San Antonio STR Regulations: Summary of Findings and Next Steps

[Edward Zachary Samperio]

Hey everyone,

I've been diving into San Antonio's STR regulations to get a clearer picture of how friendly the market is for short-term rentals. I wanted to share this information and keep it here for myself as well. After reviewing the latest ordinances, reports, and city guidelines, here's a summary of my findings as of 11/18/2024:

Key Findings

1. Permit Types and Fees:
   • Type 1 (Owner-Occupied): $300 for 3 years.
   • Type 2 (Non-Owner-Occupied): $450 for 3 years.
   • Density caps apply to Type 2 permits (12.5% of block face).
2. Enforcement:
   • 3 violations in 3 years lead to permit revocation.
   • Fines up to $500/day for violations.
3. Hotel Occupancy Tax (HOT):
   • City: 9%, County: 1.75%, State: 6%.
   • Platforms like Airbnb and VRBO will remit directly to the city starting Feb 2025.
4. Platform Obligations:
   • STRs must have valid permits; unpermitted properties will be removed by platforms like Airbnb.
5. Special Exceptions for Density Limits:
   • Require approval by the Board of Adjustment (BOA).

Zip Code Breakdown

I focused on these 11 zip codes:

• Under San Antonio Rules:
  • 78205, 78204, 78215, 78210, 78212, 78245, 78258
• Independent Municipalities (Separate Rules):
  • Alamo Heights (78209)
  • Leon Valley (78238)
  • Helotes (78023)

Next Steps:

1. Research density caps and zoning in specific zip codes.
2. Dive into independent municipality rules for Alamo Heights, Leon Valley, and Helotes.
3. Evaluate market maturity and income potential using tools like AirDNA.

If anyone has experience operating STRs in San Antonio or these specific zip codes, I’d love to hear your insights, especially about density limits, enforcement trends, or community sentiment.

Thanks in advance!