Buying land in Blanco County? Here's what to check.

Where to look up the official record

The Blanco County Appraisal District keeps the tax record for every property: the owner, value, and any buildings on file. Search it here: https://esearch.blancocad.com/. The county seat is Johnson City.

Good to know in Blanco County

Who handles septic permits

Blanco County's OSSF Inspector in Johnson City permits septic systems, (830) 868-2117. The inspector won't come out until the blue 911 address sign is up at the gate. Source

Five acres for a well and septic

Land platted after 1998 needs at least 5 acres for a septic system and a well, and a tank of at least 1,000 gallons. Source

Water wells

All of Blanco County is in the Blanco-Pedernales GCD. You register a new well and get the district's drilling authorization before drilling. A household-size well sits at least 50 ft from property lines and 100 ft from other wells. Source

Splitting land

Dividing land usually needs a plat. Some splits don't, like every lot over 10 acres with 60 ft of frontage on a county or state road, but you still file an affidavit and the county has to accept it. New lots on a well and septic need 5 acres and 250 ft of road frontage. Source

Ag valuation

Blanco CAD generally treats 10 acres or less as residential. Grazing needs room for 2 animal units, which is about 30 acres of improved grass or 50 of native range. Bees take 5 to 20 acres. Source

Good to know anywhere in Texas

Flood maps

FEMA's National Flood Hazard Layer is the official flood map used for flood insurance. Zone A and AE areas are 'special flood hazard areas' where lenders usually require flood insurance. Source

County rules vs city rules

Texas counties generally can't zone land the way cities do. Land inside a city follows city zoning. Land in a city's extraterritorial jurisdiction (ETJ) can fall under city subdivision rules. Deed restrictions and HOA rules can apply anywhere.

Legal access

A road on a map doesn't prove you have the legal right to use it. A title company can confirm whether the land touches a public road or has a recorded easement.

Septic systems

Every septic system in Texas needs a permit from the county or its authorized agent under TCEQ rules (30 TAC Chapter 285). Shallow rock, common in the Hill Country, often means a more expensive engineered system. Source

Property taxes

Appraisal districts set the value; each taxing unit (county, school district, ESDs) sets a rate. Agricultural or wildlife valuation can lower taxes on qualifying land, but changing the use later can trigger a rollback tax.

What a YallCheck report covers

• Is it in a flood zone? We check the official FEMA flood map for your land and how close the nearest flood area is.
• Can you legally drive to it? We find the road next to the land and tell you what still needs to be confirmed about legal access.
• Can you get water and a septic system? We check for a water utility, the local well rules, and whether the soil is hard for septic.
• Do the county records match the land? We pull the appraisal record: owner, value, taxes, exemptions, and any buildings or mobile homes on file.
• Is it over the Edwards Aquifer? Land over the aquifer can have extra building and septic rules. We check the state map.
• Is it under a city's rules? We check whether the land is inside a city or the area just outside one where the city can control subdividing (called the ETJ).
• Are there HOA or deed restrictions? We list the subdivision plats on file. Add our document read-through and we'll flag rules on rentals, mobile homes, animals, and more.
• Can you get electricity? We look up which electric company or co-op serves the area.

This page is general information, not legal advice. Rules change, so check with the county before you buy.