Thinking about splitting a tract into a handful of lots in Georgetown or unincorporated Williamson County? You want a clear path, predictable timing, and lender-ready documentation so each lot is easy to sell or build on. This guide walks you through the small subdivision entitlement process, the documents lenders and title companies expect, typical fees and timelines, and how to assemble the right team. Let’s dive in.
Start with jurisdiction
Before you draw lot lines, confirm who regulates your plat. Texas cities can apply subdivision rules inside city limits and in their extraterritorial jurisdiction, while counties regulate plats in unincorporated areas under the Texas Local Government Code Chapter 212. You can review the state framework in the code that authorizes municipal subdivision authority. Texas Local Government Code, Chapter 212
Georgetown administers platting through its Unified Development Code and its Development Manual, which include application checklists, pre-application guidance, and construction standards. The city applies these rules inside its limits and in its ETJ. You can review the UDC framework as summarized here: Georgetown UDC and Development Manual overview
If your land is outside city limits or in an area where the county is the approving authority, Williamson County’s Subdivision Regulations apply. The county’s consolidated regulations, effective March 4, 2025, include procedures, checklists, engineering standards, fee schedules, and recording steps. Start with the county’s development services hub: Williamson County Development Services
The small-subdivision roadmap
A Georgetown-area small subdivision usually follows a predictable sequence. Your specific path depends on site conditions and whether you qualify for a minor plat.
1) Pre-application and feasibility
Book a pre-application meeting with the City of Georgetown Planning and Development or Williamson County Development Services, depending on jurisdiction. Staff will flag utility availability, access constraints, likely off-site requirements, and any needed studies such as drainage or traffic. The city’s UDC Development Manual and the county’s checklists outline what to bring and how the first review works. See the manual’s guidance and templates here: Georgetown UDC Development Manual
Come prepared with a simple sketch, a recent survey if you have one, utility notes, and your top timing questions. This early dialogue reduces rework later.
2) Choose your plat type
Many small projects qualify for a minor plat. Williamson County defines a minor plat as four or fewer lots that do not create new public roads and that meet technical limits, including avoiding FEMA-mapped floodplain and meeting drainage thresholds. Minor plat intake is streamlined but still requires the full checklist, including survey, deed, utility service letters or well information, and 911 addressing coordination. Review county criteria and submittals in the regulations: Williamson County Subdivision Regulations
If your layout needs new public infrastructure or exceeds minor-plat thresholds, you will move to a preliminary plat, then a final plat. Georgetown’s UDC offers a similar administrative path for small plats when no public improvements are required; otherwise you follow the longer route. The city manual outlines what each submittal must include: Georgetown UDC Development Manual
3) Preliminary plat package
When a preliminary plat is required, plan for a scaled layout with topography, existing utilities, driveway or street access points, a letter of intent for utility service, and drainage analysis if your site triggers it. Larger or road-adjacent sites may need a traffic impact analysis. Proof of ownership and any vegetation or tree plans required by the jurisdiction are included. Check the city manual and county checklists to confirm the exact items for your site: UDC Development Manual and County Regulations and Checklists
4) Construction plans and financial security
After preliminary approval, submit engineered construction plans for streets, drainage, and water or sewer improvements when required. Plans must match local construction and drainage standards. If you want to record the final plat before building all improvements, jurisdictions typically allow bonding. Security is commonly posted as a performance bond, escrow, or irrevocable letter of credit. Many municipal examples size security at 100 to 125 percent of the engineer’s estimated cost. Templates and accepted security forms are referenced in the city manual. Review the city guidance here: UDC Development Manual templates and specs
5) Inspections, as-builts, and final recording
Once improvements are built or properly secured, the jurisdiction will inspect the work and require sealed as-built drawings. After acceptance or adequate security, you can route your final plat for signatures and recording at the Williamson County Clerk. The county’s regulations include a recording checklist and affidavit for recordation. After recordation, your lots legally exist and building permits can be issued, subject to other permits. See the county’s recordation resources: Williamson County Subdivision Regulations
6) Coordinate with TxDOT and other agencies
If your site connects directly to a state highway such as SH 29, you will likely need a TxDOT access or driveway permit unless the city holds delegated authority. Early coordination helps you avoid redesigns tied to safety or drainage. If sewer is not available, plan for on-site sewage facility approvals and health district coordination. Review TxDOT’s access management process here: TxDOT Access Management Manual
What lenders and title expect
Lenders and title companies look for clear, complete files that prove each lot is legal and buildable. Assemble these items early to keep financing and closings on schedule.
- ALTA/NSPS land title survey with agreed Table A items, so the title insurer can consider removing the survey exception or issuing extended coverage. See the ALTA Minimum Standard Detail Requirements and underwriter guidance: ALTA survey standards and underwriting notes
- Current title commitment with clear exceptions and a plan for curative steps or endorsements. Underwriters often list what must be cleared or insured prior to closing. Reference guidance here: Title underwriting manual excerpt
- Final recorded plat, or a clear plan showing when the final plat will record if financing occurs earlier. The county regulations include a recording checklist and required notes: County Regulations, recording checklist
- Utility service letters or commitment for water and wastewater, or approved well and septic plans. The city and county checklists call for letters of intent or serviceability at minor plat and preliminary stages: UDC Development Manual
- Approved construction plans, cost estimates, and documentation of any bonds or letters of credit posted to secure incomplete improvements. Sample security forms and trust agreement templates are referenced in local manuals: UDC Development Manual
- Access permits and addressing verification. If you touch a state highway, provide the TxDOT permit or proof of delegated city approval. Lenders also look for 911 addressing coordination to confirm emergency access: TxDOT access permitting process
- Drainage and floodplain documentation. Follow county and city thresholds for drainage studies and as-built hydrology. The county regulations include technical submittal expectations: County Regulations
Pro tip: align your survey scope with the plat early. Many title policies carry a standard survey exception until an ALTA survey is delivered and the underwriter is satisfied. Coordinate Table A items and certification language with your lender and title officer at the start. See ALTA and underwriting references here: ALTA survey standards and notes
Timelines, fees, and common slowdowns
Exact timing depends on scope and resubmittals, but typical local ranges are consistent across Georgetown and Williamson County. Pre-application scheduling can take days to weeks. Preliminary plat review cycles often take 4 to 8 weeks per round. Construction plan review can take 4 to 12 weeks depending on complexity. Construction of simple public tie-ins can run weeks to months. Final plat approval and recording may follow 2 to 8 weeks after acceptance or sufficient security. For a local overview consistent with market practice, see this guide: Georgetown platting timeline overview
Representative Williamson County fees, per the adopted Appendix N, include: Preliminary Plat Review at $550 plus $40 per lot, Final Plat Review at $550 plus $1 per linear foot of road plus $25 per lot, Construction Plan Review at $35 per lot plus $1.25 per linear foot of road, Construction Inspection at $50 per lot plus $1.85 per linear foot of road, and Minor Plat Review at $550. Always verify the current schedule for your jurisdiction. See the county fee appendix here: Williamson County Subdivision Regulations
Projects most often stall on a few predictable items:
- Utility commitment letters that lag or do not match the plat scope
- Unresolved access to a state highway and delayed TxDOT coordination
- Drainage or floodplain issues that surface late in design
- Incomplete bond or letter-of-credit documentation for public improvements
- Missing survey or title deliverables, such as unresolved easement conflicts
Address these early to cut review cycles and protect closing dates. TxDOT access and utility letters are especially time sensitive. See TxDOT’s process overview here: TxDOT Access Management Manual
Build the right team
Assemble your core team during pre-application. The right people shorten timelines, reduce revisions, and keep lenders engaged.
- Land planner or civil engineer for concept layouts, grading, drainage, and full construction plans
- Registered Professional Land Surveyor for boundary, ALTA survey, and recordable plat drawings
- Land-use attorney for covenants, easements, or complex title items when needed
- Title company and underwriting counsel for early commitments and endorsement guidance
- Lender for underwriting requirements and a draw structure that matches your phasing
- Utility contacts at Georgetown Utility Systems or other providers, plus city or county engineering staff
- TxDOT district contact if you plan access to a state-maintained highway
Bring these items to your first meeting to make it productive:
- Current deed or ownership evidence
- A sketch of proposed lot lines and access points
- Any recent boundary survey or map
- Available topography
- Known utility locations or prior agreements
- Proposed phasing, if any
- Your consultant roster and contacts
- A short list of outstanding liens or easements from your title search
- Specific questions on timeline and bond or LOC options
For checklists and templates you can attach to a pre-app, consult the city manual and county regulations: UDC Development Manual and County Regulations
Fast path: minor plat checklist
If your site qualifies for a minor plat, you can often move faster. Use this quick path as a guide and confirm details with the jurisdiction.
- Confirm jurisdiction and minor plat eligibility: four or fewer lots, no new public roads, and no disqualifying floodplain or drainage constraints. Review county definitions here: County Regulations
- Hold a pre-application meeting with city or county staff. Clarify utilities, access, drainage needs, and addressing steps. Reference the city manual: UDC Development Manual
- Prepare your survey and plat drawing in recordable form. Coordinate ALTA survey scope with your title officer and lender: ALTA standards
- Gather utility letters of serviceability or well/septic plans, 911 addressing coordination, and title documents.
- Submit the minor plat package, respond to comments, and finalize approvals.
- Record the plat with the County Clerk using the county recording checklist, then proceed to closings or building permits as applicable. See recording steps: County Regulations
Bring it all together
Small subdivisions in Georgetown and Williamson County follow a structured process. When you match the plat type to your scope, line up your utility and access commitments early, and deliver lender-ready survey and title packages, you can move from concept to recorded lots on a predictable timeline. If you need an integrated plan, our team can coordinate feasibility, platting, engineering, and lender documentation so you can focus on value and schedule.
Ready to map out your entitlement path and timeline? Connect with the integrated team at Land Homes Texas for a focused feasibility review tailored to your site.
FAQs
Who approves my plat in the Georgetown area?
- Plat authority depends on location. The City of Georgetown applies its Unified Development Code inside city limits and in its ETJ, while Williamson County regulates plats in unincorporated areas where the county is the approving authority. See the county’s development services page and the city UDC overview: County Development Services and Georgetown UDC overview
Can I split into 2 to 4 lots quickly with a minor plat?
- Possibly. If your site meets minor plat criteria such as four or fewer lots, no new public roads, and no mapped floodplain or other disqualifiers, you can use a streamlined path. You still need the full checklist, including survey, utility letters, and 911 addressing. See county rules: Williamson County Subdivision Regulations
Will a lender accept a preliminary plat instead of a recorded final plat?
- Some lenders will for development loans, but title companies typically require a clear plan for a recorded final plat or acceptable endorsements. An ALTA survey and title commitment are usually required. See underwriting guidance: ALTA and title notes
Do I need a TxDOT permit for a driveway on SH 29?
- Yes, access to state-maintained highways usually requires a TxDOT access or driveway permit unless the city has delegated authority. Early coordination helps address safety and drainage. See the process: TxDOT Access Management Manual
How are bonds or letters of credit sized for public improvements?
- Jurisdictions accept performance bonds, escrow, or irrevocable letters of credit sized per the engineer’s cost estimate and local formulas. Many examples show totals at or above 100 percent, sometimes up to 125 percent. Confirm with the applicable manual. See city manual references: UDC Development Manual
