The Ultimate Guide to Removing Your Property from the ETJ
If you own land in Texas, there’s a good chance your property falls within what’s known as an Extraterritorial Jurisdiction, or ETJ. While it may sound like legal jargon, ETJ status can significantly influence how you use your land, what you can build, and whether you can rent it out. In this straightforward guide, we’ll unpack exactly what ETJ is, how it affects property owners, and what it takes to remove your land from the city’s oversight for good.
What Exactly Is ETJ and Why Should You Care?
ETJ stands for Extraterritorial Jurisdiction. It’s a buffer zone just outside city limits where municipalities can still impose some land use controls, even though your property isn’t officially inside the city.
Cities use ETJs to guide growth and future annexation. Think of it as their way of shaping neighborhoods before they ever become part of the city.
Type A cities have broader powers, including zoning and development oversight. Type B and Type C cities have fewer powers, mainly focusing on subdivision rules.
Properties in ETJs don’t typically get city perks—no city police, no fire department services, no utilities—but owners still have to deal with restrictions. That’s why many landowners consider removing their property from the ETJ altogether.
We can help. Free My Property offers quick and professional ETJ status lookups using the latest property records and maps.
Yes—and they do. As cities grow or redraw limits, properties can be added or removed from ETJs. Knowing your status can make or break your development plans.
How Do You Remove Your Property from the ETJ?
Step-by-step, here’s what’s involved:
- First, confirm your land is within an ETJ.
- Next, gather the necessary paperwork: tax records, surveys, and your deed.
- Then, submit a notarized petition with signatures from majority owners.
- Lastly, work with the city to wrap up the process.
What you’ll need to include:
- A notarized petition (we’ll prepare it for you)
- A copy of your property valuation from the appraisal district
- Proof you’ve paid property taxes
- A legal description or map of the land
- Lienholder consent, if needed
With Free My Property’s Comprehensive Service, we guarantee release within 100 days—or faster in many cases.
No problem. We handle single parcels, mixed-use properties, and large land portfolios.
Once you’re out of the ETJ, utility oversight typically shifts to the county. We’ll guide you through that too.
Not a deal-breaker. Our Comprehensive Plan includes reapplication support and city negotiations—at no extra cost.
The Legal and Financial Upside of ETJ Removal
Nope. Our service handles everything legally required—no attorney needed unless your case involves unusual complications.
They often do. Removing your land from the ETJ usually reduces your tax obligations because city-imposed fees and assessments go away.
Other financial benefits:
- More freedom to develop or rent your land
- Easier path to subdivide or rezone
- Higher resale value due to fewer restrictions
While not an absolute guarantee, removing your property from the ETJ significantly lowers the risk of annexation.
Yes, HOA rules remain in effect regardless of ETJ status.
Key Benefits and Common Misunderstandings
What you gain by leaving the ETJ:
- Total control over how you use your property
- More favorable zoning laws under county rules
- Relief from city development red tape
- Better opportunities for short-term rentals and other income-generating uses
Often, yes. Many city short-term rental bans and regulations don’t apply once a property is freed from the ETJ.
What people get wrong about ETJ removal:
- You don’t have to own a huge parcel to qualify
- It’s not expensive—especially with our Essential plan for DIYers
- It’s not a legal nightmare—we make it simple and clear
What the Law Says: Understanding SB 2038
Senate Bill 2038 made it easier for property owners to request ETJ removal by formalizing the process. If you’re eligible, the city has no choice but to review and respond according to the law. That’s the foundation of our guaranteed success promise.
Lienholders still matter: If your property has a mortgage, the lender’s approval may be required. We assist with lienholders to secure consent smoothly.
How Texas differs from other states: Few states use ETJs as extensively as Texas. That makes ETJ removal here more important—and more impactful—than in most places.
Ready to Take Back Control of Your Property?
Whether you want to develop, rent, or simply enjoy your land without city interference, removing your property from the ETJ can be a game-changer.
Free My Property offers three powerful solutions:
- Essential: Our cost-effective Do It Yourself (DIY) kit for savvy landowners
- Enhanced: Includes professional document reviews and consultations
- Comprehensive: We do everything for you—start to finish—with guaranteed success
Let’s talk. Call us at (512) 842-9112 or visit this page to start your ETJ removal today.
Final Thoughts
Removing your property from the ETJ is more than just a paperwork exercise—it’s about freedom, savings, and unlocking your property’s full potential. With our expert help, the process is not only manageable but virtually guaranteed to succeed. Don’t wait—start your ETJ removal journey with Free My Property today.
About Free My Property
Free My Property is Texas’ leading expert in ETJ removal. Our mission is simple: to help landowners take back control of their property by guiding them through the legal and administrative process of ETJ release. Our team brings years of experience working with city governments, surveyors, and legal frameworks across the state.
We’ve helped property owners successfully navigate ETJ regulations, avoid costly delays, and unlock the true value of their land. With a proven track record, transparent pricing, and guaranteed results, Free My Property is the trusted name for property freedom in Texas.
Visit freemyproperty.com or call (512) 842-9112 to speak with a member of our team today.