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Short-Term Rental Regulations
in New Braunfels, TX

Last verified: March 2026 · Report an update

Zoning & Conditions

STRs are prohibited in residential zoning districts and floodways; they require a Special Use Permit in most non-residential zones. Occupancy is limited to two adults per sleeping area plus two additional adults, and at least one off-street parking space (excluding garages) must be provided per sleeping area. Operators must maintain $500,000 in commercial liability insurance and post a visible emergency contact decal.

How to Obtain a Permit

1. Submit an application via the City’s online permit portal (nbpermits.nbtexas.org) including the property deed, site plan, floor plan, and proof of $500,000 commercial liability insurance. 2. Pay the $206 initial application fee and schedule/pass a Fire Marshal life-safety inspection. 3. Renew the permit annually by submitting updated insurance, passing a new fire inspection, and paying a $128 renewal fee.

Regulatory Updates — New Braunfels

Proposed and recent legislation

PassedJanuary 2024

STR Registration Ordinance Enacted and Tightened

New Braunfels enacted and subsequently strengthened its STR registration ordinance, adding requirements for a 24/7 local contact person, liability insurance, and an annual safety inspection. Unlicensed operation carries daily fines, and the city actively monitors listing platforms for non-compliant properties.

PassedJune 2024

Riverfront Neighborhood Nuisance Enforcement

New Braunfels increased code enforcement activity in residential neighborhoods adjacent to the Comal and Guadalupe rivers, where high STR density generates noise, parking, and litter complaints from year-round residents during peak summer tubing season.

Under ReviewSeptember 2025

Residential Zone STR Restrictions Under Discussion

New Braunfels City Council is evaluating whether to restrict STR activity in single-family residential zones to owner-occupied properties, following the model of Austin and other Texas cities. No ordinance has been enacted, but council discussions are ongoing.

Official Resources

Official New Braunfels STR regulation source

Local Resources & Advocacy

Texas Vacation Rental AllianceStatewide

Statewide advocacy group monitoring New Braunfels and other Texas river market STR regulations. Provides compliance resources and lobbies for state preemption protections.

Greater New Braunfels Chamber of CommerceLocal

Represents New Braunfels business interests including tourism and vacation rental operators. Tracks city ordinance changes and provides compliance resources.

Vacation Rental Management Association (VRMA)National

National trade association providing regulatory monitoring and compliance guidance for vacation rental managers in Texas river tourism markets.

Frequently Asked Questions

Are short-term rentals allowed in New Braunfels, TX?
STRs are prohibited in residential zoning districts and floodways; they require a Special Use Permit in most non-residential zones. Occupancy is limited to two adults per sleeping area plus two additional adults, and at least one off-street parking space (excluding garages) must be provided per sleeping area. Operators must maintain $500,000 in commercial liability insurance and post a visible emergency contact decal.
Is a permit required to operate a short-term rental in New Braunfels?
Yes, a permit is required to operate a short-term rental in New Braunfels. 1. Submit an application via the City’s online permit portal (nbpermits.nbtexas.org) including the property deed, site plan, floor plan, and proof of $500,000 commercial liability insurance. 2. Pay the $206 initial application fee and schedule/pass a Fire Marshal life-safety inspection. 3. Renew the permit annually by submitting updated insurance, passing a new fire inspection, and paying a $128 renewal fee.
How do I get a short-term rental permit in New Braunfels?
1. Submit an application via the City’s online permit portal (nbpermits.nbtexas.org) including the property deed, site plan, floor plan, and proof of $500,000 commercial liability insurance. 2. Pay the $206 initial application fee and schedule/pass a Fire Marshal life-safety inspection. 3. Renew the permit annually by submitting updated insurance, passing a new fire inspection, and paying a $128 renewal fee.
What permits are needed for a New Braunfels short-term rental?
Operators need a City of New Braunfels STR registration (annual renewal with safety inspection, liability insurance, and 24/7 local contact), Texas state hotel occupancy tax registration with the Texas Comptroller, and city hotel occupancy tax registration. Depending on location, the property may be in Comal County or Guadalupe County, each with its own county hotel occupancy tax. Registration numbers must appear in all online listings.
What makes the New Braunfels river market unique?
New Braunfels sits at the confluence of the Guadalupe and Comal rivers, and river tubing is the primary summer demand driver for vacation rentals. Properties within walking distance of tube chute access points or with private river access command premium rates during the Memorial Day–Labor Day season. Schlitterbahn Waterpark (on the Comal River) adds additional summer demand. The market is highly seasonal — peak demand is concentrated in summer weekends, and off-season occupancy drops significantly.
What taxes apply to New Braunfels short-term rental income?
Operators collect Texas state hotel occupancy tax (6%), City of New Braunfels hotel occupancy tax (7%), and applicable county hotel occupancy tax (Comal or Guadalupe). The combined rate is typically 13–16%. Airbnb and Vrbo collect and remit state and most local hotel occupancy taxes on behalf of New Braunfels hosts. Direct-booking operators must register and remit to the Texas Comptroller and applicable local tax authorities independently.
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Disclaimer

This information is for general reference only and may not reflect the most current regulations. STR regulations change frequently. Always verify requirements with official local government sources before operating a short-term rental.

Last verified: March 2026 · Suggest a correction