Cottonwood Shores is a small city in Burnet County on the south bank of the Colorado River, just below Lake LBJ’s outlet and about four miles southwest of Marble Falls, on Lake Marble Falls. It’s grown steadily since incorporating in 1987 — roughly 1,400 residents at the 2020 census, closer to 1,800 today — and lots here often cost less than a few minutes away in Marble Falls proper. I’m Robbie English, REALTOR and broker at Uncommon Highland Lakes Realty, and I can help you find the right one.
Cottonwood Shores sits right on Lake Marble Falls, part of the Highland Lakes chain on the Colorado River, with easy access to Marble Falls for shopping and dining. I see buyers here looking for a primary residence, a weekend place, and a longer-term investment alike.
What Matters Before You Buy a Lot
Land purchases don’t come with the built-in inspection points a house has — no walls, no roof, no staged interior. Instead, you’re evaluating zoning, utility access, flood zone, and whether the lot can actually support the build you’re planning. A lot with a great view can still have limitations that make development harder than it looks, and a plain-looking lot can be worth more than it seems. I check all of this before a client makes an offer.
Flood Considerations Near the River
Cottonwood Shores runs along the south bank of the Colorado River just downstream of the Lake LBJ outlet, so proximity to the water matters here more than it would a mile or two inland. Lots closer to the riverbank can fall inside a FEMA flood zone, affecting insurance cost and, on some parcels, whether a lender will require an elevation certificate before financing construction. I pull the flood zone determination on any lot before we get serious about it.
Septic Feasibility Outside the Older Sections
Cottonwood Shores isn’t on a single unified sewer system — many lots outside the original platted sections near the water rely on septic. Burnet County’s health department requires a percolation test and an approved septic design before you can pull a building permit, so I confirm a lot will actually perc before we go further. Smaller or oddly shaped older-section lots sometimes don’t have enough room for a conventional system’s setbacks, which can mean a costlier aerobic system or a lot that can’t be built the way you’d hoped. I check this early, not after closing.
Deed Restrictions Vary by Section
Cottonwood Shores grew section by section over the decades since incorporating, and deed restrictions aren’t uniform citywide — what applies to a lot in one platted addition doesn’t necessarily apply two streets over. Some sections carry minimum square footage or setback requirements, or restrictions on manufactured housing; others have few or none. I pull the actual recorded restrictions for a specific lot through the title company rather than assume they match what’s typical nearby, because in a small town like this, assuming is how buyers end up with a plan that doesn’t match what’s allowed.
Why Work with Me
I’ve spent decades in Texas real estate, and every transaction is different — I tailor the approach to what you’re actually trying to do with the land.
Let’s Find Your Lot
If you’re looking at Cottonwood Shores TX lots for sale, reach out and let’s talk about what fits your plans.
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