San Antonio Short-Term Rental
Regulations & Permit Rules

• Every STR unit requires a permit from Development Services — a separate permit per individual unit.
• Type 1 ($300): the STR is owner- or operator-occupied, or is a single non-owner-occupied unit on the same parcel as an owner-occupied unit of common ownership.
• Type 2 ($450): non-owner-occupied — the typical investment-property permit.
• Permits are valid for three years and are not transferable; renewal fees match the original fees.
• Permit type cannot be changed at renewal — switching between Type 1 and Type 2 requires a new application.
• Permits are issued within about five business days once a complete application is received; eligibility cannot be pre-determined before applying.
• Providing false documentation results in denial plus a one-year bar on new applications for that owner at that property.

Source: City of San Antonio Ch. 16 / sa.gov DSD STR Permits

• In residential zoning districts, Type 2 (non-owner-occupied) STRs are limited by density: no more than 12.5% of the units on a blockface — one side of the street between intersections.
• Type 1 owner-occupied STRs are not subject to the density cap.
• Once a blockface is at its limit, a new Type 2 permit requires a special exception from the Board of Adjustment — $400 for properties with a homestead exemption, $600 for all others.
• For investors this makes street-level due diligence essential: check the blockface's existing Type 2 permit count with Development Services before going under contract.
• In non-residential (commercial/mixed-use) districts the density cap does not apply.

Source: City of San Antonio Ordinance 2024-06-13-0433 / sa.gov DSD

• A floor plan sketch identifying sleeping areas, proposed maximum number of guests, evacuation routes, and fire extinguisher locations.
• A sketch or narrative describing designated off-street parking spaces.
• Name, address, and 24-hour phone number of a contact person (owner, operator, or agent) authorized to respond to complaints.
• Written confirmation of registration with the city Finance Department for Hotel Occupancy Tax collection — required before the permit is granted.
• A list of all owners, operators, and agents with current contact information.
• Maximum occupancy is calculated per applicable building codes.
• If the property has outdoor amenities (pool, hot tub, etc.), quiet hours matching the city noise ordinance must be posted in the unit.

Source: City of San Antonio DSD STR Permit Registration Process

• City of San Antonio Hotel Occupancy Tax: 9% of rental revenue.
• Bexar County Hotel Occupancy Tax: 1.75% of rental revenue.
• Texas State Hotel Occupancy Tax: 6% of rental revenue.
• Total tax burden: approximately 16.75% of gross rental income.
• Since March 10, 2025, Airbnb and Vrbo collect and remit the city HOT on operators' behalf.
• Operators must still file monthly city HOT reports — including zero-revenue months — via the Neumo portal.
• Bexar County HOT is the operator's responsibility and is also paid through the Neumo portal.

Source: City of San Antonio Finance / sa.gov HOT-STR

• Three accrued citations at a property within a three-year span results in permit revocation.
• Properties generating excessive complaints can be called to a mandatory compliance meeting with the Development Services director — or risk revocation.
• The city can pursue enforcement through criminal citations, an Administrative Hearing Officer, or injunction in district court.
• Operating without a permit, or advertising a unit that lacks a valid permit, is a violation of Chapter 16.

Source: City of San Antonio STR Fact Sheet (2024 amendments)

• A city STR permit does not override HOA covenants, condo declarations, or deed restrictions — many San Antonio subdivisions restrict rentals under 30 days.
• Texas Property Code gives HOAs enforcement power, including fines and legal action.
• Review CC&Rs before purchasing, particularly in master-planned communities on the city's north and west sides.