Understanding ETJ in West Texas: What Developers and Builders Need to Know

When developing land in West Texas, particularly in areas surrounding Lubbock, Amarillo, Midland, and Odessa, you will inevitably hear the term ETJ come up—often late in the process and usually after design assumptions have already been made.

ETJ, or Extraterritorial Jurisdiction, refers to the area outside of a city’s corporate limits where that city still maintains regulatory authority. While a property may legally lie in the county, being located within a city’s ETJ can significantly affect plat approval, infrastructure design, utility requirements, and overall project cost.

Understanding ETJ early is critical for developers, builders, and landowners looking to avoid delays, redesigns, and unexpected expenses.

What Is an ETJ?

An Extraterritorial Jurisdiction is a geographic area extending beyond a city’s incorporated boundaries where the city is authorized by Texas law to regulate certain aspects of development. In Texas, ETJ authority primarily applies to:

• Subdivision and plat approval

• Roadway and right-of-way design

• Utility coordination

• Drainage and infrastructure standards

The size of a city’s ETJ is based on population, meaning fast-growing cities like Lubbock, Amarillo, Midland, and Odessa often control large areas well beyond their city limits.

Why ETJ Matters in West Texas Development

A common misconception among landowners is:

| “If the property is in the county, only county rules apply.”

In reality, if a property falls within an ETJ:

• The city will review plats and civil plans

• City development standards may apply

• County approval is still required

This creates a dual-jurisdiction review process, which is one of the most frequent causes of delays and redesigns in West Texas projects.

Key Ways ETJ Impacts Development

1. Platting and Subdivision Approval

In most West Texas ETJs, cities require approval of subdivision plats, even though the land is outside city limits. This typically includes:

• City planning review of lot layout and access

• City engineering review of roads, drainage, and utilities

• Compliance with city subdivision ordinances rather than county minimums

Final plat approval often requires signatures from both the city and the county.

2. Roadway and Right-of-Way Standards

Roadway standards within ETJs are frequently more stringent than county standards. Cities may require:

• Wider right-of-way dedication

• Pavement sections designed for future public use

• Specific roadway alignments tied to future thoroughfare plans

In places like the Lubbock ETJ or Amarillo ETJ, roads built today are often required to meet future annexation standards, even if they remain private initially.

3. Water and Sewer Requirements

Utilities are one of the most significant cost variables in ETJ development. Cities within Midland-Odessa and the Texas Panhandle often require:

• Connection to city water or sewer when available

• Oversized utility lines to support future growth

• Restrictions on wells or septic systems near city utilities

These requirements can dramatically affect project feasibility and should be evaluated early.

4. Drainage and Stormwater Criteria

Many cities impose drainage standards in their ETJs that exceed county requirements, including:

• Detention or retention requirements

• Design for future urban runoff conditions

• Water quality considerations

• Coordination with planned regional drainage infrastructure

Even low-density or rural-appearing developments may be required to design drainage systems as if they were fully urbanized.

5. Development Controls Without Zoning

Although cities generally cannot enforce zoning in the ETJ, they can regulate:

• Minimum lot sizes

• Street frontage and access

• Block lengths and connectivity

• Access spacing along future collectors and arterials

The result is a development environment that often functions like zoning, even though it is not formally labeled as such.

ETJ and Future Annexation

Cities regulate ETJs with future growth in mind. Many developments in West Texas ETJs are eventually annexed, particularly when they:

• Border existing city limits

• Rely on city utilities

• Meet city roadway and infrastructure standards

For developers and builders, this means early decisions can affect:

• Long-term maintenance responsibility

• HOA obligations versus public dedication

• Future code compliance

• Property taxes after annexation

Common ETJ Pitfalls in West Texas

Some of the most common ETJ-related issues we see include:

• Designing to county standards and being forced to redesign for city requirements

• Discovering utility extension obligations late in the process

• Underestimating roadway or drainage costs

• Assuming ETJ boundaries and standards will not change over time

Best Practices for Developers and Builders

If you are evaluating or developing land in Lubbock County, Randall County, Midland County, Ector County, or elsewhere in West Texas:

1. Confirm ETJ status early, preferably before land acquisition
2. Identify which city’s ETJ applies
3. Review the city’s subdivision ordinance, not just county rules
4. Budget for city-level infrastructure standards
5. Work with engineers familiar with local ETJ requirements

Frequently Asked Questions About ETJ in Texas

Is ETJ the same as being inside city limits?

No. ETJ properties remain in the county but are subject to certain city regulations.

Do I need city approval if my land is in the ETJ?

In most cases, yes. Both city and county approval are typically required.

Can ETJ boundaries change?

Yes. ETJs can expand as cities grow, and standards may evolve over time.

Does ETJ apply in Lubbock, Amarillo, Midland, and Odessa?

Yes. All of these cities actively regulate development within their ETJs.

Final Thoughts

ETJ regulations are one of the most commonly overlooked—and most impactful—factors in West Texas land development. While they may not appear on a survey or title commitment, they can significantly influence design requirements, approval timelines, and overall project cost.

For developers and builders, understanding ETJ early is not just about compliance—it’s about protecting your investment and planning projects with confidence.