Intro: Cutting Through the Confusion About ETJ Removal
At Free My Property, one question pops up more than any other: “How do I get my land out of the ETJ?” If you’ve ever tried reading the legalese around Texas Senate Bill 2038 or the Local Government Code, you know it can feel like decoding another language. So, we decided to answer your top questions in plain English. This FAQ breaks everything down so you can make smart, confident decisions about your land.
Understanding the Basics: What Is ETJ and Why Does It Exist?
It’s the invisible zone just outside a city’s limits where the city can still regulate certain things like land development and zoning. You’re not technically in the city, but you’re not exactly free of it either.
ETJ boundaries are set based on population. Bigger cities get a wider ETJ reach. The rules are outlined in Chapter 42 of the Texas Local Government Code.
SB 2038: A Real Win for Texas Landowners
Signed into law in 2023, SB 2038 gives landowners the legal right to petition for their property to be removed from a city’s ETJ. It clears up a process that used to be a total mess.
Before SB 2038, cities held all the cards. Now, property owners can take charge of their land and future without being buried in red tape.
Getting Out of the ETJ: The Process, Step-by-Step
How do I start an ETJ removal petition?
- Make sure your land qualifies under SB 2038.
- Gather the necessary documents: deed, survey, tax receipts, and a detailed map.
- Fill out the petition form and get it notarized.
- Submit everything to the city.
- If needed, show up for any public hearing or clarification request.
What paperwork do I need?
- A valid deed showing ownership
- A survey or meets-and-bounds map
- Current tax statements
- A properly filled out and notarized petition
- Consent from any lienholders if there’s a mortgage
Short-Term Rentals: ETJ Removal and STR Freedom
Once your property is out of the ETJ, it’s no longer under city short-term rental rules. That means fewer permits, less paperwork, and often fewer taxes—depending on your county.
Financial and Legal Considerations You Should Know
In many cases, yes. You may no longer have to pay certain city-imposed assessments or fees. And with fewer restrictions, your land could actually go up in value.
Things like missing documents, unclear boundary descriptions, or pushback from the city. That’s why having expert help—like our team—can make all the difference.
Community and Development Benefits: What Happens Next?
More than you could before. Whether it’s building rentals, subdividing, or using it for commercial purposes, you get more flexibility with fewer city-imposed hoops to jump through.
When landowners have more freedom, communities benefit. Development happens faster, local investment grows, and outdated regulations don’t slow everyone down.
Conclusion: The Power of Knowledge and the Right Team
Texas Senate Bill 2038 gave landowners a powerful tool. But knowing how to use it—and using it right—is key. If you’re feeling overwhelmed or unsure, Free My Property is here to guide you.
We’ve helped hundreds of Texans navigate ETJ removal from start to finish. Whether you want to file the petition yourself or want us to handle everything for you, we’ve got a solution that fits your needs.
Start the conversation today at freemyproperty.com or call us at (512) 842-9112.
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 Texans 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.