One of the most buildable counties in Hill Country. USDA Rural eligible, no zoning restrictions, and affordable land.
📊75/100AcreScore
💰$32KLand $/acre
🏠$310KHome Value
👥22,830Population
📈+8.5%Growth (10yr)
🌊12%Flood RiskLow
🌡️Hot Humid SubtropicalClimateZone 2A
🏗️ Can You Build Here?
Texas has no state building code — regulations are county-level. Bandera County has no formal zoning ordinance, meaning most rural land can be used for residential construction including barndominiums without special permits beyond standard building codes.
Zone
Min Lot
Barndo OK?
Unzoned
None
✅ Yes
Bandera County has no formal zoning ordinance. Standard building permits still required. Contact the county building department for specifics.
📋 What Permits Do You Need?
Tennessee allows owner-builders to act as their own general contractor for personal residences. Licensed subs needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Bandera County Building Department
Bandera, TX
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 12% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
12%
In Flood Zone
Good
Soil Drainage
Good
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Higher land costs at roughly $32,000 per acre reflect Bandera County's demand — proximity to San Antonio and growth pressure drive prices.
$32K
Median $/acre
$310K
Median Home Value
$120–200
Build Cost $/sqft
1.65%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Bandera County Assessor
🏔️ Why People Love Living Here
Bandera County sits in the heart of Hill Country. San Antonio is 50 min away. No state income tax means your dollar stretches further here than in most states.
💰
No State Income Tax
Texas has no state income tax. Combined with below-average property taxes at 1.65%, your money works harder here.
📈
Steady Community
A stable community with steady growth — less speculation, more authentic rural living.
🔨
Build Freedom
No formal zoning means you can build your barndominium, shop, or homestead without jumping through bureaucratic hoops.
At a Glance
Population22,830
10-Year Growth+8.5%
County SeatBandera
State Income TaxNone
ClimateHot Humid Subtropical (Zone 2A)
How Close Is Everything?
San Antonio50 min
SAT60 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Bandera County land uses well water and septic systems. Municipal utilities are available near Bandera. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageVariable
Natural GasPropane common in rural areas
🏦 Financing & Incentives
Bandera County qualifies for USDA Rural Development loans — zero-down-payment financing for eligible buyers in most areas.
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❓ Frequently Asked Questions
Can I build a barndominium in Bandera County?
Yes. Bandera County has no formal zoning ordinance. You'll still need standard building permits, but barndominiums are generally permitted on rural land. Check with the county building department for specific requirements.
How much does land cost in Bandera County?
Median price is approximately $32,000 per acre, though prices vary by location, road access, and improvements. USDA Rural Development loans may be available for eligible buyers.
Is Bandera County eligible for USDA Rural Development loans?
Yes — most of Bandera County qualifies for USDA Rural Development programs, including zero-down-payment home loans for eligible buyers.
What is the property tax rate in Bandera County?
The effective property tax rate is approximately 1.65%. Texas has no state income tax, but property tax rates may be higher than the national average. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Bandera County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Texas, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.