Galveston Short Term Rental Laws 2026: Permits & Taxes

Galveston short term rental laws are simple on paper and strict in practice. Short term rentals are legal in the City of Galveston, but every rental unit needs its own city license before it takes a booking. The short version for 2026: register each unit with the City of Galveston for $250 a year, renew between December 1 and December 31 or pay a $500 late fee, name a 24/7 local contact who can respond to a complaint within one hour, put your GVR registration number on every listing, and file a hotel occupancy tax report every period (even a zero report). The combined hotel tax on a Galveston stay is 15%: 6% state plus 9% city.

The rules changed in two big ways in late 2025. On October 1, 2025 the City of Galveston took over short term rental registration and hotel tax collection from the Galveston Park Board. Then on November 13, 2025 City Council adopted Ordinance 25-060, a full rewrite of the city's short term rental article that added a license revocation process with a "three strikes" rule. This guide covers what the city ordinance requires, how the tax works, what is different in Jamaica Beach and the unincorporated parts of Galveston County, and the insurance questions owners on the island should sort out before listing. It is general information, not legal or tax advice. Confirm your specific property with the city before you buy or list.

Galveston Short Term Rental Laws at a Glance (2026)

Requirement	City of Galveston rule
Who needs a license	Any residential dwelling rented for fewer than 30 days, one license per rentable unit
Annual license fee	$250 per unit per year (new and renewal), plus a small convenience fee for online card or ACH payments
License period	January through December, non-transferable
Renewal window	December 1 to December 31
Late fee	$500 for registrations submitted after December 31 (unless the property changed ownership)
Registration number	GVR number required on every advertisement and booking platform
Local contact	Available 24/7, lives within one hour of the rental, responds within 1 hour and resolves within 2 hours
Hotel occupancy tax	15% total: 6% state + 9% city
Tax filing	Report due by the 20th of the month after the period; zero reports required
Penalties	Class C misdemeanor, up to $500 per offense (up to $2,000 for health, sanitation, zoning or fire safety), each day a separate offense
Revocation	Eligible after 3 violations in 12 months; first revocation up to 6 months

Who Regulates Short Term Rentals in Galveston Now

For years, Galveston owners dealt with the Park Board of Trustees for both registration and hotel tax. That is no longer the case. According to the city's ordinances and penalties page, City Council moved short term rental registration and HOT collection to the City of Galveston in March 2025, effective October 1, 2025. The city kept the same Rentalscape platform the Park Board had been using, so existing GVR numbers carried over.

The Park Board still exists and still matters for tourism. Its own fiscal year 2025 annual report describes it as the body responsible for overseeing Galveston's tourism efforts and managing hotel occupancy tax funds and beach user fees. The city's hotel tax page still lists a Park Board HOT tax representative as a contact. In practice, though, your license, your tax reports and your payments now go through the city's portal, not the Park Board's.

Short term rentals have been required to register in Galveston since 2015 (Ordinance 15-012), and the requirement to show the GVR number on every advertisement dates to Ordinance 21-021. Ordinance 25-060 replaced the whole article in November 2025 and took effect immediately on adoption. The new rules came out of a council-appointed Short Term Rental Ad Hoc Committee of residents, rental owners, neighborhood representatives and industry stakeholders, which met 19 times between March and October 2025. Licenses are renewed annually, and short term rental owners who let them lapse lose their listings.

How to Register a Short Term Rental in Galveston

Registration is done online through the city's portal, linked from the City of Galveston registration and renewals page (galvestontx.gov/rentals). You can also register in person. The license must be in place before you operate, so do this before your first listing goes live, not after the first booking comes in.

What you need before you start

The property address or Galveston Central Appraisal District (GCAD) number
Number of bedrooms and sleeping capacity
Name, address, email and phone number for the owner
Name and contact details for the operator, if someone other than the owner runs the rental (Ordinance 25-060 requires owners to designate an operator)
Name and 24-hour phone number of the local contact person, who must live within one hour of the property
A bank account (ACH) or credit or debit card for the fee
Signed acknowledgments that the local contact understands the one-hour response and two-hour resolution rules

Inaccurate or out-of-date information can be grounds to deny the license, so keep the contact details current. Once the fee is paid, the city assigns a Galveston Vacation Rental (GVR) number.

One license per unit

Every rentable unit needs its own registration number, and the registration fee is charged per unit. A duplex rented as two units needs two licenses and pays two fees. A property management company can register and pay for all the homes it manages in one payment, but each unit still gets its own GVR number.

Selling or buying a rental property

The license does not transfer with the house. When a short term rental property changes ownership, the new owner must obtain a new license before operating, which generates a new GVR number. This is the one case where the $500 late fee does not apply to a registration after December 31. If you are buying an existing vacation rental on the island, budget for the new registration and update every listing with the new number before the next check-in.

Stopping short term rentals

If you stop renting a property short term, the city asks you to email str@galvestontx.gov so the home comes off the database. Otherwise the city's monitoring may flag it as an unregistered or unrenewed rental.

Galveston Registration Fees, Renewal and the $500 Late Fee

The fee is $250 per unit for new registrations and for renewals. The city adds a small convenience fee for online card or ACH payments. The license runs on the calendar year: renewals open December 1 and are due December 31.

Miss the deadline and two things happen. First, Ordinance 25-060 adds a $500 late fee for registrations submitted after December 31. Second, the city sends the invalid GVR number and property address to the listing platforms and your listing gets removed. Getting it reinstated is on you: the city says the owner is responsible for contacting Airbnb, Vrbo or any other platform to have the listing restored. In a market where summer weekends book months out, a lapsed license can cost far more than the fee.

The city says the $250 fee covers the cost of administering hotel tax collection, tracking and compliance, and pays for a 24-hour call center where residents can report problems with short term rentals.

Item	Cost	When
New license	$250 per unit	Before you operate
Annual renewal	$250 per unit	December 1 to 31
Late registration	$500 late fee on top of the license fee	After December 31
Online payment	Small convenience fee	Card or ACH payments
Change of ownership	New $250 license, new GVR number	Before the new owner operates

The 1-Hour Local Contact Rule

Every licensed rental needs a local contact person available 24 hours a day, seven days a week. The registration page says this person must live within one hour of the rental property. Under Ordinance 25-060, the local contact must:

Respond in person or by phone within one hour to complaints about city code violations
Take action to resolve the complaint, with resolution expected within two hours

The clock starts when the city's Short Term Rental Hotline notifies the local contact. Failing to respond within one hour is a violation. Failing to resolve the complaint within two hours of contact is also a violation. Those violations count toward license revocation, which is why this rule is the one that most often decides whether a remote owner can self-manage in Galveston. If you live in Houston or out of state, someone on or near the island has to answer the phone at 2 a.m. on a holiday weekend and be able to act.

Residents and visitors report problems through the city's 24/7 monitored hotline at 409-247-8160.

Rules for Guests and Renters: Parking, Noise and Trash

The owner and operator are responsible for making sure guests follow city rules, including parking, trash disposal, noise and public safety. Violations can be issued to owners, operators or occupants, so a guest's noise complaint can land on the owner's record.

The required information sheet

Ordinance 25-060 requires owners to post in a conspicuous spot inside the unit:

Maximum number of occupants
Location of off-street parking, other available parking and parking prohibitions
Quiet hours and noise restrictions under City Code Chapter 24
The 24-hour local contact name and phone number
Flooding hazards, evacuation routes and other flood evacuation guidance
Emergency numbers, including where to get weather updates and notices
A notice that breaking city rules on public safety, trash, noise or parking can result in a citation

The flood and evacuation items are a Galveston detail you will not find in most inland Texas ordinances. Many guests have never been on a barrier island during a storm watch, and a clear sheet by the door helps them and protects you.

Parking

Guests must follow existing city parking rules. Driveways, sidewalks and alleys are not street parking under the ordinance's definition.

Signs

You may put a sign on a short term rental in a residential zone. Signs can be no larger than 22 by 33 inches, no taller than 5 feet including the post, cannot be lit in any way, and must match the style of the house. In a historic district, the sign also has to meet the overlay district standards in the Land Development Regulations.

RVs and campers

The updated definitions say an RV, camper or similar structure cannot be registered as a short term rental in the city.

Galveston Hotel Occupancy Tax: 15% on Every Stay

Short term rental stays in Galveston carry two hotel occupancy taxes:

Texas state hotel occupancy tax: 6%, per the Texas Comptroller, filed with the state
City of Galveston hotel occupancy tax: 9% (7% under City Code Sec. 33-87 plus an additional 2%, which a city contract with the Park Board describes as "9% (including the Brimer bill 2%)"), filed with the city

That adds up to 15% of the taxable rent. For a deeper look at how state and local taxes work across the state, see our Texas short term rental taxes guide.

Who collects the taxes

Under a 2021 city ordinance, Airbnb and Vrbo collect and remit the Galveston local hotel tax on bookings made through their platforms. The city's short term rental FAQ spells out the exceptions owners should know:

Vrbo does not collect or remit the local tax for Integrated Property Managers (managers who use their own payment processing). If you list through one, the manager or owner has to remit.
Direct bookings, repeat guests who book off-platform, and any other website mean the owner or manager collects and remits.
Taxes paid by the platforms go to the city in one lump sum. They are not posted to your individual account, so the city's records will not show your property's tax as paid.

The city suggests checking your reservation details for two tax lines, one for the state and one for Galveston. If you once set a custom tax setting on your listing, update it so all taxes are withheld.

When the reports are due

Tax reports are due by the 20th of the month after the reporting period. Properties that owe no more than $500 a month in tax, or $1,500 a quarter, can file quarterly, with due dates of April 20, July 20, October 20 and January 20. Above $1,500 in a quarter, you file monthly.

Zero reports are required

This is the rule that trips up the most owners. Even if Airbnb and Vrbo paid all the tax on your behalf, and even if the home sat empty, you still file a report for every period. Ordinance 25-060 says the owner or operator must submit the report "even if the short term rental unit was not rented." The city portal asks for your activity on Airbnb and Vrbo, so keep the transaction reports the platforms give you.

Tax math example

Say a guest books three nights at $300 a night plus a $150 cleaning fee, directly through your website. Hotel tax applies to the cost of the room, and cities like Jamaica Beach state outright that mandatory cleaning fees are part of taxable receipts, so treat the cleaning fee as taxable unless the city tells you otherwise.

Line	Amount
3 nights at $300	$900
Cleaning fee	$150
Taxable total	$1,050
State tax (6%)	$63.00
City tax (9%)	$94.50
Total hotel tax (15%)	$157.50

Penalties and the Three-Strike Revocation Rule

Galveston enforces its short term rental rules through citations and, since November 2025, license revocation.

Fines

Violations are Class C misdemeanors punishable by a fine of up to $500 per offense, or up to $2,000 when the violation relates to health, sanitation, zoning or fire safety. Each day a violation continues is a separate offense. Advertising without a registration number is its own offense for each day it is advertised, and each advertisement in each medium counts separately. Delinquent and unregistered properties are also subject to legal action.

The Short Term Rental Licensing Board

Ordinance 25-060 created a Short Term Rental Licensing (STRL) Board made up of three to five city staff members. It reviews violations and recommends revocations:

A license becomes eligible for revocation after three violations within 12 months
The owner gets notice of each violation as it happens and can rebut it with evidence
A first revocation can last up to six months
Repeated violations after reinstatement can lead to permanent revocation
Recommendations go to the City Manager and then to City Council for final action
During a revocation, the unit must be removed from every rental platform

Platforms are part of enforcement too. The ordinance requires them to remove listings the city flags as expired, invalid or revoked. Combine that with the Rentalscape software, which the city says scans thousands of websites daily to match listings against the registration database, and an unregistered Galveston listing is easy to find.

Jamaica Beach Has Its Own Rules

Jamaica Beach is a separate city on the west end of Galveston Island, and the City of Galveston's ordinance does not apply there. Jamaica Beach runs its own program through the MyGov portal. Based on the City of Jamaica Beach short term rental page and its 2026 registration instructions:

Every short term rental must register with the city, and operating without a valid registration number is unlawful
New applications pay a $250 short term rental license application fee plus a $250 annual operation fee; renewals pay the $250 annual operation fee
Applicants must attach proof of $1,000,000 in general liability insurance and a readable floor layout sketch with room dimensions
The owner, manager and 24/7 local contact each register for their role in the portal, and role approval can take up to two business days
Every listing must show both the registration number and the maximum occupancy the city assigns
Registration ends when the property changes ownership
Violations are Class C misdemeanors, up to $500 per offense, each day a separate offense

The Jamaica Beach city hotel tax is 9%, due quarterly on the 20th of April, July, October and January. It is calculated on gross receipts, including cleaning and pet fees. For bookings made on or after November 1, 2024, Airbnb and Vrbo collect and remit the Jamaica Beach tax, but owners still have to file a quarterly report every quarter, including zero reports. Add the 6% state tax and a Jamaica Beach stay also carries 15% in taxes.

Unincorporated Galveston County and Bolivar Peninsula

Homes outside any city limits, such as most of the Bolivar Peninsula (Crystal Beach, Gilchrist, Port Bolivar) and parts of the west end beyond city boundaries, are not covered by the City of Galveston or Jamaica Beach ordinances. There is no city registration or GVR number for those properties. The 6% state hotel occupancy tax still applies everywhere in Texas, and you should confirm with Galveston County whether any county-level rules or taxes apply to your address before you list. HOA rules and deed restrictions are often the stricter rules in these areas; our guide on whether an HOA can stop an Airbnb in Texas explains how those work.

Other cities in the county, such as League City, Kemah or Texas City, set their own rules. Always check the city that actually contains the address, not the mailing address.

Insurance Notes for Galveston Rentals: Windstorm and Flood

The City of Galveston ordinance does not set an insurance minimum for licensed rentals (Jamaica Beach does, at $1,000,000 general liability). But insurance on a barrier island is where many owners get surprised, so plan it before you buy.

Windstorm coverage and TWIA

Galveston County is one of the 14 first-tier coastal counties where the Texas Windstorm Insurance Association (TWIA) writes wind and hail coverage. According to TWIA, to be eligible:

You must have been denied wind coverage by at least one authorized insurer writing in the area
The structure generally needs a windstorm Certificate of Compliance (WPI-8) from the Texas Department of Insurance showing it was built to the applicable building code
Homes in flood zones V, VE or V1-30 that were built, altered, remodeled or enlarged on or after September 1, 2009 must show proof of flood insurance if it is available through the NFIP
The property must be kept in insurable condition, with no unrepaired damage

TWIA notes that improvements like new windows, doors, garage doors, decks, patio covers, roof replacements and major siding work need a Certificate of Compliance. Homes built from 1988 to June 18, 2009 without a certificate may still qualify but pay a 15% surcharge on the premium. Before you close on a rental property, look up the existing certificates in the TDI database and ask what has been renovated since.

Flood and liability

Wind, flood and liability are usually separate pieces on the coast, so ask your agent exactly which policy covers which risk and whether it covers paying guests. For a breakdown of typical coverage types and costs, read our Texas short term rental insurance guide.

Texas State Law Still Applies

Texas does not license short term rentals at the state level, but state law still sets the hotel tax, and it shapes what cities can do. Recent state changes, such as SB 1333 (effective September 1, 2025), which created a faster sworn-complaint process to remove unlawful occupants, apply in Galveston too. Our Texas Airbnb laws guide covers the statewide picture and how Galveston compares to Austin, Houston, Dallas, San Antonio and Fort Worth.

Is a Galveston Vacation Rental Still Worth It?

The rules add real work, but they do not make short term rentals illegal anywhere in the city. The bigger question for an investor is whether the numbers work after fees, taxes, insurance and the seasonality of a beach market. Surge market data for the Galveston market shows a median of about $45,175 in annual revenue, an average daily rate of about $318 and occupancy around 45%, with houses earning well above condos. Our Galveston Airbnb earnings breakdown goes through the numbers by property type and submarket, and the Galveston Airbnb investment guide covers buying. For the full operating budget, including cleaning, supplies and software, see the cost of running an Airbnb in Texas.

Short term rentals are a big part of the local economy on the island, and the city wants them to operate well, not disappear. For property owners, compliance costs are small next to revenue: $250 a year in license fees is less than one summer night at the median rate. The expensive mistakes are the ones that take a listing offline, like a missed renewal, a missed zero report or a local contact who does not pick up.

Galveston Short Term Rental Compliance Checklist

Confirm the address is inside City of Galveston limits (not Jamaica Beach or unincorporated county)
Check HOA covenants and deed restrictions
Register each unit online and get a GVR number before the first booking
Name a local contact who lives within one hour and can respond within one hour
Add the GVR number to every listing, website and social media ad
Post the required information sheet inside the unit, including flood and evacuation information
Set up state and city hotel tax accounts and confirm both tax lines on Airbnb and Vrbo bookings
File a city HOT report every month or quarter by the 20th, including zero reports
Renew between December 1 and 31 every year
Review windstorm (TWIA), flood and short term rental liability coverage

Let Surge Handle Galveston Compliance

Galveston short term rental regulations reward owners who stay on top of the details, and it punishes the ones who do not. Surge provides full-service Airbnb management in Galveston: registration and renewals, guest communication, cleaning, maintenance and dynamic pricing. We manage homes across Texas and Florida, with full service starting at 15%. If you are comparing options, our list of the best Airbnb management companies in Galveston is a good place to start, and you can learn more about our Texas Airbnb management.

Frequently Asked Questions

Are short term rentals legal in Galveston, TX?

Yes. Short term rentals of fewer than 30 days are allowed in the City of Galveston as long as each unit holds an annual city license, shows its GVR number on every listing, and the owner files hotel occupancy tax reports.

How much does a Galveston short term rental permit cost?

The City of Galveston charges $250 per unit per year for new licenses and renewals, plus a small convenience fee for online payments. Registrations submitted after December 31 owe an additional $500 late fee.

When do I renew my Galveston STR registration?

Renewals open December 1 and are due December 31 for the next calendar year. If you miss the deadline, the city sends your GVR number to the platforms and your listing is removed.

What is a GVR number?

GVR stands for Galveston Vacation Rental number. The city assigns one to each registered rental unit, and it must appear on every advertisement, including Airbnb, Vrbo, management company websites and social media.

What is the hotel tax on a Galveston short term rental?

15% in total: 6% state hotel occupancy tax and 9% City of Galveston hotel occupancy tax. Airbnb and Vrbo collect the city tax on their bookings, with exceptions such as Vrbo Integrated Property Managers.

Do I have to file a hotel tax report if Airbnb pays the tax?

Yes. Galveston requires a report every period even when no tax is due or the platforms paid it all, and even if the property was not rented.

Does the Galveston Park Board still handle short term rentals?

No. Since October 1, 2025, the City of Galveston handles short term rental registration and hotel tax collection. The Park Board still oversees tourism promotion and manages the hotel tax funds it receives.

Do Galveston rules apply in Jamaica Beach or on Bolivar Peninsula?

No. Jamaica Beach has its own registration, fees, $1,000,000 liability insurance requirement and 9% city hotel tax. Unincorporated areas like Bolivar Peninsula are outside both cities' ordinances, though the 6% state tax still applies.

What happens if my local contact does not respond to complaints?

Failure to respond within one hour or resolve a complaint within two hours is a violation. Three violations within 12 months make a license eligible for revocation for up to six months.

Where can I get more questions answered?

For more questions, email the city at str@galvestontx.gov or use the account tools in the city registration portal. Rules can change, so check the city before you list or renew a property.