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Short-Term Rental Regulations
in San Antonio, TX

Last verified: March 2026 · Report an update

Zoning & Conditions

STRs are categorized as Type 1 (primary residence) or Type 2 (non-primary). Occupancy is limited by the Property Maintenance Code, and parking must comply with the Unified Development Code. Operators must maintain liability insurance, install specific life-safety equipment (fire extinguishers, smoke/CO detectors), and submit monthly Hotel Occupancy Tax (HOT) reports even if no revenue was earned.

How to Obtain a Permit

Submit an application (written or electronic) to Development Services including a floor plan, parking sketch, and 24-hour contact info. Pay a one-time $1,300 application fee and provide proof of Hotel Occupancy Tax registration. Complete a self-certification for insurance and life-safety compliance; permits are valid for three years.

Regulatory Updates — San Antonio

Proposed and recent legislation

PassedSeptember 2023

STR Registration Ordinance Active

San Antonio requires all short-term rental operators to register with the city, designate a 24/7 local contact, carry liability insurance, and display their registration number in all listings. Annual renewal is required.

Under ReviewMarch 2025

Historic District STR Density Concerns

The San Antonio Historic Design and Review Commission and City Council members representing the King William and Lavaca neighborhoods raised concerns about STR density in historic residential areas, prompting a planning study of whether additional regulations should apply in historic districts.

PassedAugust 2024

Nuisance Party House Enforcement Expanded

San Antonio amended its nuisance property ordinance to add STR-specific triggers, enabling code enforcement to pursue license suspension for properties generating repeat noise, overcrowding, or nuisance complaints.

Official Resources

Official San Antonio STR regulation source

Local Resources & Advocacy

Texas Vacation Rental AllianceStatewide

Statewide advocacy group monitoring San Antonio ordinance changes and lobbying the Texas legislature for preemption protections that would limit municipal STR restrictions.

San Antonio Chamber of CommerceLocal

Tracks local business regulations including STR ordinance changes. Represents the tourism and hospitality industry's interests in city regulatory proceedings.

Vacation Rental Management Association (VRMA)National

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

Frequently Asked Questions

Are short-term rentals allowed in San Antonio, TX?
STRs are categorized as Type 1 (primary residence) or Type 2 (non-primary). Occupancy is limited by the Property Maintenance Code, and parking must comply with the Unified Development Code. Operators must maintain liability insurance, install specific life-safety equipment (fire extinguishers, smoke/CO detectors), and submit monthly Hotel Occupancy Tax (HOT) reports even if no revenue was earned.
Is a permit required to operate a short-term rental in San Antonio?
Yes, a permit is required to operate a short-term rental in San Antonio. Submit an application (written or electronic) to Development Services including a floor plan, parking sketch, and 24-hour contact info. Pay a one-time $1,300 application fee and provide proof of Hotel Occupancy Tax registration. Complete a self-certification for insurance and life-safety compliance; permits are valid for three years.
How do I get a short-term rental permit in San Antonio?
Submit an application (written or electronic) to Development Services including a floor plan, parking sketch, and 24-hour contact info. Pay a one-time $1,300 application fee and provide proof of Hotel Occupancy Tax registration. Complete a self-certification for insurance and life-safety compliance; permits are valid for three years.
What permits are needed to operate a San Antonio vacation rental?
Operators need a City of San Antonio STR registration (annual renewal with 24/7 local contact and liability insurance), and must register with the Texas Comptroller for state hotel occupancy tax (6%) and with the city for San Antonio's hotel occupancy tax. Bexar County hotel occupancy tax also applies. Properties in King William or other historic districts may face additional review requirements if physical modifications are planned.
What taxes apply to San Antonio short-term rental income?
Operators collect Texas state hotel occupancy tax (6%), City of San Antonio hotel occupancy tax (9%), and Bexar County hotel occupancy tax (1.75%), for a combined rate of approximately 17% on gross rental receipts. Airbnb and Vrbo collect and remit state and most local hotel occupancy taxes on behalf of San Antonio hosts. Direct-booking operators must register and remit to all three taxing authorities independently.
Are there restrictions on STRs near the River Walk or Alamo?
The areas immediately adjacent to the River Walk and Alamo are primarily zoned commercial/tourist and generally permit vacation rental activity with standard registration. The primary STR concerns in San Antonio are in the surrounding historic residential neighborhoods (King William, Lavaca, Dignowity Hill) where full-time residents have raised density and nuisance concerns. Operators in those neighborhoods should monitor city planning proceedings for potential new restrictions.
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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