San Antonio has specific zoning districts where short-term rentals are permitted, with regulations varying based on the type of STR:

Zoning Districts Allowing STRs:

• Commercial Zoning Districts: These areas, intended for commercial activities, generally allow STRs without significant restrictions.
• Mixed-Use Zoning Districts: Areas combining residential and commercial uses often permit STRs, though density caps may apply.
• Downtown Mixed-Use Districts (DMU): Central urban areas designed for high-density living and commercial activity typically allow STRs.
• Residential Zoning Districts:
• Type 1 STRs (owner-occupied): Permitted in most residential zones without density restrictions.
• Type 2 STRs (non-owner-occupied): Heavily regulated, with a 12.5% density cap per block in single-family zones.

STRs in residential zones, particularly non-owner-occupied (Type 2), face strict regulations, including density limits and permit requirements. San Antonio also enforces safety standards, such as mandatory smoke detectors and liability insurance for hosts.

For more detailed and up-to-date information, it's essential to consult San Antonio’s official resources or seek legal guidance specific to STR zoning and regulations​.

All short-term rentals (STRs) in San Antonio must be registered with the city. The registration process can be completed through San Antonio's online permitting system, known as BuildSA. You’ll need to create an account, submit a completed application, and provide required documentation, which may include:

• A site plan of the property.
• Floor plans of the rental unit.
• Photographs of the property.
• Proof of ownership or authorization to operate a rental.

Pay Fees

The registration process involves several fees:

• Permit Fees: The three-year permit fee is $300 for Type 1 STRs (owner-occupied) and $450 for Type 2 STRs (non-owner-occupied).
• Fire Inspection: A fire inspection is required, with fees determined based on the property’s size and the number of floors.

Fire Inspection

Your property must pass a fire inspection to ensure compliance with safety standards. The inspection assesses factors such as the number of floors, exits, smoke detectors, and other safety features.

Obtain a Short-Term Rental License

A short-term rental license is mandatory for legally operating an Airbnb in San Antonio. The license fee typically starts at $300, though it varies depending on the type of STR and other factors.

Annual Renewal and Compliance

Your STR license must be renewed every three years. Compliance with city zoning codes and regulations is crucial to avoid fines or penalties. Additionally, STR operators must collect and remit Hotel Occupancy Taxes (HOT) to the city and state, typically on a monthly or quarterly basis.

For the most current and detailed guidance, including specific instructions and fee structures, consult the City of San Antonio’s official website or reach out to the San Antonio Code Department.

Taxes:

• City of San Antonio Hotel Occupancy Tax (HOT): 7%.
• State of Texas Hotel Occupancy Tax: 6%.

This brings the total hotel occupancy tax for short-term rentals in San Antonio to 13%.

Responsibilities:

STR operators are required to collect these taxes from renters and remit them to the appropriate authorities. Whether the property is managed directly by the owner or through a property manager, the obligation to collect and pay these taxes remains the same.

Reporting and Payment:

Taxes must be reported and paid on a quarterly basis to both the City of San Antonio and the State of Texas. Late payments can result in penalties and interest, so it’s crucial for STR operators to stay compliant with these regulations.

By understanding and adhering to these tax obligations, Airbnb hosts in San Antonio can efficiently manage their properties, optimize rental income, and ensure they remain in compliance with local and state laws.

For the most detailed and up-to-date guidance, consult the City of San Antonio’s official resources or contact the San Antonio Finance Department.