Denton County, Texas

applies when — Applies to residential parcels situated within the designated Lake Ray Roberts Planning and Zoning perimeter jurisdiction in northern Denton County.

Imposes county-administered zoning and land use restrictions rare for Texas counties. Restricts parcel development to designated zoning classifications, enforces mandatory structural setbacks, establishes minimum lot dimensions, requires mandatory zoning notations on recorded subdivision plats, and subjects building designs to special commission review to protect the Lake Ray Roberts reservoir watershed.

Established under Texas Local Government Code Section 231.131 et seq. and administered by the Lake Ray Roberts Planning & Zoning Commission.

applies when — Applies to residential parcels situated within Freshwater Supply Districts (FWSDs) or Municipal Utility Districts (MUDs), common in developments near Aubrey, Little Elm, Frisco, and Celina.

Subjects parcels to an additional separate ad valorem property tax levy—typically ranging between $0.19 and $0.65 per $100 for FWSDs, and up to $1.00+ per $100 for MUDs—to amortize water, sewer, and stormwater infrastructure debt. Sellers are statutorily required under Texas Water Code Section 49.452 to deliver a mandatory district disclosure notice to purchasers prior to contract execution detailing outstanding bonded indebtedness and tax rates.

Authorized and organized under Texas Water Code Chapters 49, 51, and 54.

applies when — Applies to all parcels in the unincorporated territory of Denton County during declared drought, elevated wildfire risk, or burn-ban orders.

Prohibits all outdoor burning of brush, yard waste, and open-pit refuse when burn bans are enacted by the Denton County Commissioners Court or County Judge. Enforces Texas Commission on Environmental Quality (TCEQ) outdoor burning limits year-round; strictly forbids burning household trash, treated wood, tires, or construction debris. Violations constitute a Class C misdemeanor punishable by criminal fines up to $500 per day.

Enacted under Texas Local Government Code Section 352.081 and 30 TAC Sections 111.201-111.221.

applies when — Applies to parcels in unincorporated Denton County abutting county-maintained rights-of-way that construct or alter private vehicular access points.

Requires landowners to obtain a driveway culvert permit and right-of-way permit from Denton County Development Services before constructing, altering, or installing any driveway or access connection within dedicated county rights-of-way. Mandates county sizing and engineering standards for culverts to maintain roadside drainage and clear sight distances.

Authorized under Texas Transportation Code Chapters 251 and 255 and county development regulations.

applies when — Applies to residential parcels in unincorporated Denton County utilizing decentralized wastewater or septic systems rather than centralized municipal or utility district sewer.

Requires parcel owners to obtain an OSSF Permit to Construct and pass specialized final inspections through the Environmental Health Division of Denton County Public Health before operating a private septic system. Imposes minimum lot size limits, mandatory soil and site evaluations, setback constraints from property lines and water wells, and ongoing maintenance contract obligations for aerobic treatment units.

Governed by Denton County OSSF Order under Texas Health and Safety Code Chapter 366 and 30 Texas Administrative Code (TAC) Chapter 285.

applies when — Applies to parcels containing or intersecting a FEMA Special Flood Hazard Area (100-year floodplain / Base Flood Elevation) in unincorporated Denton County.

Prohibits any residential construction, fill, or alteration without a Denton County Floodplain Development Permit backed by certified engineering studies demonstrating no rise in the Base Flood Elevation (BFE) and no obstruction to floodway flow. Mandates that all finished lowest floor elevations of habitable residential structures be constructed at least two feet above the 100-year Base Flood Elevation (2-foot freeboard).

Enforced by Denton County Development Services under Texas Water Code Chapter 16 and FEMA NFIP standards.

applies when — Applies to residential parcels being divided, replatted, or developed outside municipal corporate limits (unincorporated Denton County) or within extraterritorial jurisdictions governed by county interlocal agreements.

Mandates formal plat approval by the Denton County Commissioners Court prior to recording or selling subdivided lots. Requires minimum 60-foot lot frontage, 30-foot building setback lines, a dedicated 16-foot utility easement along road rights-of-way, approved drainage infrastructure plans, and will-serve letters for utilities (or approved groundwater availability certification). Construction must be completed within two years of approval or face plat review expiration.

Adopted by the Denton County Commissioners Court pursuant to Texas Local Government Code Chapter 232.

Requires non-judicial mortgage foreclosure sales and delinquent ad valorem tax sales to be posted at least 21 days in advance with the Denton County Clerk and conducted on the first Tuesday of each month between 10:00 AM and 4:00 PM at the designated area of the Denton County Courts Building/Courthouse. Foreclosed parcels sold for delinquent taxes remain encumbered by statutory redemption periods (up to two years for residence homesteads under Texas Tax Code Section 34.21).

Codified under Texas Property Code Section 51.002 and Texas Tax Code Chapter 34.

Total property tax liability is composed additively across all overlapping jurisdictions: Total Tax = [County Tax Rate x (Value - County Exemptions)] + [School District Rate x (Value - School Exemptions)] + [City Rate x (Value - City Exemptions)] + [Special District Rate x (Value - District Exemptions)]. School rates constitute the largest component (~$1.2069 per $100 in Denton ISD), followed by municipal rates (e.g., ~$0.5954 per $100 in City of Denton), producing an aggregate composite rate typically between $1.66 and $1.99 per $100 before special district additions.

Texas Tax Code Chapter 26 governs truth-in-taxation and composite tax assessment procedures.

≈ $5,137/yr on a $425,613 median

Imposes the county ad valorem tax rate of $0.185938 per $100 of taxable assessed valuation (FY 2025/2026). Tax liability formula: Tax = (Appraised Value - Applicable County Exemptions) x ($0.185938 / 100). The county offers optional local homestead exemptions as adopted by the Commissioners Court, distinct from state-mandated school homestead exemptions ($100,000 for tax year 2025, expanding under Prop 13).

Adopted annually by the Denton County Commissioners Court pursuant to Texas Tax Code Chapter 26.

≈ $791/yr on a $425,613 median

Mandates annual valuation of real property as of January 1 under mass appraisal standards. Establishes the taxable base for all overlapping taxing jurisdictions. Imposes a 10% statutory cap on annual homestead assessed value increases under Texas Tax Code Section 23.23. Owners are bound by statutory protest filing deadlines (typically May 15 or 30 days after the Notice of Appraised Value is delivered) before the Appraisal Review Board (ARB).

Governed by Texas Tax Code Chapters 6, 23, 25, and 41; administered by Denton Central Appraisal District.

applies when — Parcel is encumbered by a Texas constitutional home equity loan (HELOC or lump-sum equity loan).

Bars private power-of-sale foreclosure. Constitutional protections strictly require lenders to obtain a formal judicial or expedited quasi-judicial court order under Texas Rules of Civil Procedure 735 and 736 before initiating foreclosure proceedings against homestead residential property.

Tex. Const. art. XVI, Sec. 50(a)(6)(D); Tex. R. Civ. P. 735, 736.

applies when — Parcel is situated within a Municipal Utility District (MUD), Water Control and Improvement District (WCID), or other special taxing district created under Article XVI, Section 59 of the Texas Constitution.

Subject to supplemental ad valorem debt-service and maintenance tax levies imposed by the MUD board. Sellers are statutorily required to furnish an executed statutory district disclosure notice stating the district's authority to levy taxes, current tax rates, and total authorized bond indebtedness prior to contract execution. If notice is omitted, the buyer maintains statutory rights to terminate the transaction or sue for damages up to $5,000 plus costs.

Tex. Water Code Ann. Sec. 49.452.

applies when — Parcel is located within the unincorporated extraterritorial jurisdiction (ETJ) adjacent to an incorporated municipality (ranging from 0.5 to 5 miles depending on municipal population).

Subjects parcel subdivision and development to municipal platting authority, roadway access rules, and utility easements under Local Government Code Chapter 212, even though municipal zoning does not apply. In 2023, the state enacted a petition/referendum mechanism permitting landowners in an ETJ to unilaterally opt out and release their parcel from municipal ETJ regulation.

Tex. Loc. Gov't Code Ann. Chapters 42, 212, and Chapter 247 (enacted by Texas Senate Bill 2038, effective September 1, 2023).

applies when — Parcel is subject to mandatory membership in a property owners' association under recorded restrictive covenants.

Obligates the seller to provide a formal statutory disclosure notice to the prospective purchaser before contract execution detailing mandatory HOA membership, obligations to pay regular assessments, association restrictive covenants, and the prospect of lien foreclosure for delinquency. Failure to deliver the notice enables the purchaser to terminate the contract prior to closing.

Tex. Prop. Code Ann. Sec. 5.012 and Sec. 207.003.

applies when — Parcel is subject to recorded dedicatory instruments, restrictive covenants, and mandatory membership in a property owners' association (POA/HOA).

Imposes statutory covenants and restrictions on parcel encumbrance and enforcement: association must file management certificates with county clerk and TREC; requires an expedited judicial court order under Tex. R. Civ. P. 736 to foreclose an assessment lien; bars non-judicial foreclosure for purely fine-based or attorney fee liens; guarantees the property owner a 180-day statutory post-foreclosure right of redemption; establishes statutory owner protections preventing POAs from banning solar panels, religious displays, security measures, or rain-harvesting barrels.

Tex. Prop. Code Ann. Chapter 209 (amended extensively under SB 1588 effective September 1, 2021).

applies when — Ad valorem real property taxes assessed by local taxing entities become delinquent under Chapter 33.

Authorizes local taxing entities to seize and judicially foreclose on the parcel to satisfy accrued tax debt, interest, and administrative penalties. Grants former owners an absolute post-sale statutory right of redemption: (1) 2-year redemption window for residence homesteads and ag-exempt land with redemption costs equal to purchase price plus a 25% premium in year 1 or a 50% premium in year 2; (2) 180-day redemption window for non-homestead residential parcels with a 25% premium.

Tex. Tax Code Ann. Chapters 33 and 34 (specifically Sec. 34.21).

applies when — Real property parcel secured by a deed of trust or contract lien containing an express power-of-sale clause upon borrower default (conventional mortgages).

Permits private non-judicial foreclosure without court intervention. Imposes strict statutory procedural timeline: minimum 20-day written notice of default and intent to accelerate with right to cure, followed by minimum 21-day public notice of sale (recorded with county clerk, posted at courthouse, and served on debtor via certified mail). Foreclosure sales must occur on the first Tuesday of the month between 10:00 a.m. and 4:00 p.m. at the designated county venue. Under Texas law, conventional mortgage non-judicial foreclosure conveys permanent title without any post-sale statutory right of redemption for the mortgagor.

Tex. Prop. Code Ann. Sec. 51.002.

Statutorily compels sellers to affirmatively disclose whether the property is located wholly or partly in a 100-year floodplain, 500-year floodplain, floodway, flood pool, or reservoir; whether the parcel has ever experienced flooding or water penetration into structures during a natural event; and whether the seller currently maintains flood insurance coverage.

Tex. Prop. Code Ann. Sec. 5.008(b), amended by Texas Senate Bill 339 following Hurricane Harvey (effective September 1, 2019).

Obligates the seller to deliver an executed comprehensive written disclosure notice to the purchaser before entering into an executory contract. Failure to deliver the disclosure gives the buyer a statutory, unconditional right to terminate the purchase contract for any reason within seven days after receiving the notice or before closing, whichever occurs first.

Tex. Prop. Code Ann. Sec. 5.008.

applies when — Homestead parcel is owned and occupied by an individual aged 65 or older or an individual who qualifies as disabled under federal guidelines.

Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the first qualifying year, unless new improvements or additions are made to the parcel.

Tex. Tax Code Ann. Sec. 11.13(c) and Sec. 11.26.

applies when — The residential structure and land (up to 20 acres) are owned and occupied as the owner's principal residence as of the qualification date.

Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100,000; (2) Grants optional local-option percentage deductions (up to 20% of appraised value, minimum $5,000) for cities and counties: Taxable Value_Local = Appraised Value - Max(0.20 * Appraised Value, $5,000); (3) Caps annual homestead appraised value increases at 10% plus the value of new improvements: Appraised Value_t <= (1.10 * Appraised Value_{t-1}) + Value_NewImprovements.

Tex. Tax Code Ann. Sec. 11.13 and Sec. 23.23. The ISD exemption was expanded to $100,000 via constitutional amendment (Proposition 4) effective for tax years beginning on or after January 1, 2023.

Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00). Tax liability formula: Total Tax = SUM[(Appraised Value - Applicable Exemptions) * (Local Taxing Unit Adopted Rate / 100)] across all overlapping taxing units (independent school district, county, municipality, special districts). Establishes a statutory administrative protest and appeal process before the County Appraisal Review Board (ARB).

Tex. Tax Code Ann. Title 1, Subtitles A-D (specifically Sec. 23.01 and Sec. 26.01 et seq.). Annual appraisal cycle effective January 1.