Legality Verdict
Short-term rentals are legal in San Antonio with a city permit, subject to density limits for non-owner-occupied units and a 16.75% total lodging tax. No citywide cap exists, but compliance costs are high and enforcement is complaint-driven.
- Legality Status: 4/5
- License Availability: 4/5
- Compliance Cost (% revenue): 2/5
- Regulatory Stability: 4/5
- Enforcement Climate: 4/5
TL;DR
San Antonio defines STRs as rentals under 30 days and requires a city permit ($300–$450, valid for 3 years). The total lodging tax is 16.75%. Type 2 (non-owner-occupied) STRs face a 12.5% density cap per block face or building. The main investor risk is the high compliance cost and strict density limits for Type 2 units. Biggest gotcha: Airbnb only remits state tax—hosts must handle city and county taxes directly.
Quick Facts
| Item | Detail |
|---|---|
| STR Definition | Rental of a dwelling unit for less than 30 consecutive days San Antonio Code of Ordinances |
| Registration Required | Yes, city STR permit required Final STR Ordinance Updates February 21, 2024 |
| Permit Cost | $300 (Type 1, owner/operator-occupied); $450 (Type 2, non-owner-occupied) STR Application |
| Permit Validity | 3 years STR Application |
| Renewal Fee | $100 Short Term Rental DRAFT Ordinance |
| License Cap | No citywide cap Final STR Ordinance Updates February 21, 2024 |
| Density Limit (Type 2) | 12.5% of block face (single-family) or 12.5% of units (multi-family, 8+ units) Current STR Ordinance |
| Minimum Night Stay | Not codified — no city minimum San Antonio Code of Ordinances |
| Occupancy Cap | Not codified — state/fire code applies San Antonio Code of Ordinances |
| Parking Requirement | 1 off-street space per unit Current STR Ordinance |
| Local Contact Requirement | 24-hour emergency contact required San Antonio Code of Ordinances |
| Inspection Requirement | Not codified — no city inspection required San Antonio Code of Ordinances |
| HOA/Condo Override | Not codified — private covenants may apply San Antonio Code of Ordinances |
| Transferability | Not transferable Short Term Rental DRAFT Ordinance |
| State Sales Tax | 6% San Antonio Hotel & Lodging Association |
| City Hotel Occupancy Tax | 9% City of San Antonio |
| County Hotel Occupancy Tax | 1.75% San Antonio Hotel & Lodging Association |
| Total Effective Lodging Tax | 16.75% (city + county + state) San Antonio Hotel & Lodging Association |
| Tax Remittance | Hosts must remit city/county taxes; Airbnb only remits state Airbnb Help Center |
| Enforcement Penalties | $500/day for unpermitted operation (not codified in city code) Proper Insurance |
| Enforcement Climate | Complaint-based GoWithSurge |
| Primary Regulator | Development Services Department, 1901 S Alamo St, (210) 207-1111 STR Application |
| Last Updated | June 11, 2026 |
Regulatory Impact Snapshot
San Antonio STR investors face a high compliance cost due to a 16.75% total lodging tax and a $300–$450 permit (valid 3 years, $100 renewal). Type 2 STRs are capped at 12.5% of block face or building units, limiting scale. Airbnb only remits state tax, so hosts must register and remit city and county taxes monthly. Underwriters should model compliance costs at 16.9% of gross revenue, with median San Antonio STRs earning $30,213 at an average daily rate of $163 and 49% occupancy. The binding constraint is the density cap for non-owner-occupied units and the high tax stack. Run this market in our Airbnb Calculator →
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Frequently Asked Questions
Basics
What is considered a short-term rental in San Antonio?
A short-term rental is any dwelling rented for less than 30 consecutive days San Antonio Code of Ordinances.
Are STRs legal in San Antonio?
Yes, STRs are legal with a city permit and compliance with density and zoning rules Final STR Ordinance Updates February 21, 2024.
Does Texas have a statewide STR law?
No, Texas allows each city to regulate STRs independently Awning.com Texas STR Laws 2026 Guide.
Licensing
Is a permit required to operate an STR in San Antonio?
Yes, a city-issued STR permit is required for each unit Final STR Ordinance Updates February 21, 2024.
How much does the STR permit cost?
$300 for Type 1 (owner/operator-occupied), $450 for Type 2 (non-owner-occupied) STR Application.
How long is the permit valid?
Three years from issuance STR Application.
Is the permit transferable?
No, permits are not transferable to another owner or property Short Term Rental DRAFT Ordinance.
Taxes
What is the total lodging tax rate for STRs?
16.75% (9% city, 1.75% county, 6% state) San Antonio Hotel & Lodging Association.
Does Airbnb collect all required taxes?
No, Airbnb only collects/remits the 6% state tax; hosts must remit city and county taxes Airbnb Help Center.
How often must taxes be remitted?
Monthly, even if no revenue is generated Proper Insurance.
Do I need a Texas Sales and Use Tax Permit?
Yes, to collect/remit the state hotel occupancy tax GoWithSurge.
Operations
Are there density limits for STRs?
Yes, Type 2 STRs are limited to 12.5% of block face (single-family) or 12.5% of units (multi-family, 8+ units) Current STR Ordinance.
Is there a minimum night stay?
No, San Antonio does not codify a minimum night stay San Antonio Code of Ordinances.
Is owner-occupancy required?
Only for Type 1 STRs; Type 2 STRs do not require owner occupancy Current STR Ordinance.
Are inspections required?
No city-mandated inspection is required for STRs San Antonio Code of Ordinances.
Are HOA or condo rules enforced by the city?
No, but private covenants may still apply San Antonio Code of Ordinances.
Enforcement
What are the penalties for operating without a permit?
Secondary sources cite a $500/day fine, but this is not codified in city ordinances Proper Insurance.
How is STR enforcement handled?
Enforcement is primarily complaint-based, not proactive GoWithSurge.
Can my permit be revoked?
Yes, for non-compliance or false documentation Steadily.
Permit Process
San Antonio requires a short-term rental permit for each unit rented for less than 30 days. The application fee is $300 for Type 1 (owner/operator-occupied) and $450 for Type 2 (non-owner-occupied). Permits are valid for three years, with a $100 renewal fee. Each unit must have a separate permit, and permits are not transferable. The Development Services Department manages the process STR Application.
Zoning
Type 1 STRs (owner/operator-occupied) are allowed by right with no density limit. Type 2 STRs (non-owner-occupied) are capped at 12.5% of block face in single-family zones and 12.5% of units in multi-family buildings with eight or more units. Accessory Dwelling Units can only be STRs if the owner lives on-site. Each STR must provide at least one off-street parking space Current STR Ordinance.
Taxes and Remittance
San Antonio STRs are subject to a 16.75% total lodging tax: 9% city, 1.75% county, and 6% state. Airbnb only collects the state portion; hosts must register with the city and remit city and county taxes monthly, even if no revenue is earned. A Texas Sales and Use Tax Permit is required to collect/remit the state tax San Antonio Hotel & Lodging Association.
Enforcement and Recent Actions
Enforcement is primarily complaint-driven. Non-compliance can result in fines or permit revocation. Secondary sources cite a $500/day fine for unpermitted operation, but this is not directly codified in city ordinances. The city has not enacted major regulatory changes since 2024 Proper Insurance.
Recent Changes and Pending Legislation
San Antonio’s STR ordinance was last amended in June 2024. No new amendments or major regulatory changes are pending as of June 2026. Texas does not have a statewide STR preemption law, so local rules govern RedAwning.
Comparable Markets
- Austin, TX — Consider if you want a larger market with stricter STR caps.
- Dallas, TX — Consider for a major metro with evolving STR rules.
- Houston, TX — Consider for a market with recent regulatory changes.
- Fort Worth, TX — Consider for a mid-sized Texas city with moderate STR oversight.
Sources
- San Antonio Code of Ordinances, Article XXII – Short Term Rentals (as amended June 13, 2024)
- Current Short-Term Rental Ordinance (City of San Antonio)
- Final STR Ordinance Updates February 21, 2024
- STR Application
- Short Term Rental DRAFT Ordinance
- City of San Antonio
- San Antonio Hotel & Lodging Association
- Awning.com Texas STR Laws 2026 Guide
- GoWithSurge
- GoWithSurge
- Proper Insurance
- Airbnb Help Center
- Airbnb Help Center
- Steadily
- RedAwning
- Hemlane
- SA Tomorrow Comprehensive Plan
This page is research, not legal advice. Consult local counsel before acquiring or operating a short-term rental in City of San Antonio, Bexar County, Texas.
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