All Forum Posts by: 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!

Hey Jeremy, thanks for reaching out and offering to help, I really appreciate it! Managing 20 STRs is insane, and it’s motivating to hear that the market has strong potential.

I'll definitely take your advice and start browsing Airbnb in my target zip codes to see what's trending. I'm in the early stages of narrowing down markets and evaluating STR regulations, so once I finalize that, I'll focus more on the design and amenities side.

If you have any advice on pitfalls or ways to stand out in competitive neighborhoods, I’d love to hear your thoughts! Thanks again for your input, and I'll probably reach out as I get further along in the process.

Appreciate the input! Diving into STR platforms like Airbnb and VRBO are definitely on my to-do list as I start narrowing things down.

Right now, I’m in the preliminary phase and just wanted to get feedback on my broad list from people familiar with the market. I’ll be digging deeper into the numbers and regulations soon. 

Appreciate the reminder, though!

Hey everyone,

I’m new to San Antonio and trying to get my footing in the short-term rental market. I’ve considered multifamily or duplexes, but from what I’ve heard, they’re unideal right now, so I’m leaning towards STRs.

I've put together a list of areas that seem STR-friendly with good tourism appeal, and I'd love to get feedback from people who know the San Antonio market well. Here's what I have so far:

1. Downtown San Antonio (78205)
2. King William Historic District (78204)
3. Pearl District (78215)
4. Alamo Heights (78209)
5. Southtown (78210)
6. Leon Valley (78238)
7. Stone Oak (78258)
8. Tobin Hill (78212)
9. La Villita (78205)
10. Helotes (78023)
11. Heritage / Far West Side (78245)

I just wanted a broad list to start with areas that could fit the bill. I’d really appreciate any insights, whether there’s anything I missed, any places you’d avoid, or any tips for STRs in this market. Especially looking to hear from anyone experienced with STRs in San Antonio.

Thanks in advance! Looking forward to learning more from the community.

id ask around for recommendations from people you trust or check out local forums and apps like Nextdoor. You’ll get way more honest feedback that way.

meeting the contractor in person to see if you connect with them and ask for references to check their past work. Make sure they’re licensed and insured, just to cover yourself.

Going with veterans or contractors from diverse backgrounds usually works out well since they often bring a good work ethic. Smaller owner operated businesses also tend to give better service, so they’re worth considering. And always get everything in writing so there are no surprises later.

Since you're in Atlanta, you’ll need to file both federal and Georgia state corporate taxes.

Deadlines:

• Federal: Typically due by April 15 (if your fiscal year ends in December).
• Georgia State: Usually aligns with the federal deadline.

Penalties:

• Federal: Late filing can result in a 5% penalty per month on unpaid taxes, up to 25%.
• State: Georgia also charges penalties and interest for late filings and payments.

Filing Options:

• Federal: You can file using the IRS e-file system or tax software like TurboTax Business.
• Georgia State: You can file online at the Georgia Department of Revenue’s website.

If you’re pressed for time, file for an extension to avoid penalties!

Hey Rashad,

Thanks for reaching out. I'd love to chat up any RE strategies and the cyber scene here in SA. 

I'll look you up and connect with you on LinkedIn!

Pretty awesome start man! It's clear you're dedicated and passionate about wholesaling, which is fantastic.

A couple of tips:

- Focus on Building Relationships: Keep nurturing the connections you're making. Networking is key in real estate.

- Stay Persistent: As you mentioned, not every deal will work out. keep learning from each experience.

- Balance Learning and Doing: While it's great to learn, make sure you're also taking action. Real-world experience is invaluable.

You're doing great for being only 19 and just starting out. Keep up the momentum, and success will follow.

When it comes to choosing a location for investing, especially for flipping homes under 400k ARV inside 1604, here are a few areas to consider:

1. Alamo Ranch:

- Growth Potential: Alamo Ranch is one of the fastest-growing areas in San Antonio. According to the San Antonio Business Journal, the area has seen significant retail and residential development recently.

- Family Appeal: With good schools and amenities, it attracts families, making it a desirable area for potential buyers.

2. Stone Oak:

- Strong Demand: Stone Oak continues to be a popular choice due to its reputable schools and convenient access to major highways and businesses.

- Market Insights: According to Zillow, home values in Stone Oak have been steadily increasing, indicating strong demand.

3. East Terrell Hills:

- Affordability: East Terrell Hills offers more affordable entry points compared to some other areas.

- Revitalization: The area is seeing revitalization efforts which can be beneficial for investors looking to capitalize on emerging markets.

Data Reference:

San Antonio Business Journal: Reports on Alamo Ranch’s growth

Zillow: Provides home value trends and market insights

Ultimately, “if the numbers work” is key, but these areas show strong growth potential and demand. Best of luck!

Hey there!

Great question. Both long-term and short-term rentals have their pros and cons, especially here in San Antonio.

Long-Term Rentals:

- Stability: With long-term tenants, you have a more stable income and fewer turnover costs.

- Less Management: Once a tenant is in place, there’s typically less day-to-day management required.

- Consistency: In neighborhoods like Northwest and Northeast San Antonio, long-term rentals can offer consistent demand due to local schools and businesses.

Short-Term Rentals:

- Higher Potential Income: You can charge more per night, especially during peak tourist seasons.

- Flexibility: If you want to use the property yourself occasionally, you have that option.

- More Work: Managing a short-term rental requires more effort with frequent guest turnover and maintaining high standards for reviews.

As for platforms, Airbnb is popular, but you might also consider VRBO or Booking.com for short-term rentals. Each platform has its own audience and advantages.

Personally, I'm leaning towards long-term rentals because it aligns better with my goals for stability and lower management effort. But ultimately, it’s about what fits best with your lifestyle and goals. Whichever route you choose, getting started is the most important step.

Hope this helps, and good luck!