San Antonio Airbnb Laws 2026: New Permit Fees, Density Caps and 17% Tax

Short answer: Yes, Airbnb is legal in San Antonio, but every short term rental inside city limits needs a permit, and the cost just went up. As of October 2026 the permit page lists $450 for a Type 1 permit (owner or operator lives there) and $1,000 for a Type 2 permit (nobody lives there), plus an 8% surcharge, each valid for three years. Type 2 homes are capped at 12.5% of the houses on a blockface, guests pay 17% hotel occupancy tax, and you must file a monthly report with the city even when Airbnb collects most of the tax for you. Many older guides still quote $300 and $450 fees and a 16.75% tax rate. Those numbers are out of date.

This guide walks through the short term rental regulations as they stand today: permit types and fees, the density cap and how to check your block, special exceptions, zoning, hotel tax filing, penalties, and HOA limits. Every rule below was verified against official San Antonio pages and ordinance, checked in October 2026. It is a plain-language summary, not legal or tax advice.

San Antonio Airbnb Rules at a Glance

Rule	What applies in San Antonio (Oct 2026)
Permit required?	Yes, for every STR unit inside city limits (rentals under 30 consecutive nights)
Type 1 permit	Owner or operator occupied: $450 + 8% surcharge ($486), every 3 years
Type 2 permit	Not owner occupied: $1,000 + 8% surcharge ($1,080), every 3 years
Renewal fee	Same as the new permit fee; permit type cannot change at renewal
Density cap	Type 2 only: 12.5% of units on a blockface, at least one per blockface by right
Special exception	Board of Adjustment: $460 homestead / $690 other, + 8% surcharge
Zoning	Allowed in residential districts except C-3, L, I-1, I-2
Hotel occupancy tax	17% total: 6% state + 9% city + 2% Bexar County
Tax filing	Monthly city report through Neumo, including zero months
Penalties	$200 to $500 per day per violation; listing removal; permit revocation

Do You Need a Permit for an Airbnb in San Antonio?

Yes. Under Chapter 16, Article XXII of the local code, no short term rental may operate without a current, valid permit. San Antonio defines a short term rental as a residential dwelling unit, apartment, condominium, or accessory dwelling where sleeping areas are rented overnight for less than 30 consecutive days (but not less than 12 hours). Short term rentals on Airbnb, Vrbo, or direct booking sites are treated the same: if guests stay fewer than 30 nights, the STR rules apply.

A few details owners miss:

• One permit per unit. A duplex with both sides rented needs two permits. Each unit with its own cooking, sleeping, and bathing facilities is permitted separately.
• Permits are not transferable. They do not move to a new owner, a new unit, or a new location. If you buy a home that already has a permit, you need your own.
• Your permit number goes on every listing. The ordinance requires the permit number in the description of every ad, and platforms must remove listings when officials flag a missing, invalid, expired, or revoked number.
• City limits only. Homes in unincorporated Bexar County or in separate cities such as Alamo Heights or Helotes follow their own rules, though Bexar County hotel tax still applies countywide.

The official source is the city's STR Permits page from Development Services, where you apply, renew, and cancel.

Type 1 vs Type 2 Short Term Rental Permits

San Antonio sorts every short term rental into one of two types. The type decides your fee, whether the density cap applies, and what you can rent.

Type 1: owner or operator occupied

A Type 1 STR is the primary residence of the owner or operator. That covers renting out a spare bedroom while you live in the house, or renting an accessory dwelling unit (a garage apartment or casita) on the same lot where you live. "Owner occupied" is proven by homestead exemption, voter registration, vehicle registration, or similar records. A long-term tenant can also qualify as an operator if the owner gives written permission and the tenant lives on site.

Type 1 hosts may rent less than the whole house, as long as the sleeping area includes at least shared use of a full bathroom and the owner is generally present. On a non-multifamily lot, one non-owner-occupied unit on the same parcel as your owner-occupied home also counts as Type 1. Extra units beyond that are Type 2. Type 1 permits have no density limit.

Type 2: not owner occupied

A Type 2 STR is a property where neither the owner nor the operator lives. Most non owner occupied properties fall here: the classic investment home or second home rented to vacation travelers. Type 2 rentals must rent the entire dwelling unit (no renting individual rooms), and they are subject to the blockface density cap described below. About 77% of the 3,339 active San Antonio permits were Type 2 in the FY 2025 STR Annual Report.

One important rule: the permit type cannot be changed at renewal. If you move out of a Type 1 home and want to keep renting it, you need a new Type 2 application, and that new application has to fit under the density cap.

San Antonio STR Permit Fees and the 3-Year Term

Both permit types are valid for three years. The renewal fee equals the new application fee, and both are non-refundable. Here is what the city lists today:

Fee	Base fee	With 8% surcharge	Cost per year of the term
Type 1 permit (new or renewal)	$450	$486	$162
Type 2 permit (new or renewal)	$1,000	$1,080	$360
Special exception, homestead property	$460	$496.80	one-time
Special exception, all others	$690	$745.20	one-time

Why other sites show lower prices: the 2024 ordinance (No. 2024-06-13-0433) set the fees at $300 for Type 1 and $450 for Type 2. The city's current permit page and its STR application, permit and enforcement fact sheet (dated September 29, 2026) now list $450 and $1,000 plus the 8% surcharge, and higher special exception fees. If you budgeted from an older article, budget again. Fees are paid by credit card or e-bank in the city's BuildSA portal.

Timing matters too. You get a renewal reminder email three months before your permit expires. If your renewal arrives after the expiration date, it is treated as a brand new application, which means it is checked against the density cap again. On a full blockface, a late renewal can cost you the permit. Your hotel tax account must also be current before renewal, and prices for every county and state fee are set separately.

For a full picture of yearly operating costs beyond permits (cleaning, supplies, insurance, platform fees), see our guide to the cost of running an Airbnb in Texas.

What You Need to Apply

Permits are issued within five business days of a complete application. Missing items delay it, and an application left incomplete for 45 calendar days is denied with the fee forfeited. Have these ready:

• Contact information for the property owner, the applicant, and a 24/7 designated operator who will answer complaints.
• Floor plan and parking plan showing maximum number of guests, fire extinguisher locations, sleeping areas, emergency evacuation routes, and designated off-street spaces.
• Owner authorization, notarized, if the applicant is not the owner (for example, a property manager applying for you).
• Proof of ownership. Staff check the Bexar County Appraisal District; recent buyers should upload the recorded warranty deed.
• A hotel occupancy tax account number from the city's tax portal (more on that below).
• A sworn self-certification that you carry insurance covering guest personal injury liability and will get annual fire extinguisher inspections.

Providing false documents gets the application denied and blocks new applications for that owner at that property for one year.

Safety and house rules every permit holder must follow

• A standard five-pound 2A:10B:C fire extinguisher mounted within 75 feet of every part of the rental, on each floor.
• Smoke and carbon monoxide detectors that meet city code, and an emergency escape opening in every sleeping area.
• A posted evacuation plan, plus an indoor notice listing max occupancy, parking, quiet hours, trash rules, the 24-hour contact, emergency numbers, and the permit and tax registration numbers.
• Quiet hours of 10 p.m. to 6 a.m. Sunday through Thursday and 11 p.m. to 6 a.m. Friday and Saturday. Homes with pools or hot tubs must post the notice outside.
• No outdoor sleeping spaces, tents, or RVs rented as sleeping areas.
• Required parking off the street and out of the yard. Homes without at least one off-street space can ask the Board of Adjustment for a parking adjustment.
• When the city calls about a citation, the operator or agent must try to reach the guests within one hour.

Blockface Density Limits: How Many STRs Are Allowed on Your Street

The density cap is the rule most likely to stop a new San Antonio Airbnb investment, so check it before you buy. The city counts by blockface: one side of the street between two intersections.

• Type 2 STRs are allowed by right up to 12.5% of the units on a blockface. On a blockface with 16 homes, that is two Type 2 permits. With 24 homes, three.
• Every blockface gets at least one Type 2 by right, no matter how few homes it has.
• Multifamily properties (five or more units) are capped at 12.5% of the units on the property, again with at least one allowed.
• Corner lots cannot use two blockfaces. The street the unit is addressed on decides which blockface counts.
• Type 1 permits do not count toward the cap and have no density limit.

How to check density before you buy

Staff say eligibility cannot be confirmed before an application is submitted, so no one can promise you a permit in advance. You can still get a good read:

1. Open the city's STR Activity Report and Map (linked from the Development Services STR page) and look at active permits on your target street.
2. Count the homes on that side of the street between the two cross streets, multiply by 12.5%, and round down. If the result is zero, the minimum of one applies.
3. Compare that number with the active Type 2 permits already on that blockface. If the street is full, you would need a special exception.
4. Check the zoning on the city's One Stop zoning map.

Expired and revoked permits free up room, and 516 permits were revoked in FY 2025 (per the most recently published annual data), so a full block can open later. It can also fill up while you are under contract, which is why many buyers apply as soon as they close.

Special Exceptions From the Board of Adjustment

If a blockface is already at its Type 2 limit, the only path to a permit is a special exception from the Board of Adjustment, applied for through the BuildSA portal. The fee is $460 for homes with a homestead exemption and $690 for all others, plus the 8% surcharge, and it is separate from the permit fee.

Do not count on it. According to the FY 2025 STR Annual Report, 87 special exception cases have been heard since the ordinance took effect, with an approval rate of 25%. Plan as if the answer will be no, and treat an approval as upside.

Zoning: Where Short Term Rentals Are Allowed in San Antonio

Short term rentals are allowed in any residential zoning district, and in districts with established residential use, except C-3, L, I-1, and I-2. Those are general commercial, light industrial, and industrial districts. In practice, most single-family neighborhoods, townhomes, and condo buildings are eligible on the zoning side, and the density cap is the bigger hurdle.

Two other limits can apply on top of zoning:

• Historic districts and design review. Signs must follow the sign code and any design review rules for the district. Exterior changes in areas like King William or Monte Vista go through the city's historic review process as usual.
• Housing incentives. A property receiving a City Housing Incentive is not eligible for a Type 2 permit while it is eligible for that incentive, unless the city expressly allows it.
• Accessory dwelling units rented as STRs must also meet the city's ADU rules in Section 35-371 of the Unified Development Code.

San Antonio Hotel Occupancy Tax: 17% and Who Pays It

Every short term rental is treated as a "hotel" for tax purposes, so operators must obtain a HOT account and collect taxes. Guests pay a combined 17% hotel occupancy tax on the rent:

Tax	Rate	Who collects it on Airbnb and Vrbo bookings	Who collects it on direct and other bookings
State of Texas	6%	The platform, remitted to the state	You, filed with the Texas Comptroller
City of San Antonio (7% general + 2% convention center)	9%	The platform, remitted to the city since March 10, 2025	You, filed with the city through Neumo
Bexar County (collected by the city)	2%	You, filed with the city through Neumo	You, filed with the city through Neumo
Total	17%

The rates come from the city Finance Department's Hotel Occupancy Tax page, which states the city rate is 9% (7% general plus 2% for the Convention Center expansion), that the city also collects 2% for Bexar County, and that the 6% state tax is separate. You may still see 1.75% for the county and 16.75% in total on some pages, including one older line on the city's own STR page. The Finance Department's rate page lists 2%.

What changed in 2025 for Airbnb and Vrbo hosts

Effective March 10, 2025, Airbnb and Vrbo began paying the city's 9% HOT on behalf of San Antonio hosts, on top of the state tax they already remitted. That sounds like the platforms handle everything. They do not. According to the city's Finance Department, Airbnb and Vrbo hosts must still:

• File a HOT report every month through Neumo, and pay any city tax the platforms did not collect.
• Pay the 2% Bexar County HOT themselves through Neumo.

If you rent through any other channel (direct booking site, Furnished Finder stays under 30 nights, smaller platforms), you report and pay both city and county tax yourself, and you handle state tax with the Texas Comptroller. Our Texas short term rental taxes guide covers the state side in detail.

How to file and when it is due

• Portal: the city contracts with Neumo to run HOT collections at hoteltaxonline.com. Register there for a HOT account number; you need it before the city issues your STR permit.
• Due date: on or before the last day of the month after the reporting month (January stays are due February 28 or 29). Weekends and city holidays roll to the next workday. Postmarks do not count.
• Zero reports: required every month, even if the home sat empty or was not listed yet. Your first report is due the last day of the month in which you receive your account number, so do not wait for the permit.
• Penalties: a 5% penalty starts the first day of the second month after the reporting period, another 5% the following month (minimum $5), plus 10% per year interest.
• Records: keep your books for at least four years.

Late county taxes and city taxes are also a permit problem for operators. Failing to pay HOT within 90 days of a delinquency notice leads to permit revocation, and failing to file zero reports can too. HOT delinquency was one of the main reasons for the 516 revocations in FY 2025.

Enforcement, Fines, and Permit Revocation

San Antonio actively enforces its STR ordinance, with 863 violations reported, 1,820 investigations (including proactive checks), and 582 violations found in FY 2025. Here is how enforcement works:

1. A neighbor reports one of the unpermitted short term rentals through 311, the city's online form, or the Neumo 24-hour hotline. The complaint goes to the Code Enforcement Section.
2. An inspection happens within three days.
3. If there is a violation, the owner gets a 14-day notice to fix it.
4. If it is not fixed on reinspection, a citation is issued for up to $500 per day, and staff email the platform to remove the listing. Platforms must take it down within ten business days.

The penalties written into the ordinance:

• Fines of $200 to $500 per violation, per day. Each day a unit is occupied in violation is a separate offense. Violations are strict-liability Class C misdemeanors.
• Three strikes. A permit is revoked after three or more confirmed citations on three separate occasions within a rolling three-year period, whether issued to the operator or to guests.
• Problem properties. Repeated complaints can trigger a mandatory compliance meeting with the Development Services director; refusing to attend can lead to revocation.
• 12-month lockout. After a revocation, you cannot reapply for the same property for 12 months. Appeals must be filed within 20 calendar days and go to the Board of Adjustment.

Guest behavior is your problem as the owner, so screening, house rules, and fast response matter as much as the permit.

HOA Rules and Deed Restrictions

A permit does not override private restrictions, and in many subdivisions rentals are restricted by deed. The ordinance says it creates no right to operate in violation of any lease, deed restriction, covenant, or easement, and the STR page is clear that officials do not enforce covenants and deed restrictions. Checking them is the applicant's job.

That matters because many San Antonio suburbs and master-planned communities have HOAs, and Texas courts generally enforce clear deed restrictions against short term rentals. Before you buy, read the recorded CC&Rs and any amendments, ask the HOA for its current rental policy in writing, and look for minimum lease terms (30, 90, or 180 days are common). Condo buildings often ban rentals under 30 days even where city zoning allows them. Our guide to whether an HOA can stop an Airbnb in Texas explains how these restrictions work.

What the Current Rules Mean for STR Owners and Investors

San Antonio short term rental laws are stricter than most of Texas but far looser than a ban. At the state level, Texas does not cap short term rentals, so counties and cities set their own short term rental regulations. San Antonio chose permits, density restrictions, and tax reporting rather than prohibiting non owner occupied rentals. Here is how they play out for different STR owners:

• Live-in hosts. Renting a room or a garage apartment is the easiest path: Type 1 permits are cheaper and are not limited by density restrictions.
• Investors buying non owner occupied properties. The block face cap is the deciding factor. Verify the count and research the street before closing, because a full blockface leaves you with only the special exception process.
• Existing STR operators. Renew early, keep county and city taxes paid, and keep the 24-hour contact current. Most revocations come from unpaid tax, ownership changes, and ordinance violations, not from the rules themselves.
• Neighborhoods with concerns. Residents can report unpermitted STRs and party houses through 311, and repeated noise or parking concerns can push a property into problem-property status.

Compared with Austin, where licenses cost more and run on a two-year term, San Antonio's three-year term keeps rentals registered at a lower yearly cost, though the 2026 fee increase has narrowed that gap. Even where Airbnb and Vrbo collect the state and city share of taxes, owners remain responsible for county taxes and monthly reports, so build that into your operations from day one.

San Antonio STR Ordinance Changes: 2024 to 2026

Short term rental regulations here have changed several times in two years, which is why so many operators work from stale numbers.

• June 13, 2024: City Council amended the STR ordinance (2024-06-13-0433). It added three-year terms for both permit types, the three-citation revocation rule, the problem-property compliance meeting, the housing incentive limit, and platform takedown duties.
• September 12, 2024: the ordinance section requiring platforms that collect state HOT to also collect city and county HOT took effect.
• March 10, 2025: Airbnb and Vrbo began remitting city HOT for San Antonio hosts. Hosts still file monthly and pay Bexar County tax.
• 2026: the city's permit page and its September 2026 fact sheet list higher fees: $450 Type 1 and $1,000 Type 2 plus an 8% surcharge, and $460 / $690 special exceptions. Bexar County's share is listed at 2% by the Finance Department.

State law also shapes the picture. Texas has no statewide ban on short term rentals, and local rules vary widely from city to city. See our Texas Airbnb laws guide for how San Antonio compares to Austin, Houston, Dallas, and Fort Worth.

Is a San Antonio Airbnb Still Worth It?

The regulations add cost and planning, but they are predictable, and short term rentals remain a strong business here. For a Type 2 home, permits run about $360 a year, the 17% tax is paid by guests, and the real work is monthly filing, guest management, and keeping neighbors happy. Surge market data puts median annual revenue for an entire-home San Antonio listing around $36,700, with houses earning more than apartments. Our breakdown of how much you can make on Airbnb in San Antonio covers revenue by neighborhood, and the best Airbnb management companies in San Antonio compares local managers if you would rather not run it yourself.

If you are starting from scratch, our step-by-step guide on how to start an Airbnb in Texas pairs well with this checklist:

1. Confirm the zoning and count the blockface before you make an offer.
2. Read the HOA documents and deed restrictions.
3. Register for a HOT account at hoteltaxonline.com.
4. Apply for your STR permit in BuildSA with floor plan, parking plan, and contacts.
5. Add the permit number to every listing and post the required notices inside the home.
6. File your city HOT report every month and calendar the renewal three years out.

Frequently Asked Questions

Is Airbnb legal in San Antonio?

Yes. Short term rentals are legal in San Antonio with an STR permit, in residential zoning districts other than C-3, L, I-1, and I-2. Type 2 (non-owner-occupied) rentals must also fit under the blockface density cap.

How much is a short term rental permit in San Antonio?

The city currently lists $450 for a Type 1 permit and $1,000 for a Type 2 permit, plus an 8% surcharge ($486 and $1,080). Permits last three years and renewal costs the same as a new permit.

What is the difference between a Type 1 and Type 2 STR permit?

Type 1 is for a home that is the primary residence of the owner or operator, including an ADU on the same lot, and has no density limit. Type 2 is for a home where the owner or operator does not live; it must rent the whole unit and is capped at 12.5% of units on a blockface.

What is the hotel tax rate for Airbnb in San Antonio?

17%: 6% state, 9% city, and 2% Bexar County. Airbnb and Vrbo remit the state and city portions, but hosts must still file a monthly city report and pay the county 2% through Neumo.

Do I have to file hotel tax if Airbnb collects it?

Yes. San Antonio requires a monthly HOT report from every STR, including months with zero revenue and months where a platform collected on your behalf. Missing reports bring penalties, interest, and possible permit revocation.

How do I find out if my street has room for another STR?

Use the city's STR Activity Report and Map to see active permits, count homes on your side of the street between intersections, and take 12.5% of that number (minimum one). Eligibility is only confirmed after you apply.

What happens if I operate without a permit?

After a complaint and inspection, you get a 14-day notice. If you do not comply, fines run $200 to $500 per day, the city asks Airbnb and Vrbo to remove the listing, and a revoked permit means a 12-month wait before reapplying.

Can my HOA ban short term rentals even if I have a city permit?

Yes. The permit does not override deed restrictions, covenants, or HOA rules, and no one at City Hall enforces them for you. Check your CC&Rs before applying.

Let Surge Handle the Compliance

Permits, monthly tax filings, renewals, and neighbor relations are exactly the work that trips up owners of short term rentals. Surge manages short term rentals across Texas and Florida, including permit setup, HOT filing support, pricing, guest communication, cleaning, and maintenance, with full service starting at 15%. Learn more about our Airbnb management in San Antonio, or see how we work across the state on our Texas Airbnb management page.

This article is for general information and is not legal or tax advice. Rules and fees change; confirm current requirements with the City of San Antonio Development Services and Finance Departments before you apply.