Austin, TX Short-Term Rentals: Occupancy Limits (2026)
Key Facts
- Note
- Max 6 unrelated adults or 10 total persons
- Note
- 2 adults per bedroom + 2 formula
- Note
- Outdoor nighttime cap 6 persons after 10 PM
- Requirement
- Operator must post occupancy sign
- Fine Range
- Up to $2,000 per individual offense
Summary
Austin City Code Chapter 25-2 Subchapter E caps STR occupancy at six unrelated adults or 10 total including related persons, whichever is lower, with no more than two adults per bedroom plus two. Outdoor occupancy after 10:00 PM is limited to six persons.
In February 2025, the Austin City Council adopted changes that made STRs an additional (accessory) use to all residential uses in all zoning districts as long as they have a valid operating license. In October 2025, the following changes went into effect for property owners and tenant operators: [...] Single-family sites : An individual may operate up to two STR units on a site and may operate additional STRs elsewhere, provided they are at least 1,000 feet apart. Mixed-use sites: An individual may operate the greater of one unit or 25% of their units on sites with four or more residential units and at least one commercial use. Multi-family residential sites : An individual may operate the greater of one unit or 10% of their units. Local contact must live in the Austin Metro Area: Travis County, Williamson County, Hays County, Bastrop County, or Caldwell County. STRs must respond promptly to complaints and fix repeated violations.
Full Breakdown
Austin's STR occupancy framework imposes two simultaneous caps: (1) maximum adult occupancy based on bedrooms (2 per bedroom + 2), and (2) a hard ceiling of 6 unrelated adults or 10 total persons including minors and related adults. A 3-bedroom STR thus maxes at 8 persons (6 adults cap if all unrelated). Outdoor gatherings after 10:00 PM are limited to six persons to protect neighboring peace, preventing late-night patio parties. The operator is legally responsible for enforcing caps and must document occupancy in the license record. Code Department can inspect during events and issue citations under Chapter 25-2; Class C misdemeanor fines reach $2,000 for habitability and occupancy violations. Posted signage inside the unit must state the max occupancy and quiet hours. Exceeding caps during SXSW, ACL, and F1 weekend is a common enforcement target. Daytime events are allowed up to the general occupancy limit but amplified outdoor sound remains banned.
Frequently Asked Questions
Does a baby count toward the limit?
Can I host a wedding at my STR?
Sources & Official References
Other rules in Austin
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