Short-Term Rental Laws in San Antonio, TX (2026)
Short-term rentals (stays under 30 consecutive days) are legal citywide in San Antonio but require a Short Term Rental (STR) Permit from Development Services: $300 for owner/operator-occupied Type 1 or $450 for non-owner-occupied Type 2, each valid for 3 years. The biggest restriction hits Type 2 (non-owner-occupied) rentals, which are capped at 12.5% of units per residential block face (rounded down) unless the Board of Adjustment grants a special exception, and every operator must file monthly hotel occupancy tax reports toward a combined 16.75% tax. Always confirm current requirements with the city before operating.
San Antonio STR rules at a glance
| Legal status | Allowed with permit |
|---|---|
| Permit required | Yes |
| Permit name | Short Term Rental (STR) Permit (Type 1 owner/operator-occupied; Type 2 non-owner-occupied) |
| Permit fee | $300 |
| Owner occupancy required | No |
| Primary residence only | No |
| Total occupancy taxes | ~16.75% of gross revenue |
| Insurance | Yes. City Code Sec. 16-1108(c): applicants 'shall keep, at a minimum, an insurance policy sufficient for personal injury liability of guests,' self-certified at application and renewal. |
| Enforcement | Complaint-driven enforcement via 311, the city's 311 app, and a 24-hour Avenu hotline (855-431-4818); the city may inspect on complaint or suspicion of violation. Since June 2024 the city can order platforms to remove listings without a valid permit number (platforms must comply within 10 business days), pursue cases before an Administrative Hearing Officer or seek injunctions in district court in addition to criminal citations, and require 'problem property' owners to attend a compliance meeting with the DSD director. Permits are revoked after three citations accepted by Municipal Court at a property within a rolling 3-year period; a revoked property cannot reapply for 12 months. HOT delinquency not cured within 90 days of a delinquency notice also triggers permit revocation. |
| Current rules effective | 2024-06-13 |
What will guests pay in taxes on a San Antonio stay?
Itemized occupancy taxes for San Antonio, TX — enter your nightly rate to see the real cost breakdown.
San Antonio occupancy tax calculator
| Gross rent | $450.00 |
| Texas state hotel occupancy tax (6%)· collection varies | $27.00 |
| City of San Antonio hotel occupancy tax (9%)· collection varies | $40.50 |
| Bexar County hotel occupancy tax (1.75%)· host remits | $7.88 |
| Total tax (16.75%) | $75.38 |
| Guest pays | $525.38 |
Estimate only. Platform collection varies by listing site and agreement; verify rates with the taxing authorities.
Permits & licensing
San Antonio requires Short Term Rental (STR) Permit (Type 1 owner/operator-occupied; Type 2 non-owner-occupied) to operate a short-term rental — the fee is $300.
$300 for Type 1 and $450 (45000 cents) for Type 2, per Ordinance 2024-06-13-0433 effective June 14, 2024 (up from $100). Same fee applies to new applications and renewals; permits run 3 years. Paper applications carry an additional $10 processing fee.
Zoning & location rules
STRs are allowed by right anywhere dwelling units are permitted inside city limits (per DSD's 2026 fact sheet: any residential zoning district plus districts with established residential use, except C-3, L, I-1 and I-2). Type 1 (owner/operator-occupied) has no density limit. Type 2 (non-owner-occupied) is allowed by right only up to density caps: 12.5% of units on a single-family residential block face (rounded down per UDC amendment effective Jan 1, 2023), one Type 2 in multi-family buildings of 5-7 units, and 12.5% of units in buildings with 8+ units. However, every block face or multi-family property is allowed at least one Type 2 by right regardless of density (UDC Sec. 35-374.01); exceeding the cap requires a special exception from the Board of Adjustment ($400 application fee for properties with a homestead exemption, $600 for all others, per DSD's May 2026 fact sheet). Type 2 STRs may not operate in accessory dwelling units, ADUs may be STRs only where the owner lives on-site (Type 1), and properties that received city housing funding after Nov 1, 2018 are ineligible. At least one off-street parking space per unit is required.
Taxes
| Tax | Rate | Who collects |
|---|---|---|
| Texas state hotel occupancy taxPaid directly to the Texas Comptroller. Airbnb and Vrbo collect and remit state HOT on their bookings; hosts taking direct bookings must register and remit it themselves. | 6% | varies |
| City of San Antonio hotel occupancy tax7% general occupancy tax plus 2% Convention Center expansion. Since March 10, 2025, platforms that remit state HOT (Airbnb, Vrbo) also remit City HOT on operators' behalf; bookings through other channels must be remitted by the operator monthly through Avenu Insights. All operators must still file a monthly report through Avenu even if $0 is due or a platform paid on their behalf. | 9% | varies |
| Bexar County hotel occupancy taxCollected by the City of San Antonio on the county's behalf. Per current city guidance, operators must continue to report and pay County HOT monthly through Avenu even when a platform remits City HOT. (Ordinance Sec. 16-1104.01(c) directs platforms to remit both city and county HOT, but the city's implementation FAQ keeps county HOT with the operator.) | 1.75% | host |
Enforcement & penalties
Complaint-driven enforcement via 311, the city's 311 app, and a 24-hour Avenu hotline (855-431-4818); the city may inspect on complaint or suspicion of violation. Since June 2024 the city can order platforms to remove listings without a valid permit number (platforms must comply within 10 business days), pursue cases before an Administrative Hearing Officer or seek injunctions in district court in addition to criminal citations, and require 'problem property' owners to attend a compliance meeting with the DSD director. Permits are revoked after three citations accepted by Municipal Court at a property within a rolling 3-year period; a revoked property cannot reapply for 12 months. HOT delinquency not cured within 90 days of a delinquency notice also triggers permit revocation.
Violating STR permit terms: fine of $200-$500 per occurrence, with each day a unit is occupied in violation a separate offense ($200-$500 per violation per day). Operating without a permit or other Article violations are Class C misdemeanors (strict liability), fined $100-$500 with each day a separate violation; administrative and civil (injunction) enforcement also available. Delinquent HOT accrues a 5% penalty, an additional 5% the following month (minimum $5), and 10% annual interest. Providing false application information brings a 1-year bar on reapplying.
⚠️ HOA/condo rules may prohibit STRs regardless of city law.
Getting legal in San Antonio: the playbook
Generated from this market's verified rules — each step traces to the sources at the bottom of this page.
- 1
Verify your zoning
Location rules apply: STRs are allowed by right anywhere dwelling units are permitted inside city limits (per DSD's 2026 fact sheet: any residential zoning district plus districts with established residential use, except C-3, L, I-1 and I-2). Type 1 (owner/operator-occupied) has no density limit. Type 2 (non-owner-occupied) is allowed by right only up to density caps: 12.5% of units on a single-family residential block face (rounded down per UDC amendment effective Jan 1, 2023), one Type 2 in multi-family buildings of 5-7 units, and 12.5% of units in buildings with 8+ units. However, every block face or multi-family property is allowed at least one Type 2 by right regardless of density (UDC Sec. 35-374.01); exceeding the cap requires a special exception from the Board of Adjustment ($400 application fee for properties with a homestead exemption, $600 for all others, per DSD's May 2026 fact sheet). Type 2 STRs may not operate in accessory dwelling units, ADUs may be STRs only where the owner lives on-site (Type 1), and properties that received city housing funding after Nov 1, 2018 are ineligible. At least one off-street parking space per unit is required. Confirm your parcel's zoning with the city before applying.
- 2
Check the covenant layer
HOA/condo rules may prohibit STRs regardless of city law.
- 3
Apply for the Short Term Rental (STR) Permit (Type 1 owner/operator-occupied; Type 2 non-owner-occupied)
Budget $300. $300 for Type 1 and $450 (45000 cents) for Type 2, per Ordinance 2024-06-13-0433 effective June 14, 2024 (up from $100). Same fee applies to new applications and renewals; permits run 3 years. Paper applications carry an additional $10 processing fee. Apply through the city — the official application page is linked in the sources below.
- 4
Line up required insurance
Yes. City Code Sec. 16-1108(c): applicants 'shall keep, at a minimum, an insurance policy sufficient for personal injury liability of guests,' self-certified at application and renewal.
- 5
Set up tax collection & remittance
Platforms don't collect everything here: Texas state hotel occupancy tax (6%), City of San Antonio hotel occupancy tax (9%), Bexar County hotel occupancy tax (1.75%) are remitted by the host. Register with the taxing authority before your first booking and calendar the filing deadlines.
- 6
Know the cost of getting it wrong
Violating STR permit terms: fine of $200-$500 per occurrence, with each day a unit is occupied in violation a separate offense ($200-$500 per violation per day). Operating without a permit or other Article violations are Class C misdemeanors (strict liability), fined $100-$500 with each day a separate violation; administrative and civil (injunction) enforcement also available. Delinquent HOT accrues a 5% penalty, an additional 5% the following month (minimum $5), and 10% annual interest. Providing false application information brings a 1-year bar on reapplying. Complaint-driven enforcement via 311, the city's 311 app, and a 24-hour Avenu hotline (855-431-4818); the city may inspect on complaint or suspicion of violation. Since June 2024 the city can order platforms to remove listings without a valid permit number (platforms must comply within 10 business days), pursue cases before an Administrative Hearing Officer or seek injunctions in district court in addition to criminal citations, and require 'problem property' owners to attend a compliance meeting with the DSD director. Permits are revoked after three citations accepted by Municipal Court at a property within a rolling 3-year period; a revoked property cannot reapply for 12 months. HOT delinquency not cured within 90 days of a delinquency notice also triggers permit revocation.
Recent rule changes in San Antonio
March 10, 2025material
Airbnb and Vrbo begin remitting City HOT directly to San Antonio
Per the city's STR HOT FAQ, starting March 10 (2025) platforms that remit state HOT (Airbnb, Vrbo) began paying City of San Antonio HOT on operators' behalf. Operators must still report and pay Bexar County HOT through Avenu and file monthly City HOT reports (listing platform deductions) even when a platform remits.
Official source →October 1, 2024material
Platform HOT remittance mandate takes effect
The June 2024 ordinance's new Sec. 16-1104.01 (platforms that collect state HOT must also collect and remit city/county HOT to San Antonio) took effect after passage. The ordinance text set the section effective September 12, 2024, while the city's fact sheet announced platforms would be required to remit HOT directly to the city effective Oct. 1, 2024.
Official source →June 13, 2024material
Ordinance 2024-06-13-0433 overhauls STR rules; fees tripled and enforcement strengthened
City Council amended Chapter 16 Article XXII: 3-year permit fees rose from $100 to $300 (Type 1) and $450 (Type 2) effective June 14, 2024; platforms must remove unpermitted listings within 10 business days of city notice; permits revoked after 3 citations in a rolling 3 years; added administrative hearing officer and district-court injunction enforcement; Class C misdemeanor criminal enforcement codified; quiet-hours notice required for outdoor amenities; false application info triggers a 1-year reapplication bar; all changes except platform HOT remittance were effective immediately.
Official source →January 1, 2023material
UDC amendment tightens Type 2 density math (round down)
The Unified Development Code was amended effective January 1, 2023 to require rounding down when calculating the maximum number of Type 2 STRs on a block face (e.g., 14 units x 12.5% = 1.75, so only 1 Type 2 STR permitted).
Official source →
Frequently asked questions
›Is Airbnb legal in San Antonio?
Yes — Airbnb and other short-term rentals are legal in San Antonio, TX, but you must obtain a Short Term Rental (STR) Permit (Type 1 owner/operator-occupied; Type 2 non-owner-occupied) before operating. Always confirm current requirements with the city before operating.
›Do I need a permit for a short-term rental in San Antonio?
Yes. San Antonio requires a Short Term Rental (STR) Permit (Type 1 owner/operator-occupied; Type 2 non-owner-occupied) to operate a short-term rental, which costs $300. Always confirm current requirements with the city before operating.
›How much does a San Antonio short-term rental permit cost?
The Short Term Rental (STR) Permit (Type 1 owner/operator-occupied; Type 2 non-owner-occupied) costs $300. $300 for Type 1 and $450 (45000 cents) for Type 2, per Ordinance 2024-06-13-0433 effective June 14, 2024 (up from $100). Same fee applies to new applications and renewals; permits run 3 years. Paper applications carry an additional $10 processing fee.
›Can I Airbnb a non-primary residence in San Antonio?
Yes — San Antonio does not limit short-term rentals to primary residences. Zoning and other restrictions may still apply. Always confirm current requirements with the city before operating.
›What taxes do short-term rental hosts pay in San Antonio?
Hosts in San Antonio are subject to: Texas state hotel occupancy tax (6%), City of San Antonio hotel occupancy tax (9%), Bexar County hotel occupancy tax (1.75%) — roughly 16.75% total on gross rental revenue. Platforms like Airbnb collect some of these automatically; check each line's collection method on this page.
›What happens if I operate a short-term rental illegally in San Antonio?
Violating STR permit terms: fine of $200-$500 per occurrence, with each day a unit is occupied in violation a separate offense ($200-$500 per violation per day). Operating without a permit or other Article violations are Class C misdemeanors (strict liability), fined $100-$500 with each day a separate violation; administrative and civil (injunction) enforcement also available. Delinquent HOT accrues a 5% penalty, an additional 5% the following month (minimum $5), and 10% annual interest. Providing false application information brings a 1-year bar on reapplying. Complaint-driven enforcement via 311, the city's 311 app, and a 24-hour Avenu hotline (855-431-4818); the city may inspect on complaint or suspicion of violation. Since June 2024 the city can order platforms to remove listings without a valid permit number (platforms must comply within 10 business days), pursue cases before an Administrative Hearing Officer or seek injunctions in district court in addition to criminal citations, and require 'problem property' owners to attend a compliance meeting with the DSD director. Permits are revoked after three citations accepted by Municipal Court at a property within a rolling 3-year period; a revoked property cannot reapply for 12 months. HOT delinquency not cured within 90 days of a delinquency notice also triggers permit revocation.
San Antonio's STR rules changed 2 times recently.
Get an email the moment San Antonio changes its short-term rental rules — plus renewal reminders before your permit expires.
Watch San Antonio for changes →Free monthly digest · same-day alerts from $5/mo · cancel anytime
Related
Nearby covered markets
- Fredericksburg, TXPermit required
- Austin, TXPermit required
- Houston, TXPermit required
- Galveston, TXPermit required
- Dallas, TXPermit required
Sources
- City of San Antonio Development Services - Short Term Rentals (STR)retrieved July 11, 2026
- City of San Antonio - STR Permits (fees and permit types)retrieved July 11, 2026
- Ordinance 2024-06-13-0433 amending Chapter 16, Article XXII Short Term Rentals (full current code text)retrieved July 11, 2026
- City of San Antonio DSD - Short Term Rentals: Updates to Current Ordinance Fact Sheet (June 2024)retrieved July 11, 2026
- City of San Antonio DSD - Hotel Occupancy Tax: Short Term Rentals Fact Sheet/FAQretrieved July 11, 2026
- City of San Antonio DSD - Current Short-Term Rental Ordinance overview (density limits, Type 1/Type 2, ADUs)retrieved July 11, 2026
- San Antonio Code of Ordinances, Chapter 16, Article XXII - Short Term Rentals (Municode)retrieved July 11, 2026
- City of San Antonio Finance Department - Hotel Occupancy Tax (HOT)retrieved July 11, 2026
- City of San Antonio DSD - Short Term Rentals: Application, Permits & Enforcement Fact Sheet (updated May 2026; confirms current $300/$450 3-year fees, one-Type-2-per-blockface floor, BOA special exception fees)retrieved July 12, 2026
- City of San Antonio Finance/DSD - Short-Term Rental Updates webinar (March 6, 2025): platform HOT deductions effective March 10, 2025retrieved July 12, 2026
This page is informational only and is not legal, tax, or financial advice. Rules change and enforcement varies — verify current requirements with San Antonio and a qualified professional before operating.