The Land Up Learning Series

Mobile homes are becoming an increasingly popular choice for many people in Texas who are looking for an affordable and flexible housing option. However, if you're considering buying land for your mobile home, it's important to ask the question, "How many acres do I need?" 

Well, the answer is as clear as mud. Local zoning rules, both state and local septic tank requirements, and deed restrictions can all impact the answer. Let’s dig in.

Mobile Home Acreage Requirements in Texas

So, how many acres do you need for a mobile home in Texas? Well, the short answer is…it depends.

In the great state of Texas, most of the regulations that dictate the answer come from local counties or cities. There are some overarching state laws that apply, but you’ll find that the vast majority of the rules for your land and mobile home comes from local authorities.

That being said, MOST of the time you’ll need at least 1 acre for your mobile home. This isn’t a hard and fast rule, so let's dive into the important factors that impact the amount of land required.

Factors to Consider for Placing a Mobile Home on Land

1. Definition of a Mobile Home

Let’s start at the very beginning; what is a mobile home? The terms “mobile home”, “manufactured home”, and “modular home” get used interchangeably, but in the eyes of the law, wording matters. These can be three completely different things depending on the way each city or county defines them.

The two major terms that apply here are “mobile home”, which is defined by the state as being constructed before 6/15/1976, vs “HUD-code manufactured home”, which is defined as being constructed on or after 6/15/1976. For this article, we’ll use the term “manufactured home” since this is typically what most people are referring to. It’s also worth noting that the use of RVs on land is usually regulated by different rules than those for manufactured homes since they aren’t meant to be permanently placed.

2. Local Zoning Rules

Some areas prohibit manufactured homes altogether, regardless of how much land you have. Typically, we see these restrictions more frequently in cities, even if the larger county has different rules. Sometimes, areas will allow manufactured homes only in dedicated zones meant for manufactured home communities, instead of a stand alone piece of land. If you’re buying land for your manufactured home, ensure that it is zoned for single family manufactured home use by either the county or the city.

If manufactured homes are allowed, the county might state their necessary acreage which could be completely different from other surrounding counties. We’ve seen some counties in Texas require as much as 5 acres per manufactured home. The easiest way to find these requirements is to work with a good realtor, but doing a quick internet search of your county’s manufactured home rules to get started doesn’t hurt.

3. Deed Restrictions

Deed restrictions are another set of rules that can limit what you do with your land. They are legally binding constraints, typically created and enforced by land developers rather than local governments. Before you get any piece of land for your manufactured home, you’ll want to make sure to review the deed restrictions.

Deed restrictions often go even further than just “yes” or “no” to whether or not manufactured homes are acceptable. Often, they will dictate the type, size, or age of the home that can be placed on the land. We see lots of deed restrictions limiting owners to only newer manufactured homes or doublewides vs singlewides.

Deed restrictions can vary between different properties - even those in the same area or neighborhood - since they are established by the original developer. If you are looking to buy manufactured home friendly land, get a copy of the deed restrictions from your realtor and also understand the difference between HOAs and deed restrictions. Note: deed restrictions can be changed but it’s usually a lengthy process.

4. Sewage Requirements

How you handle sewage and receive water on your property is probably the biggest factor in determining how much land you need for a manufactured home. Texas Administrative Code from the Texas Commission on Environmental Quality dictates that if your land is served by a public water supply and you’re using a septic tank then you must have at least 1/2 acre of land. It also states that if you don’t have public water and you have septic, then you need at least 1 acre of land.

Depending on where the land is, it might not have the option to receive water from a public utility, so make sure you ask your realtor about water options. Many rural areas won’t have access to public water and will instead need a well. As a side note, a permit is required for the installation of a septic system, which the state refers to as a Onsite Sewage Facility (OSSF), and permits are granted by different entities depending on the land’s location.

REMEMBER- these are minimum requirements and cities and/or counties can require more land based on water and septic use or other ordinances (see point #2).

5. Utility Connections

The utility connections don’t influence the amount of land required for a manufactured home in Texas, but keep in mind that any area that allows manufactured homes will require the dwelling to have utilities. This is Texas and some folks relish being off the grid, but cities and counties will require otherwise.

Final Thoughts on Manufactured Home Land in Texas

This is a lot of info, we know. Just remember: there isn’t one rule that dictates how much land you need for a manufactured home in Texas, there are several. Follow these tips to make sure you are informed on the requirements:

1. Your city and/or county is going to have specific rules for manufactured homes, so make sure you understand those first in order to start your land search

2. Always read the deed restrictions for any piece of land you’re looking into. Your realtor can get these for you.

3. Ask about the water and sewage options for the land

Looking for Land to Place Your Mobile Home on Now?

We've shared all the tips and tricks on finding the right piece of land for your mobile home. Let’s take it up a notch and showcase some of the available options we have in our Central Texas inventory. Without further ado, here are some listings that are the perfect fit for your mobile home:

Yorktown Ranch in Smiley, Texas - 3 Tracts left!

If you're looking for mobile home friendly land near Yorktown, Texas, then you're in luck! We have a few tracts left of Texas Hill Country mixed with prairie that are perfect for ranchers and land buyers looking for space to set up shop. Here are some highlights:

• Single and double wide mobile homes allowed (as long as they're not older than 5 years)

• Owner financing available on Tracts K & L

• Ag lease for low property taxes - animals welcome 

• Conveniently located near H-E-B, Walmart, Tractor Supply, and other retail stores just a short drive away

Serene Acres near La Grange, Texas - Subdivision Selling Fast!

Maybe you’re looking to get some land for a peaceful retreat? Look no further than Serene Acres! This property has more greenery than a cow's pasture and you'll have all the tranquility you could ever want. Plus, there's already an excavated path cleared for you to set up your mobile home!

• Double wide mobile homes allowed 5 years or newer

• Beautiful hardwood trees and meadow-like pasture

• High-speed internet access available (let's be honest, who wants to live without Netflix?)

• Electricity available, water well and septic needed

Have Questions? We’ve Got Answers.

Getting mobile home friendly land will require some research, planning, and investment. As Central Texas Land Specialists, we are experts in the area and have helped our clients figure out their options and find properties that fit their needs. If you’re looking for land, or a place to call home in Central Texas, connect with us today!

Contact Land Up Realty + Investments