State Law | SB 15 (2025)
Texas SB 15 (2025): Small Lots in Large Cities, Explained
SB 15 is the 2025 Texas law that limits how large a lot the biggest cities can require in a new single-family subdivision. On a qualifying tract, a covered city cannot require a lot over 3,000 square feet, and on lots of 4,000 square feet or less it cannot require deep setbacks, extra parking or large open space. This page explains which cities and which land the law reaches, what it bans, what cities keep, and how owners enforce it.
SB 15 in six facts
- SB 15 (2025) was signed on June 20, 2025 and took effect on September 1, 2025. It adds a Subchapter D to Local Government Code chapter 211. Source: SB 15 bill history
- SB 15 applies in a city of more than 150,000 people that sits wholly or partly in a county of more than 300,000 people. Source: Local Gov. Code 211.052, added by SB 15
- It covers a tract of five acres or more, zoned for single-family homes, that has no recorded plat and will be platted. Source: Local Gov. Code 211.052, added by SB 15
- On that land a covered city may not require a residential lot larger than 3,000 square feet, wider than 30 feet, or deeper than 75 feet. Source: SB 15 (2025), enrolled text
- On a small lot of 4,000 square feet or less, the city may not require more than one parking space per unit, covered parking, or more than 30 percent open space. Source: SB 15 (2025), enrolled text
- SB 15 states that it does not prohibit owners from enforcing homeowners association (HOA) rules or deed restrictions. Source: SB 15 (2025), enrolled text
What SB 15 Is
SB 15 is Chapter 1127 of the Acts of the 89th Legislature, Regular Session. Its author was Senator Paul Bettencourt and its House sponsor was Representative Gates, according to the bill history. The Senate passed it 28 to 3 on March 19, 2025. The House passed it with amendments 86 to 43 on May 28, 2025. The Senate adopted the conference committee report (the final text worked out by members of both chambers) 31 to 0 on May 31, and the House adopted it 78 to 57 on June 1. The Governor signed it on June 20, 2025, and it took effect on September 1, 2025.
The enrolled bill adds Subchapter D, "Residential Zoning Limitations in Certain Municipalities," to Local Government Code chapter 211, as Sections 211.051 to 211.058. A second 2025 bill, SB 1567, also added a Subchapter D to chapter 211 with sections of the same numbers, about occupancy limits in college towns. The official code prints both versions. On this page every section number refers to the SB 15 version, and you should cite it as "Local Government Code 211.054, added by SB 15 (2025)" to avoid confusion.
Which Cities SB 15 Covers
Under Section 211.052(a)(1), added by SB 15, the law applies in a municipality that has more than 150,000 people and is wholly or partly located in a county with more than 300,000 people. SB 840 (2025) uses the same test.
For the population count, Texas law supplies a default rule. Government Code 311.005 defines "population" as "the population shown by the most recent federal decennial census," and Local Government Code 1.002 says that rule applies to the Local Government Code. Under that reading, the 2020 Census counts apply until the 2030 Census is published. No state agency publishes an official list of covered cities, so VanPlex built one from the 2020 Census redistricting file, joining each city to every county it touches. This is a VanPlex count from 2020 Census figures. Nineteen cities pass:
- Houston
- San Antonio
- Dallas
- Austin
- Fort Worth
- El Paso
- Arlington
- Corpus Christi
- Plano
- Lubbock
- Irving
- Garland
- Frisco
- Grand Prairie
- McKinney
- Brownsville
- Killeen
- Pasadena
- Mesquite
Close cases
| City | City, 2020 Census | County, 2020 Census | Result |
|---|---|---|---|
| Corpus Christi | 317,863 | Nueces County, 353,178 | Covered |
| Lubbock | 257,141 | Lubbock County, 310,639 | Covered |
| Brownsville | 186,738 | Cameron County, 421,017 | Covered |
| Killeen | 153,095 | Bell County, 370,647 | Covered |
| Pasadena | 151,950 | Passes the county test | Covered (2025 estimate 148,539) |
| Mesquite | 150,108 | Passes the county test | Covered |
| Laredo | 255,205 | Webb County, 267,114 | Not covered: county under 300,000 |
| Amarillo | 200,393 | Potter County, 118,525; Randall County, 140,753 | Not covered: both counties under 300,000 |
| McAllen | 142,210 | Not covered: city under 150,000 (2025 estimate 150,640) | |
| Denton | 139,869 | Not covered: city under 150,000 (2025 estimate 169,431) | |
| Waco | 138,486 | Not covered: city under 150,000 | |
| Midland | 132,524 | Not covered: city under 150,000 |
VanPlex count from 2020 Census figures in the Census Bureau redistricting file for Texas. 2025 estimates from the Vintage 2025 city file.
Four cities are close to the 150,000 threshold. Pasadena (151,950) and Mesquite (150,108) pass on the 2020 count by fewer than 2,000 people, and Pasadena's July 1, 2025 estimate of 148,539 is under 150,000. McAllen (150,640) and Denton (169,431) are over 150,000 in the 2025 estimates but were under it in the 2020 Census. If you own land in one of these cities, ask the city attorney which count the city applies before you design around SB 15.
Which Land SB 15 Covers
Inside a covered city, SB 15 reaches a narrow set of land. Under Section 211.052(a)(2), added by SB 15, the tract must meet all three tests: it will be platted and sits in an area zoned for single-family homes; it is five acres or more; and it has no recorded plat. A plat is the recorded map that divides land into lots. The law applies only to tracts of five acres or more with no recorded plat, so it governs new subdivisions of large unplatted tracts inside large cities.
Section 211.052(b) takes out three kinds of area:
- land within one mile of a law enforcement training center campus in a county of 2,600,000 people or more;
- land within 3,000 feet of an airport or military base;
- land within 15,000 feet of a military base boundary, where the area is designated a military airport overlay zone with clear zone and accident potential zone designation (areas the military designates near its airfields).
The Lot Size Rule
Section 211.054, added by SB 15, says a covered city may not require a residential lot to be larger than 3,000 square feet, wider than 30 feet, or deeper than 75 feet. It also bars a units-per-acre rule (a cap on homes per acre of land) that would prevent a single-family home on a lot of at least 3,000 square feet. The owner can still plat larger lots. The law sets the largest minimum a city may demand.
Rules for Small Lots
Section 211.051(2), added by SB 15, defines a "small lot" as a residential lot of 4,000 square feet or less. On a small lot, Section 211.055(a) lists what a covered city may not require. A setback is the required distance between a building and the property line.
| Topic | A covered city may not | A covered city may still |
|---|---|---|
| Lot area | Require a lot larger than 3,000 sq ft, or a units-per-acre rule that blocks one home on a 3,000 sq ft lot | Accept larger lots that the owner chooses to plat |
| Lot width and depth | Require a lot wider than 30 feet or deeper than 75 feet | Require a shared driveway with another lot |
| Setbacks on a small lot | Require more than 15 feet in front, 10 feet in back or 5 feet on the side | Require setbacks tied to environmental features, erosion or waterways |
| Parking on a small lot | Require covered parking, off-site parking, or more than 1 space per unit | Require up to 1 space per unit |
| Open space on a small lot | Require more than 30% open space or permeable surface | Require more open space for aquifer protection in an aquifer recharge zone |
| Height on a small lot | Limit a home to fewer than 3 full stories of up to 10 feet floor to ceiling | Not addressed by SB 15 |
| Building shape on a small lot | Set a maximum building bulk or a wall articulation rule | Not addressed by SB 15 |
| Fees and drainage | Charge permit fees above those for a single-family lot | Charge impact fees under chapter 395 and require full stormwater mitigation applied to all similar lots |
Source: Local Gov. Code 211.054 to 211.056, added by SB 15, in the enrolled bill text.
The story rule needs a plain reading. The city may not require "fewer than three full stories not exceeding 10 feet in height measured from the interior floor to ceiling." In plain terms, the city cannot hold a home on a small lot below three full stories of that height, so it cannot cap a small-lot home at one or two stories.
What the city keeps, under Sections 211.055(a-1), (b) and (c) and 211.056: it may require a lot to share a driveway with another lot; charge permit fees equal to those for a lot restricted to one single-family home; charge impact fees (one-time charges for roads, water and sewer capacity) allowed by Local Government Code chapter 395; keep setbacks tied to environmental features, erosion or waterways; keep open space rules for aquifer protection in an aquifer recharge zone; and require full stormwater mitigation, as long as the rule applies to all subdivisions or all small lots.
What SB 15 Leaves in Place
Section 211.053, added by SB 15, keeps two kinds of city rule in force: rules on homes leased for less than 30 days (short-term rentals), and rules on flooding, sewer facilities, or a well that sits on one residential lot and serves only that lot.
Private rules stay in force too. Section 211.057 states: "This subchapter does not prohibit property owners from enforcing rules or deed restrictions imposed by a homeowners' association or by other private agreement." A tract with recorded restrictions that set a larger lot keeps them. The zoning page explains how Texas courts read deed restrictions.
SB 15 controls the size and shape of single-family lots and buildings. The number of homes allowed on each lot is still set by the city's zoning, and the bill's text has no provision on accessory dwelling units (ADUs). For more homes on one lot, read the ADU page and your city's page.
How Owners Enforce SB 15
Section 211.058, added by SB 15, lets two kinds of claimant sue a city that breaks the law: a person harmed by the violation, and a "housing organization," which the section defines to include trade groups and qualifying nonprofits. The court can issue a declaratory judgment (a ruling on what the law means), a writ of mandamus (an order that the city act), or an injunction (an order that it stop). The section says a court "shall award reasonable attorney's fees and court costs" to a claimant who wins. The claimant may also choose the Fifteenth Court of Appeals for the appeal.
VanPlex found no court ruling on SB 15 as of October 2026. San Antonio wrote the rules into its own code: its Unified Development Code Section 35-398.03, adopted by Ordinance No. 2025-09-04-0580 on September 4, 2025, repeats the 3,000 square foot, 30-foot and 75-foot limits. The San Antonio page has the details.
SB 15 and SB 840 Side by Side
SB 15 and SB 840 passed in the same session, use the same city test, and took effect on the same day, September 1, 2025. They apply to different land. SB 15 covers large unplatted tracts zoned for single-family homes and sets the largest lot a city may require. SB 840 covers land zoned for office, commercial, retail, warehouse or mixed use and requires the city to allow housing of three or more units there, at a density of at least 36 units per acre.
Both laws let a harmed person or a housing organization sue the city, and both require the court to award attorney's fees to a claimant who wins. Under SB 840's enforcement section, Local Government Code 218.301, appeals go only to the Fifteenth Court of Appeals. For an owner of a platted lot zoned for homes, neither law changes the number of homes allowed. That number comes from the city's zoning code and the recorded deed restrictions.
Best For
- ✓ Owners of five or more unplatted acres zoned single-family in one of the 19 covered cities.
- ✓ Builders who plan narrow three-story homes on lots of 4,000 square feet or less.
- ✓ Projects that can work with one parking space per home.
Usually Fails When
- ✕ The land is already platted, or is under five acres.
- ✕ The tract sits within 3,000 feet of an airport or military base, or in a military overlay zone.
- ✕ Recorded deed restrictions or HOA rules require larger lots.
What To Verify Before Spending Money
- → The city's population count and which census the city applies, for cities near 150,000.
- → Plat status and acreage of the tract, from the recorded plat records.
- → Stormwater, impact fee and environmental setback rules the city still applies.
Where to Go Next
Related on VanPlex: the Texas multiplex guide overview and Houston's small-lot rules in the global comparison.
Frequently Asked Questions
What does Texas SB 15 do?
When did Texas SB 15 take effect?
Which Texas cities does SB 15 apply to?
Does Texas SB 15 apply to my existing lot?
What is the smallest lot size a city can require under SB 15?
How much parking can a Texas city require on an SB 15 small lot?
Can my HOA still block small lots after Texas SB 15?
Can I sue my city for violating Texas SB 15?
Does Texas SB 15 apply near military bases and airports?
Did San Antonio adopt Texas SB 15?
Can a Texas city still require stormwater detention on SB 15 small lots?
Official sources (checked October 2026)
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