San Antonio does not require all short-term rentals to be primary residences, but its Type 1 vs Type 2 framework heavily favors primary-residence operations. Type 1 STRs run from owner-occupied homes face fewer caps and easier permitting than non-owner-occupied Type 2 rentals.
San Antonio Municipal Code Chapter 35 splits short-term rentals into Type 1 and Type 2. Type 1 STRs operate from a property that serves as the host's primary residence or where the host is regularly present, including owner-occupied homes that rent rooms or the entire home while the host is away. Type 2 STRs are non-owner-occupied investment properties run as vacation rentals. Type 1 permits are allowed in most zoning districts with minimal density restrictions, while Type 2 permits face a 12.5 percent density cap per census block group in residential zones. Hosts attest to type at application, must update if status changes, and Development Services audits classifications. Hotel Occupancy Tax applies to both types.
Misclassifying a non-owner-occupied rental as Type 1 to avoid density caps is a permit violation under SAMC Chapter 35, with fines up to 500 dollars per day, permit revocation, and back-collection of hotel occupancy tax.
San Antonio, TX
San Antonio short-term rental rules in SAMC Chapter 35 distinguish owner-occupied Type 1 STRs from non-owner-occupied Type 2 STRs. Type 2 rentals face densit...
San Antonio, TX
San Antonio requires STR permits through Development Services Department under UDC §35-374.01. Type 1 (owner-occupied) permits cost $300/3 years; Type 2 (non...
San Antonio, TX
San Antonio's STR ordinance (UDC § 35-374.01, updated by Ordinance 2024-06-13-0433) requires STR permit applications to specify maximum guest capacity, with ...
See how San Antonio's primary-residence-only rule rules stack up against other locations.
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