San Antonio Short-Term Rental Regulations

New to short-term rentals? Jump to the compliance checklist →

Permit & Licensing

Short Term Rental Permit (Type 1)

The property must be your primary residence. This means investment properties are not eligible for this permit type.

Short Term Rental Permit (Type 2)

This permit type does not require primary residence.

Application Process

Apply in writing or electronically; director determines Type 1 or Type 2 classification upon complete application submission.

Note: Document requirements vary by permit type. See individual permit sections above for eligibility details.

Tax Obligations

Combined rate: 16.75% of gross rental income.

Collection: Self-remit to Texas Comptroller; platforms (online travel companies) may also collect

Filing: Monthly by 20th of following month, or quarterly by 20th of month following quarter end if qualified; file via Texas Comptroller Webfile

Rental Limits

San Antonio does not impose an annual cap on the number of nights you can rent.

Zoning & Restrictions

Check with local government

Insurance & Safety

Insurance

San Antonio does not require short-term rental operators to carry specific insurance. Standard homeowner policies often exclude short-term rental activity, so many hosts obtain dedicated short-term rental or landlord liability coverage.

Safety & Operating Requirements

• 24-hour emergency contact required
• Permit number must appear in listing

Penalties for Non-Compliance

Providing false documentation results in denial and 1-year ban on subsequent applications for that property.

Platform Requirements

• All platforms must require permit number in listings
• Must remove listings within 10 business days of city notification if permit number is missing, invalid, expired, or revoked.

Compliance Checklist

Follow these steps to legally operate a short-term rental in San Antonio:

1. Determine your permit type. San Antonio has 2 permit types. Identify which applies to your property (Short Term Rental Permit (Type 1), Short Term Rental Permit (Type 2)).
2. Meet safety requirements. 24-hour emergency contact required. Permit number must appear in listing.
3. Apply for your STR permit. Submit application. Fees vary by type: Short Term Rental Permit (Type 1) $300; Short Term Rental Permit (Type 2) $450. See permit types above to determine which applies.
4. Register for tax accounts. Set up hotel occupancy tax accounts with the city tax authority.
5. Display your permit number. Include your permit/license number in all listings and advertisements.
6. Collect and remit taxes. 16.75% on all bookings.
7. Renew annually. Contact city for renewal fee details.

Frequently Asked Questions

Do you need a permit to run an Airbnb in San Antonio?

Yes. San Antonio requires a short-term rental permit to operate an Airbnb or Vrbo, and there are 2 permit types — one requires the property to be your primary residence, and another allows non-owner-occupied (investment) use. See the permit types above to find which applies to your property.

How much does a short-term rental permit cost in San Antonio?

Permit costs in San Antonio vary by type: Short Term Rental Permit (Type 1) $300; Short Term Rental Permit (Type 2) $450.

Does San Antonio require a short-term rental to be your primary residence?

It depends on the permit type. At least one San Antonio permit requires the property to be your primary residence, while another allows non-owner-occupied (investment) use — see the permit types above.

How many days a year can you short-term rent in San Antonio?

San Antonio does not cap the number of nights per year you can short-term rent, though permitting, zoning, and occupancy rules still apply.

What taxes do you pay on a short-term rental in San Antonio?

Short-term rental stays in San Antonio are subject to a combined 16.75% in lodging taxes. This combines 6% Texas State Hotel Occupancy Tax + 9% City of San Antonio Hotel Occupancy Tax + 1.75% Bexar County Hotel Occupancy Tax. The host is responsible for collecting and remitting them.

What happens if you run a short-term rental without a permit in San Antonio?

Providing false documentation results in denial and 1-year ban on subsequent applications for that property.