A Guide to Port Mansfield Subdivisions and Areas
Port Mansfield is a small town, but it is not all one thing. Where a lot sits changes the lease rate, the view, the wind, the boat access, and the rules for what you can build. We live here and we walk these streets, so here is the plain guide to how the town lays out. Tap an area on the map to jump to its details, then call us and we will talk through which area actually fits what you want to do.
Tap a colored area to read about it. Pinch to zoom.
How the rules work in Port Mansfield
Every lot in town is leased from the Willacy County Navigation District, and what you can build depends on three things, in this order. First, the recorded subdivision restrictions and plat, where they exist. Port South, East Port Drive, East Port Drive No. 2, West Harbor, Serenity Harbor, Warm Wind Drive, New Port and Mansfield Point each have their own, and they are linked under each subdivision below. Second, your District lease. Third, the District's building permit, which is where setbacks and anything not covered above get confirmed for your specific lot.
Most Original Townsite lots are built to 20 feet off the front, 5 feet off each side and 5 feet off the back, but several subdivisions differ. East Port Drive carries a 15 foot front setback, Mansfield Point follows its own design code, and some replats carry variances, so confirm your lot's setbacks with the District before you design. The District's setback and pier articles are posted here: WCND Lease Regulations, setback and pier articles. Piers, docks and bulkheads need permits from both the US Army Corps of Engineers and the District.
Lease fees are set per front foot per year by zone, plus a $75 annual debris fee, and the full rate table is below. For how leases, transfers and terms work, see our Navigation District page.
How lease rates work across town
| Zone | Rate per front foot | Where it applies |
|---|---|---|
| Zone 1, waterfront residential | $14 | Original Town Block A lots 1 to 32; Block 33 lots 1 to 10 and 29 to 44; Port South Block 1 lots 30 to 57 |
| Zone 2, secondary residential | $10 | Original Town Block B; Block E lots 4, 4B, 5, 5B; Block M; Blocks 26, 27, 29, 30; Block 33 lots 11 to 28 and 45 to 59; Port South Block 1 lots 1 to 29 and 58 to 60, Block 2 lots 1 to 31, Block 3 lots 1 to 10 |
| Zone 6, interior residential | $8 | Original Town Blocks E (lots 6 to 24), F, G, H, 9 (lots 47 to 109), 13 (lots 45 to 62), 14 (lots 37 to 69), 23, 24, 31, 32; Harbour Estates No. 1 and No. 2; L and J Torres; Warm Wind Blocks 1 and 2; New Port Block 1 lots 1 to 47 |
| Zone 7, residential | $7 | Original Town Blocks 2, 3, 4, 9 (lots 6 to 46), 12, 13 (lots 1 to 40), 14 (lots 1 to 36), 16 (lots 15 to 34 and 63 to 82) |
| East Port Drive No. 2 | $36 | Per the recorded 2024 lease |
| West Harbor, East Port Drive No. 1, Serenity Harbor | $24 | Harbor waterfront subdivisions |
As a real world example, a typical 50 foot interior lot runs $400 plus the debris fee per year, and a 50 foot open waterfront lot runs $700 plus the debris fee. For the full picture of how district leases work, see our Navigation District page.
The Original Townsite
The oldest and largest part of Port Mansfield, platted when the town was established as a port development. This is the core of town around the harbor and the streets between the water and Highway 186, and it spans every price zone: open bayfront blocks along North Shore and Bayshore, harbor blocks, and the interior grid. Mix of older fishing cabins, remodeled homes, and new builds. No minimum square footage is recorded for the Original Townsite. Anything else (mobile homes, RVs, barndominiums) is governed by the lease language and Board approval, not a minimum square footage, so requirements are confirmed lot by lot when you build. Base lease fees run by zone: Zone 1 (waterfront) $14 per foot, Zone 2 $10 per foot, Zone 6 $8 per foot, and Zone 7 $7 per foot annually.
Port South
An established subdivision in the southern part of town along Port South Drive, with open Laguna Madre waterfront on its east side and some of the town's stronger recent sale prices. Deed restrictions recorded in 1983 (read them): residential use only, minimum 1,000 square feet, no mobile homes or house trailers, new construction only, no occupancy until the exterior is finished and plumbed, and all plumbing connected to the utility district sewer. Setbacks follow the district default of 20 feet front, 5 feet each side, and 5 feet rear. Base lease fees are $14 per front foot on the Laguna waterfront row (Block 1 lots 30 to 57) and $10 per front foot everywhere else in Port South.
East Port Drive
A district developed subdivision near the harbor side of town, restrictions recorded in 1999 in Volume 3, Page 74 of the Map Records of Willacy County with the Navigation District itself as developer (restrictions and plat). Residential use only, minimum 1,500 square feet, no mobile homes, and new construction only with no relocated buildings permitted. Front setback is 15 feet. Base lease fees are $24 per foot annually.
East Port Drive No. 2
A district developed subdivision near the harbor side of town, restrictions recorded in 2017 with the Navigation District itself as developer (restrictions). Residential use only, minimum 1,500 square feet, no mobile homes, and new construction only. The District installed seawall may not be modified without written authorization and engineering review. Docks and waterside improvements must be concrete or a similar material approved in advance by the WCND, and pier length is capped at 40 feet unless the permit allows more. Front setback is 15 feet. Base lease fees are $36 per foot annually.
West Harbor
The district's newest waterfront recorded subdivision, with restrictions recorded June 23, 2026 (read them). Part of the Original Townsite near the harbor. Residential use only with a minimum build of 2,000 square feet, the largest minimum in town. New construction only, no trailers or moved in buildings, and no occupancy until the home is finished and plumbed. A bulkhead is not required. If built, docks and waterside improvements must be concrete or a similar material approved in advance by the WCND, and piers run up to 40 feet unless the Corps or WCND permit allows more. Lots are sold as 75 x 230 foot sites (three original lots) at $350,000 each (survey of the 75 foot sites). Base lease fees are $24 per foot annually.
Serenity Harbor
A small harbor subdivision platted in 1999, home to newer built waterfront homes on protected water with private boat lifts. Restrictions (read them): residential only, minimum 1,000 square feet, no mobile homes, new construction only. One of the strongest resale areas in town on a price per square foot basis. Base lease fees are $24 per foot annually.
Warm Wind Drive
A district developed subdivision from 2002 with a minimum build of 1,600 square feet, no mobile homes, and new construction only (read the restrictions). Interior zone lease rates apply, which makes it one of the more affordable ways to build something substantial. Base lease fees here are $8 per foot annually.
New Port Subdivision
The newest district addition: Phase 1 opened 47 lots along Gulf Street, Baffin Street, and Bayview Drive, offered first come first served with no waiting list. Lots are 50 x 130 feet at $60,000 each. Minimum build is 1,200 square feet, and barndominiums are expressly allowed in the recorded restrictions, which is rare here. House trailers and mobile homes are prohibited, and new construction only. Setbacks per the recorded plat are 20 feet front, 5 feet sides, and 5 feet rear, and a build needs both a WCND permit and a Willacy County building permit. Interior zone lease rates apply ($8 per front foot per year plus the debris fee), and unimproved lots carry the PUD's $334 yearly standby fee. Documents: recorded restrictions (2022) and the recorded plat. See our district lots page for how the process works.
Mansfield Point
The town's gated community, run by a homeowners association on district leasehold (restrictions and design code). It has the most detailed rules in Port Mansfield, and they are specific: front setback 20 feet (12 feet for porches), rear setback 14 feet on the water and 10 feet off the water, side setbacks 5 feet. Minimum 800 square feet on the ground floor, with 1,600 total required for two story homes on lots 1 through 9 and 1,200 on lots 10 through 13. A front porch of at least 8 by 12 feet is required, foundations sit 12 inches above street level, and the design code prohibits mobile homes, portable sheds, above ground pools, chain link fencing, and timber pilings. Plan review runs $400 in fees plus a $1,000 builder deposit. HOA governance: three member board, annual elections, 51 percent quorum.
Harbour Estates No. 1 and No. 2
Harbour Estates No. 1 and No. 2 sit in the interior zone near the water tower along Seaspray and Ranch Drive, under the base district ground lease. Mobile homes are permitted on some lots. Base lease fees are $8 per foot annually.
L and J Torres Subdivision
A small interior subdivision on the south side of town. Minimum build is 900 square feet, per the District office. Setbacks are 20 feet off the front, 6 feet off each side, and 5 feet off the back. Lease fees are $8 per foot per year plus the annual debris fee.
South Harbour
South Harbour sits along the south side of the harbor entrance and is built around condominiums and townhome style buildings with side tie boat slips and pools, plus a few single family homes. There is no minimum build size here and lot restrictions do not apply; buyers purchase a finished unit, and the HOA governs the restrictions. See the individual listings on our property search for what is available.
Flood zones and insurance
Flood zones in Port Mansfield vary lot by lot, and it matters for both insurance costs and build requirements. Waterfront and canal adjacent properties generally fall in FEMA zone AE with base flood elevations around 7 to 8 feet, and the most exposed Gulf side lots sit in the higher hazard velocity zone VE. Much of the interior of town is designated zone X, an area of minimal flood hazard shown unshaded on FEMA maps, which can be a meaningful cost difference for buyers weighing insurance. The current effective FIRM covering Port Mansfield is panel 48489C0125E, effective April 5, 2017, and a handful of individual properties have received Letters of Map Amendment revising their designation since then. Because designations shift block by block and even lot by lot, we always recommend verifying a specific property directly through the FEMA Map Service Center before making any decisions based on flood zone assumptions.
Building setbacks in Port Mansfield
The district default under the WCND Lease Regulations, Article VIII (read them) is 20 feet from the front of the lease boundary, 5 feet from each side, and 5 feet from the rear, with variances considered by the Board case by case.
Some areas have different recorded setback requirements. East Port Drive No. 1 and East Port Drive No. 2 carry a 15 foot front setback. L and J Torres uses 20 feet off the front, 6 feet off each side, and 5 feet off the back. New Port is 20 feet front, 5 feet sides, and 5 feet rear per the recorded plat. Lots along White Drive generally use 5 foot side setbacks and a 7 foot rear setback. Mansfield Point follows its own design code.
Not sure which setbacks apply to your Port Mansfield property? Send me the property address or lot number and I can help verify the applicable requirements.
Building in each area
Because Port Mansfield is unincorporated, construction rules come from the Willacy County Navigation District ordinances, your lease agreement, Willacy County, and any recorded restrictions specific to your subdivision, not from a city. Before you begin designing your build, work through this practical checklist: review your lease terms, confirm the minimum square footage and any restrictions for your specific subdivision, secure your district permit, obtain your Willacy County building permit, and set up utility connections through the Port Mansfield Public Utility District.
Common Questions
What subdivisions are in Port Mansfield TX?
The Original Townsite is the core of town, joined by Port South, East Port Drive and East Port Drive No. 2, West Harbor, Serenity Harbor, Warm Wind Drive, New Port, Harbour Estates No. 1 and 2, the L and J Torres Subdivision, and the gated Mansfield Point community.
How much does a lot lease cost in Port Mansfield?
Every lot in Port Mansfield is leased from the Willacy County Navigation District, priced per front foot per year under the 2025 revised rates, plus a $75 annual heavy debris fee on every lease. Rates run from $7 per foot in the most discounted interior blocks up to $36 per foot in East Port Drive No. 2. Standard interior residential is $8, secondary residential one row back from the water is $10, open waterfront is $14, and harbor waterfront subdivisions like East Port Drive, West Harbor, and Serenity Harbor run $24. As a real world example, a 50 foot interior lot runs $475 per year all in, and a 50 foot open waterfront lot runs $775. The condominium complexes governed by HOAs roll lease fees into those memberships, so the HOA fees should be confirmed separately.
What is the minimum size house I can build in Port Mansfield?
It depends on the subdivision: 900 square feet in L and J Torres, 1,000 in Port South and Serenity Harbor, 1,200 in New Port, 1,500 in East Port Drive and East Port Drive No. 2, 1,600 in Warm Wind, and 2,000 in West Harbor. Mansfield Point uses its own design code. The Original Townsite has no recorded minimum square footage, and in Harbour Estates we confirm requirements lot by lot with the district. If you are unclear what your specific build requirements are, reach out so we can get an answer for you.
Can I build a barndominium in Port Mansfield?
Yes in New Port Subdivision, where the recorded restrictions expressly allow barndominiums. Elsewhere it depends on the subdivision's restrictions and district approval, so ask us about the specific lot.
Are there HOAs in Port Mansfield?
Mansfield Point is the town's only gated single family community with an HOA, governing private residences under a detailed set of design and setback restrictions. Beyond that, a handful of waterfront condo complexes operate their own HOAs covering shared amenities like pools, boat slips, and common areas. Everywhere else in Port Mansfield, building rules come from Navigation District ordinances, your lease, and recorded subdivision restrictions rather than an association.
Is Port Mansfield in a flood zone?
Flood zones vary lot by lot. Waterfront and canal properties are typically FEMA zone AE (with the most exposed Gulf side lots in zone VE), which is why waterfront homes stand on pilings and carry flood insurance. Much of the interior of town is zone X, an area of minimal flood hazard. Verify any specific property at the FEMA Map Service Center.
How much does it cost to build a house in Port Mansfield?
The number is highly variable depending on what you are building. A barndominium prices very differently from a home on a piling and concrete combination foundation, and the finish out swings the budget hard in both directions, granite versus formica and everything between. On top of that, every build carries engineering costs to meet windstorm requirements. Bring us your plans and we will connect you with builders who can put real numbers on them.
How high do I have to build? What are the elevation requirements?
Build height in Port Mansfield is set by your lot's FEMA flood zone, your subdivision's recorded restrictions, and in some cases your lender's elevation preferences. Zone AE requires the lowest finished floor at or above the Base Flood Elevation, which in most of Port Mansfield runs 7 to 8 feet. Zone VE requires the lowest horizontal structural member at or above elevation 8 on open pile construction. Zone X has no FEMA elevation requirement. Mansfield Point adds a subdivision requirement of 12 inches above the highest point of the street in front of the lot, but not lower than FEMA minimums. Most lenders and insurance carriers recommend building 1 to 2 feet above BFE for lower flood insurance premiums and better resale value. Always verify your specific lot's flood zone and BFE at the FEMA Map Service Center before finalizing building plans.
Will builders from the Valley come out to Port Mansfield?
Yes. We have builders who live right here in town, and others who travel in from the Valley and beyond to build here. We are glad to point you to the ones doing good work.
How long does a typical build take out here?
It varies a lot, mostly with how busy your contractor is when you sign. Ask each builder for their realistic start date and timeline up front, and build some cushion into your plans.
Can I live in an RV on my lot while I build?
Yes, you can live in an RV on your lot while you build. A few subdivisions' recorded restrictions limit temporary occupancy, so we confirm the rules for your specific lot before you plan on it.