A new Texas law affecting manufactured homes went into effect September 1, 2026. In Central Texas, manufactured homes are a common part of both rural and small-town living. So this is a change worth knowing about.
Senate Bill 785 changes some of the rules Texas cities can use when deciding where new manufactured homes may be placed.
What Changed Under the New Texas Manufactured Home Law?
Under the new law, most Texas cities that have zoning regulations can no longer use their zoning rules to completely exclude new HUD-code manufactured homes from the city.
Cities with zoning must provide at least one residential zoning classification or district where a new HUD-code manufactured home can be installed by right.
That doesn’t mean manufactured homes can suddenly be placed anywhere.
Cities still have considerable control over which areas are designated for manufactured homes. What has changed is that, in most cases, a city with zoning must provide an actual area where new manufactured homes are allowed.
The Law Applies to New HUD-Code Manufactured Homes
There is an important distinction in the new law.
Senate Bill 785 specifically addresses new HUD-code manufactured homes. It does not mean that every mobile home or older manufactured home is covered by the new requirements.
HUD-code manufactured homes are homes built according to federal manufactured housing construction and safety standards.
This is one reason homeowners should check the rules for their particular property before buying or moving a home.
Cities Still Have Local Zoning Authority
The new Texas manufactured home law doesn’t eliminate local zoning.
A city can still decide where manufactured homes are appropriate and establish zoning districts for them. The law simply prevents most cities with zoning from having rules that effectively leave no place within the city for a new HUD-code manufactured home.
There are also exceptions involving historic districts, certain existing deed restrictions and some municipalities that meet specific requirements under the law.
So if you’re considering purchasing property or placing a manufactured home, don’t assume the new state law automatically means you can put the home on a particular piece of land.
Check first.
What About Property Outside the City Limits?
Here in Central Texas, this is particularly important because many of us don’t live inside incorporated city limits.
Someone living outside Rockdale, Cameron, Thorndale, Milano or another community may be dealing with very different rules than someone purchasing property inside town.
The new law specifically changes how municipalities regulate manufactured housing through zoning.
If you’re considering a manufactured home on rural property, you should still check for deed restrictions, utility requirements, septic requirements, floodplain concerns, access and any other rules that may apply to the property.
Deed Restrictions Can Still Matter
One thing homeowners should not overlook is deed restrictions.
A piece of property may be located in an area where local zoning allows a manufactured home but still have private deed restrictions affecting what can be placed there.
The new law contains protections for certain deed restrictions that were already in existence.
That’s another good reason to research a property carefully before purchasing a manufactured home or making plans for a homesite.
Don’t Forget the Property Around the Home
Whether you own a manufactured home or a traditional site-built home, many of the same property-maintenance issues apply.
Good drainage around the home is important. Gutters and downspouts need to move water away from the structure. Trees and limbs should be kept away from the roof, and homeowners should watch for plumbing leaks and water collecting underneath or around the home.
In Central Texas, we also have to think about extreme heat, drought, severe thunderstorms and the occasional hard freeze.
A little preventive maintenance can save a lot of trouble later.
Why This Matters in Central Texas
Manufactured homes have long been part of rural Central Texas.
For some families they provide an affordable way to own a home. They can also make it possible for family members to live near one another while still maintaining separate households.
The new Texas manufactured home law may create additional opportunities in some communities that previously had very restrictive zoning.
But it is not a blanket permission to place a manufactured home anywhere.
Before buying a home or property, find out exactly what rules apply to the location you’re considering.
A Good Rule: Check Before You Buy
If you’re thinking about buying property for a manufactured home, a few phone calls before signing anything can prevent some expensive surprises later.
Check with the city if the property is inside city limits. Review any deed restrictions. Find out about water, electricity and wastewater service. If the property will use a septic system, determine what will be required.
And make sure you know whether the particular home you’re considering qualifies as a new HUD-code manufactured home under the law.
The new law may open some doors for manufactured housing in Texas, but every property is different.
Here at Driscoll Home Services, we spend a lot of time working in homes and on properties throughout Central Texas. One thing we’ve learned over the years is that it is almost always easier—and cheaper—to ask questions and find potential problems before you make a major decision rather than afterward.
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