Off-grid site report
Fannin County, TX
33.5972, -96.1927 · 637 ft elevationRead this before you act on anything below. This is my researched starting point for Fannin County, TX, not legal advice and not a guarantee. Rules change, and the deciding facts on any specific parcel (setbacks, perc results, overlay districts, deed restrictions, road frontage) live at the county or town office, not in any database. Before you buy land or build, confirm the current rules directly with the local zoning and health offices - the sources on this page tell you exactly who to call.
The local rulesFannin County, TX
Zoning & raw-land occupancy
Varies locallyFannin County has no general countywide zoning for unincorporated land, per the county. A Lake Authority Land Use Plan imposes zoning within 5,000 feet of Lake Bonham, Lake Ralph Hall, and Lower Bois d'Arc Creek Reservoir, and incorporated towns like Bonham have their own separate city zoning. source
Dwellings, tiny homes & RVs
Unclear - verifyNo Fannin County ordinance on minimum dwelling size or RV/tiny-home occupancy was found; ask the county's Development Services/Subdivision office to confirm before assuming there's no rule.
Building permits & codes
Varies locallyFannin County issues a permit for unincorporated land, but the Director of Development Services has stated it 'doesn't tell anyone what they can or can't build' and mainly checks floodplain/lake-buffer status. A separate Floodplain Development Permit applies if you're in a mapped flood hazard area. source
Septic & composting toilets
Generally allowedFannin County's Environmental Development office is the delegated OSSF permitting authority (standing in for TCEQ) and requires a permit, site evaluation, design review, and Authorization to Construct. Composting toilets appear to fall under the same OSSF/30 TAC 285 framework, not confirmed as a separate category. source
Greywater reuse
Unclear - verifyNo standalone Fannin County greywater ordinance was found; the state generally handles greywater within OSSF septic rules, so confirm specifics with the county's Environmental Development office.
Rainwater harvesting
Generally allowedNo Fannin County restriction was found, and the Red River Groundwater Conservation District's management plan actually lists rainwater harvesting as a conservation goal for the region. source
Private wells & water rights
Varies locallyFannin County lies within the state-created Red River Groundwater Conservation District, which requires new wells to be registered and get a Notice to Proceed before drilling. Most pre-2012 domestic/livestock wells under a certain capacity are exempt from registration but registration is still encouraged. source
Living disconnected from utilities
Unclear - verifyNo Fannin County ordinance requiring utility hookup for unincorporated residences was found. A local Special Utility District enforces a one-meter-per-dwelling rule, but that only applies to properties already connected to that utility.
Sun30-year normals
- Peak-sun hours, annual average
- 5.4 hrs/day
- Worst month (sizes an off-grid array)
- 4.3 hrs/day
- Yearly output per 1 kW of panels
- 1,523 kWh
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Weather1991-2020
- Precipitation
- 46 in/yr
- Snowfall
- 2 in/yr
- Heating degree days
- 3,033 (moderate)
- Frost-free season
- Mar 26 to Nov 8
How far help isstraight-line
- Hospital
TMC Bonham Hospital - 2.0 mi
- Fire station
Bonham Fire Department Station 1 - 1.3 mi
- Hardware store
Fix & Feed - 0.4 mi
- Grocery
Walmart Supercenter - 0.1 mi
From OpenStreetMap. Road miles will be longer, often much longer in hill country.
Plan this spot
These open with this location's real numbers already filled in (ZIP 75418).
Size a solar systemHeat loss & insulationFirewood per winterRainwater harvestGarden sizePanel tilt
Looking at a specific parcel in Fannin County, TX?The rules above are the jurisdiction. The land check runs the parcel itself: flood zone, soils and septic suitability, wetlands, slope, access, climate, and these verdicts, from a parcel number or coordinates.
Check a parcel →Share or save this report:New report
Sources: US Census Bureau geocoder; NLR PVWatts v8 (solar); NOAA NCEI 1991-2020 climate normals (nearest station) or Open-Meteo (ZIP-centroid) for weather; Open-Elevation; OpenStreetMap contributors. Public data retrieved Aug 21, 2026; agencies update their layers on their own schedules. Planning data, not a survey or legal advice.
New here, or not sure where this fits? Start here walks through the whole thing in order.