning.
Watch for. Wastewater is the whole ballgame (the city's discharge permit fights are famous); many tracts need on-site or package systems. Everything sits over the Edwards contributing zone with TCEQ and Hays County water-quality rules, plus dark-sky lighting standards.
Official Sources
Hays County context
Hays County is the south side of the growth: Kyle and Buda on I-35, San Marcos anchoring the south end, Dripping Springs and Wimberley in the Hill Country. Almost all of it west of I-35 sits over the Edwards Aquifer recharge or contributing zone, which brings TCEQ water-quality rules and impervious-cover limits even outside city limits. Unincorporated land has no zoning, but the county does regulate subdivisions, floodplain, and on-site sewage.
Working Notes
Add what you learn on the ground in Dripping Springs: who at the city actually answers, typical review timelines, utility capacity by area, builders active here, and the overlays that have bitten a deal.
Who to contact in Dripping Springs
Every department the Contact City Departments button can email for this city, with portal and phone fallbacks. Confirm inboxes marked medium or low confidence in the picker before relying on them.
| Department | Contact |
|---|---|
| Zoning & setbacks | planning@cityofdrippingsprings.com · page · 512-858-4725 Planning & Development Department |
| Water & wastewater availability | utilities@cityofdrippingsprings.com · page · 512-858-4725 Public Works / Utilities (wastewater); Dripping Springs Water Supply Corp (water) |
| Floodplain, drainage & stormwater | planning@cityofdrippingsprings.com · page · 512-858-4725 Planning & Development – Site Development Permits |
| Electric service | page · 512-858-5611 Pedernales Electric Cooperative (PEC) |
| Gas service | tgsbuilderservices@onegas.com · page · 866-206-9587 Texas Gas Service – Builder Services (Central Texas) |
| Permits & development intake | permithelp@cityofdrippingsprings.com · page · 512-858-4725 Building Department |
| Trees & environmental | planning@cityofdrippingsprings.com · page · 512-858-4725 Planning & Development – Landscape and Tree Preservation Ordinance |
| Right of way & driveway | permithelp@cityofdrippingsprings.com · page · 512-858-4725 Driveway Permit (Building Dept) / Public Works |
| Platting & lot splits | planning@cityofdrippingsprings.com · page · 512-858-4725 opt 4 Planning & Development (same as zoning) |
| County (septic, floodplain, access) | PLANNING@CO.HAYS.TX.US · page · 512-393-2150 Hays County Development Services |
| TCEQ Edwards Aquifer | eapp@tceq.texas.gov · page · 512-339-2929 TCEQ – Edwards Aquifer Protection Program (Austin Region 11) |
| Who serves water here (PUC CCN map) | mapping@puc.texas.gov · portal Public Utility Commission of Texas – Water and Sewer CCN Viewer |
| Council office / city secretary | dboone@cityofdrippingsprings.com · page · 512-858-4725 City Council / City Secretary |
Large Land Development
Research and reference for large-parcel plays: multi-acre acquisitions, subdivision opportunities, PUD/OSRD strategies, entitlement paths, and developer partners. Austin MSA and surrounding counties.
Large Land Development coming soon
What's the first thing you want here? Suggestions to consider:
- Target counties + submarkets (Hays, Bastrop, Caldwell, Burnet) with growth trajectory notes
- Zoning frameworks for large parcels — Ag → residential rezone, PUD, OSRD requirements
- Utility + infrastructure availability (sewer, water, road frontage) by area
- Municipal contacts + planning commission meeting schedules
- Reference deals — comparable large-parcel acquisitions with terms
- Developer partner directory (already lives in Contacts → Developers — could link + surface here)
Tell me which of these you want first, or something else entirely, and I'll build it out.
A guided, hard-facts underwriting workflow for a land deal — Cover · Land · Site + Survey · Comparables · Land Cost · Team + Contacts · Neighborhood. Fill each section, then export an offer-memorandum-style presentation PDF.
Land Acquisition Memo
Seven sections. No projections — just facts you can verify. The Land section auto-populates from Property Lookup (parcel, zoning, FEMA, setbacks). Comps come from a built-in CMA. Everything you enter is saved locally and to Google Sheets so any Land team member can pick it up.
Launch Workflow →- Cover — property, address, memo date
- Land — lot size, zoning, setbacks, FEMA, utilities, HOA
- Site + Survey — photos + attached survey PDF
- Comparables — 3–4 sold comps with $/sqft breakdown
- Land Cost — contract price, EM, closing costs, DD + close dates
- Team + Contacts — buyer's agent, seller, listing agent, attorney
- Neighborhood — map + optional context
— None yet. Launch the workflow to start your first one. —
Land-specific settings, MRC schedule, fee tiers.
Settings coming
Anything division-wide Gabe wants configurable.