Two Westlake homes can sit a few blocks apart yet follow very different rules. One might be inside Austin city limits with city permits, sewer, and tree protections. The other could be in the ETJ with septic, private trash, and different timelines. If you are buying, selling, or planning a remodel, knowing where a property sits on the map can change your budget, your permit path, and your schedule.
This guide breaks down city limits versus ETJ in plain English. You will learn how services, taxes, permits, and timelines differ, plus how to verify the status of any Westlake property. Use it to plan your next step with confidence. Let’s dive in.
City limits vs ETJ, in plain terms
Inside Austin city limits, properties are generally subject to the full Austin Land Development Code, city building permits, inspections, and city taxes. The City also typically provides core services like water, wastewater, and trash.
In the ETJ, you are in an unincorporated area outside city limits where Austin has limited regulatory authority under Texas law. The City can regulate subdivision and certain infrastructure, but most city-only rules, like many zoning standards, do not fully apply. Services and fees are not the same as inside the city.
Nearby incorporated cities like West Lake Hills and Rollingwood are separate municipalities with their own codes, services, and taxes. Two adjacent homes can follow different rules just because they fall under different jurisdictions.
How to confirm your property’s status
- Check the taxing jurisdictions on the Travis Central Appraisal District. The parcel record will show if the property is in the City of Austin or unincorporated areas, and list other taxing entities. Visit the Travis Central Appraisal District.
- Use the City of Austin GIS Property Profile to see city limits, ETJ, and environmental layers. Start with the City of Austin Property Profile map.
- Review the survey, title commitment, and seller’s disclosure for boundary notes or easements. These often flag city or county jurisdiction.
Why jurisdiction matters for your home or project
Water and sewer options
- City limits: Austin Water typically provides water and wastewater. Connections require approvals, availability or capacity confirmation, and city permits. Learn about services through Austin Water.
- ETJ: Many properties use private wells and on-site sewage facilities, often called septic systems. If sewer is available nearby, you may be able to connect, but feasibility, cost, and timing vary. For septic rules and approvals, see Travis County Environmental Health OSSF guidance and state standards from TCEQ.
Practical takeaway: Sewer access can drive what you can build and how fast you can move. Always verify your current provider and whether sewer is within a practical distance before you plan an addition or lot split.
Trash and recycling
- City limits: Austin Resource Recovery provides curbside collection with fees on the utility bill. See Austin Resource Recovery.
- ETJ: Private haulers or other municipal contracts typically serve these areas. Costs and service types vary by provider and neighborhood.
Public safety and emergency services
- City limits: Austin Police Department and Austin Fire Department generally serve city properties.
- ETJ: Law enforcement is usually the Travis County Sheriff’s Office. Fire and EMS often come from an Emergency Services District or a contracted provider. Confirm the exact agency for your address.
Roads and drainage
- City limits: The City maintains public streets and manages stormwater per city standards.
- ETJ: Roads may be maintained by the county, a private road association, or an HOA. Drainage improvements often follow county rules or require private solutions. Confirm responsibility before budgeting improvements.
School districts
School district boundaries are independent of city limits and ETJ. Your tax bill will show the school district, and the district’s maps confirm attendance boundaries. City status alone does not change school assignment.
Permits, land use rules, and timelines
Building, remodeling, and trees
- City limits: Work typically goes through the City of Austin Development Services for plan review, permits, and inspections. City rules include the Land Development Code, watershed and environmental regulations, and a tree protection ordinance. Explore permit paths at City of Austin Development Services.
- ETJ: Cities mainly regulate subdivision and some infrastructure. Many city-only land use or zoning standards do not fully apply in ETJ areas. Tree protections are usually less restrictive outside city limits, unless another rule or agreement applies. Deed restrictions and HOAs can still limit what you do.
Septic, wells, and right-of-way work
- Septic: In unincorporated areas, septic systems follow Travis County Environmental Health and TCEQ rules. Replacements, upgrades, or expansions need county approval. See Travis County OSSF and TCEQ OSSF.
- Water/sewer connections: If you plan to connect to Austin Water or another provider, you will need written availability and capacity confirmation, plus any required taps, fees, or extensions.
- Driveways and encroachments: City streets require city permits, county roads require county permits, and state highways require TxDOT permits.
Subdividing or splitting lots
In the ETJ, cities can require subdivision platting and infrastructure standards to support orderly development. County rules and state law also apply. Inside city limits, expect full city subdivision and site plan review. Either way, plan for engineering standards and potential infrastructure obligations.
Review timing and bottlenecks
- City reviews: Depending on complexity, plan review can take weeks to several months. Environmental, tree, floodplain, or site plan reviews can add cycles and time.
- County septic: Timelines depend on soil testing, design, contractor availability, and any required corrections. Replacements can take weeks to months.
- Utility confirmations: Availability letters and sewer capacity checks can add time, and main extensions or pump solutions have long lead times and capital costs.
Taxes, fees, and total cost
Property taxes and districts
- City limits: Your tax bill typically includes a City of Austin line item, along with county, school district, and any other applicable districts.
- ETJ: You do not pay City of Austin property tax, but you may be in a special district such as a WCID, MUD, or an Emergency Services District. These can add meaningful annual taxes or assessments. Use the TCAD parcel record to see all taxing entities on a property.
Development, impact, and connection fees
- City limits: City development fees apply, including plan review, building permits, water and wastewater impact fees, tap fees, and transportation or drainage fees where applicable.
- ETJ: If you connect to a non-city provider, the district or utility sets its own tap and impact fees. Connecting to Austin Water from outside the city can involve different requirements, so always request written conditions from the utility. Start with Austin Water for policies and availability steps.
Annexation considerations
Annexation moves a property from ETJ into city limits and typically adds city taxes and city regulations. Policies and timing follow state law and city procedures and can vary by area. Ask about any annexation plans that could affect your parcel before you buy or budget.
Quick due-diligence checklist
- Confirm municipal status:
- Check TCAD for taxing jurisdictions and whether the home is in Austin, West Lake Hills, Rollingwood, or unincorporated.
- Use the City of Austin Property Profile to verify city limits or ETJ.
- Verify utilities and services:
- Request current water and sewer bills and identify the provider.
- Ask for a sewer or water availability letter if you plan a remodel or addition.
- If on septic, obtain records and a recent inspection.
- Review permits and past work:
- Gather prior building permits, site plans, and the certificate of occupancy if available.
- Order a current survey and review recorded easements.
- Model taxes and assessments:
- Pull the latest tax statement and list all districts.
- Ask about pending or upcoming district bonds or assessments.
- Check site constraints:
- Review watershed, floodplain, slope, and tree constraints on city maps.
- Confirm HOA or deed restrictions.
- Clarify public safety and roads:
- Confirm who provides police, fire, and EMS, and who maintains your road.
- Ask about annexation:
- Check city planning maps and ask about annexation policies that could affect the area.
Westlake scenarios to make it real
- You want to add 1,000 square feet and a pool. Inside city limits, expect full city plan review, tree protection, and potential drainage requirements, which add time and fees. In the ETJ, you may avoid some city rules, but septic capacity, topography, and driveway permits can still be decisive.
- You are on septic and want to connect to sewer. If an Austin Water line is nearby, you may request service, but you will need availability confirmation, possible tap or impact fees, and potentially a main extension. Service and annexation are separate processes, so always get the conditions in writing.
- You plan a lot split. In the ETJ, the city still controls platting standards and can require infrastructure improvements. Inside the city, subdivision and site standards apply in full. Either way, get a feasibility review early.
- You live near an incorporated enclave. If your address is in West Lake Hills or Rollingwood, you follow that city’s rules and taxes. Start with the City of West Lake Hills or the Village of Rollingwood for local permitting and services.
Work with construction-literate, hyper-local guidance
Jurisdiction can be the difference between a smooth remodel and months of rework. A clear plan starts with confirming where a property sits, who serves it, and which rules apply. If you want an experienced, Westlake-focused guide to help you verify status, line up the right inspectors, and model costs, reach out to Jenny Walker. We combine local knowledge with builder-level insight, so you can make confident decisions and keep your timeline on track.
FAQs
How do I confirm if a Westlake home is in Austin city limits or the ETJ?
- Check taxing entities on the TCAD parcel record and verify boundaries on the City of Austin Property Profile map.
Who handles permits for a remodel on an ETJ property near Westlake?
- It depends on the scope, but city building permits apply inside city limits, while septic and some infrastructure in unincorporated areas run through Travis County and applicable districts.
Does connecting an ETJ home to Austin Water sewer mean automatic annexation?
- No, service and annexation are separate processes, but utility agreements can include specific conditions, so always get written terms from the provider.
Are tree protection rules the same in the ETJ as in Austin city limits?
- No, the City of Austin tree ordinance applies inside city limits; outside, tree rules are typically less restrictive unless an agreement, county rule, or HOA restriction applies.
Will my property taxes change if my home is annexed into Austin?
- Yes, annexation typically adds City of Austin property tax, and the full set of city regulations would apply; verify exact numbers through your tax statement and city policy updates.
