What Is the 320 Line on Richland Chambers Lake? What It Means Before You Buy or Build

The 320 line on Richland Chambers Lake isn't a distance from the water. It's an elevation: 320 feet above mean sea level. Tarrant Regional Water District (TRWD) uses that contour as its flood flowage boundary, and anything you build at or below it, from a boathouse to a fire pit, needs a TRWD permit first. A house isn't allowed there at all. So when you hear "the 320-foot build line," think of it as the spot on the lot where TRWD's rules kick in.

This is one of those lake terms that sounds simple until you're standing on a gorgeous lot trying to figure out where the line actually is. Let's clear it up so you can shop smart and dream big without any expensive surprises.

320 Is a Height, Not a Measuring Tape

Forget the tape measure. All three of the numbers below are heights above sea level, and they're the ones to know on Richland Chambers:

• 315 feet: the conservation level, also called the spillway elevation. This is what people mean by "full."
• 318 feet: TRWD's 100-year flood level for this lake.
• 320 feet: the flood flowage boundary. TRWD holds a flood easement between 315 and 320, and this is the permit line.

Why the extra room above full? Water above the conservation level is temporary flood storage that eventually gets released downstream, and it needs somewhere to sit in the meantime.

Because 320 is a height, it lands in a different spot on every lot. On a steep bank, it may sit close to the water. On a flat lot, it can run way back into the yard. Two neighbors can have very different amounts of usable ground, even with the same shoreline footage.

Why November Can Fool You

Here's your seasonal plot twist. On November 2, 2026, Richland Chambers was sitting at about 312.21 feet, roughly 89% full. That's almost three feet below conservation level and nearly eight feet below the 320 line. You can check today's level on our Richland Chambers lake levels and boat ramps page.

Translation: lots look huge right now. That wide, dry bank is beautiful for a showing, but a good chunk of it can still fall below 320. The water's edge you see on a fall afternoon tells you almost nothing about where TRWD's rules begin, so don't pace off your dream patio from it. 💜

What You Can and Can't Do Below the 320 Line

TRWD's General Ordinance counts its flowage easements as District Land, and a Residential Improvement Permit is required before building or modifying improvements there. The current guidelines list:

• Docks and boat houses
• Patios, fire pits, outdoor kitchens and cabanas
• Swimming pools and other recreational facilities
• Retaining walls and dredging
• Waterfront irrigation systems
• Storage structures and fences

Yes, fences and fire pits made the list. The "it's just a little patio" plan still needs paperwork.

Then there's the hard no: "No Abodes are allowed on District Land or District Water." TRWD defines an abode as a habitable structure or residence. So plan on your house living above the 320 line.

That rule carries over to the boathouse, too. Shoreline structures can't be fully enclosed, enclosed storage tops out at 20 square feet, toilets aren't allowed, and attic space can't be used as living quarters. The bunk-room-over-the-boat-slip dream is a no.

How the 320 Line Changes a Lake Lot Purchase

Your building area. The space above 320 is where the house goes, so that's the footprint to measure, not the total acreage. Deed restrictions and county rules can trim it further.

Your dock. TRWD says shoreline improvements "are not permitted on lots where a residence cannot be built." A lot sitting mostly below 320 could cost you the house and the dock. Dock size also follows your shoreline: 8 square feet per linear foot up to 150 feet (1,200 square feet max), with smaller add-ons for longer frontage. Side setbacks start at 5 feet, and structures over 1,200 square feet need 20.

Your septic. The 320 contour matters here too. TRWD's waste control order covers land within 2,000 feet of the flood pool, and systems there are permitted through TRWD instead of the county, outside of incorporated cities. The order prohibits surface irrigation for new systems. Lots subdivided after April 8, 2011 need at least one acre with public water or two acres with a private well.

Your county permits. Navarro County has a 5,000-foot zoning area around the lake with its own residential building permit checklist, and development in a floodplain needs a floodplain permit. Lots on the Freestone County side have their own county office to call.

How TRWD Permits Work

1. Apply through TRWD's online permit portal, MGO Connect, with signatures from the landowner, each contractor and the licensed electrical contractor if there is one.
2. Pay TRWD’s application fee.
3. TRWD has ten business days to accept or reject the application, then up to 30 business days for technical review once it has everything it needs.
4. Build only after approval.

Skipping the permit is a bad bet. Violations are a Class C misdemeanor, each 24-hour period counts as a separate offense, and TRWD reserves the right to remove improvements at the owner's expense.

Buying a Lake Home With a Dock Already There

Love the existing boathouse? Do your homework on it. The ordinance says residential improvement permits are non-transferable, and it doesn't spell out what happens when a property sells, so don't assume anything.

An improvement that isn't permitted is labeled a Noncomplying Facility. Ordinary maintenance and repairs are fine, but it can't be enlarged or altered without the right permit. That matters if your plan includes adding a lift or a second slip.

Your 320 Line Homework List

• Ask a licensed surveyor to show the 320 contour on your lot survey.
• Ask the seller for copies of any TRWD permits and the original dock plans.
• Call TRWD's Richland Chambers line at (903) 389-3928 with permit questions before your option period ends.
• Call Navarro County Planning & Development at (903) 875-3311 about zoning, building and floodplain permits.
• Read the deed restrictions and HOA rules, since a TRWD permit doesn't override them.
• Get a flood insurance quote from your insurance agent while you're still deciding.

Frequently Asked Questions

Is the 320 line 320 feet from the water?

No. It's an elevation of 320 feet above mean sea level, so its distance from the water changes from lot to lot and with the lake level.

Can I build a house below the 320 line?

Plan on no. TRWD's rules don't allow abodes on District Land, which includes the flowage easements it holds, and that covers habitable structures and residences.

Do I need a TRWD permit for a fence or patio?

If it's at or below 320, plan on yes. Fences, patios, fire pits and outdoor kitchens are all named in TRWD's current residential guidelines.

Does being below 320 mean a spot will flood?

Not necessarily. It means the land sits inside the area TRWD set aside for flood storage. TRWD lists the 100-year flood level at 318 feet, but insurance and floodplain questions are separate, so check those on their own.

Does this apply to Cedar Creek Lake too?

TRWD runs Cedar Creek too, but the numbers are different. Its spillway elevation is 322 feet and its flood flowage boundary is generally 325 feet, with flowage easements up to 330 in some areas. See our Cedar Creek Lake guide for more.

Ready to Walk a Lake Lot?

Lake shopping is supposed to be fun, and knowing your numbers keeps it that way. Browse Richland Chambers homes and lots for sale, compare subdivisions in our Richland Chambers Lake guide, or if the lake isn't your speed, peek at Corsicana and land for sale in Navarro County. Thinking about selling your lake place? Start with a home value estimate.

New to the process? Read my step-by-step home buying guide, and if you're building, check out buying new construction.

Got a lot in mind? Call or text me at (775) 934-1655 and let's talk it through. 💜

Sources: TRWD General Ordinance (adopted Dec. 16, 2025); TRWD Residential Improvement Permit Guidelines; TRWD How to Apply for a Residential Improvement Permit; TRWD Richland Chambers Improvement Permit Guidelines; TRWD Richland Chambers On-Site Sewage Order; TRWD On-Site Sewage Facility Permit Guidelines; TRWD Richland Chambers Lake; Water Data for Texas; Navarro County Planning & Development.

About the Author

Lacy Rider is the Broker/Owner of K4G Realty. She helps buyers and sellers with homes, lake property, land and ranches across Navarro, Ellis, Freestone and Henderson Counties in Texas. Lacy is known for clear communication, honest advice and strong negotiation. Contact Lacy to talk about your next move.