Off-grid site report
Grayson County, TX
33.6718, -96.6120 · 807 ft elevationRead this before you act on anything below. This is my researched starting point for Grayson 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 rulesGrayson County, TX
Zoning & raw-land occupancy
Generally allowedGrayson County has no general zoning for unincorporated areas, per Grayson County Development Services, except within the Lake Ray Roberts Zoning District and the North Texas Regional Airport Zoning Regulation. This follows the Texas baseline that counties lack general zoning power, with those two county-specific carve-outs. source
Dwellings, tiny homes & RVs
Varies locallyOutside platted subdivisions and the two overlay districts, the county has not confirmed any minimum dwelling size or stand-alone RV occupancy standard. Inside a subdivision, the county's 2023-2024 Subdivision Regulations set setbacks (for example a 25-foot setback from existing streets) and the Lake Ray Roberts Zoning Ordinance applies within that district. source
Building permits & codes
Varies locallyThere is no general countywide residential building code enforced on single-family homes built outside a platted subdivision, according to county coverage of the 2023 update. Multi-family or commercial construction anywhere in the unincorporated county, and any new subdivision plat, does require review and permits through Grayson County Development Services; cities like Sherman run their own separate permit programs. source
Septic & composting toilets
Generally allowedSeptic (OSSF) systems are permitted county-wide, but Grayson County has adopted its own OSSF Rules as an authorized TCEQ agent under Texas Health & Safety Code Chapter 366, including a 2021 order allowing half-acre lots in certain circumstances and a required maintenance contract for aerobic (ATU) systems. Composting toilets fall under the same state OSSF framework (30 TAC 285); no separate county allowance was confirmed. source
Greywater reuse
Unclear - verifyNo standalone Grayson County greywater ordinance was found; this appears to fall back to the state OSSF framework (30 TAC 285) with no separate county page addressing greywater reuse. Confirm directly with the county's OSSF/Environmental Health program before planning a greywater system.
Rainwater harvesting
Generally allowedNo Grayson County ordinance restricting rainwater harvesting was found in the county's planning, health, or subdivision documents. This follows the general Texas approach of encouraging rainwater collection for domestic use without special permitting.
Private wells & water rights
RestrictedAll private wells in Grayson County fall under the Red River Groundwater Conservation District, a state-legislature-created district covering Grayson and Fannin Counties. New wells over 17.36 GPM need a permit before drilling, and all new wells must be registered and get a Notice to Proceed, though small pre-2012 exempt wells (domestic/livestock under 27.7 GPM) are not required to register, just encouraged to. source
Living disconnected from utilities
Unclear - verifyNo general Grayson County ordinance requiring hookup to electric or water utilities was found. There are secondary, unverified mentions of a sewer-proximity connection rule in county OSSF practice, so ask the county's OSSF program directly if your parcel is near a sewer line; any utility mandate is more likely to come from a city ordinance if you're inside city limits.
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
- 1,532 kWh
JFMAMJJASOND
Weather1991-2020
- Precipitation
- 44 in/yr
- Snowfall
- 1 in/yr
- Heating degree days
- 2,872 (mild)
- Frost-free season
- Mar 17 to Nov 19
How far help isstraight-line
- Hospital
Baylor Scott & White Surgical Hospital at Sherman - 0.7 mi
- Fire station
Sherman Fire Station 3 - 1.8 mi
- Hardware store
Harbor Freight Tools - 0.3 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 75090).
Size a solar systemHeat loss & insulationFirewood per winterRainwater harvestGarden sizePanel tilt
Looking at a specific parcel in Grayson 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.