Thinking about buying a San Antonio property for Airbnb or VRBO? The smartest move you can make is to verify the address is eligible for short-term rental use before you write an offer. You want clarity on permits, taxes, HOA rules, and inspections so you can model returns with confidence and avoid costly surprises. This guide walks you through a practical, step-by-step permit checklist built for San Antonio and Bexar County buyers.
Let’s dive in.
Understand who regulates STRs
Short-term rentals touch several agencies. Knowing who does what helps you get answers fast.
- City of San Antonio: Primary local regulator for STR registration, zoning, inspections, and code enforcement.
- Bexar County: Property records, deeds, plats, and any recorded restrictive covenants.
- Texas Comptroller of Public Accounts: State sales and use tax registration plus guidance on hotel occupancy tax and marketplace rules.
- HOA or POA (if applicable): CC&Rs and community rules may override city allowances.
- Platforms and data providers: Platforms show active listings; third-party data helps you gauge supply, rates, and occupancy.
- Insurance providers and lenders: Confirm insurability and mortgage compliance for STR operations.
Step-by-step permit checklist
Follow this order so you don’t miss a deal-critical step.
Step A: Quick public check
Objective: Fast screen for feasibility and market activity.
- Actions:
- Look for a city STR registry or map to see if nearby properties are registered.
- Check platforms for active listings, nearby comps, and seasonal demand.
- Pull Bexar County Appraisal District details for parcel ID and property type.
- Documents to save: Screenshots of neighborhood STR comps, nightly rates and occupancy snapshots, parcel ID.
Step B: Zoning and land use
Objective: Confirm zoning and any overlays that impact STR use.
- Actions:
- Use the city’s zoning or GIS portal to identify the property’s zoning designation and any overlay districts (historic, conservation, or neighborhood plan overlays).
- Ask planning or zoning staff whether STR use is allowed as of right, needs special approval, or is limited.
- Check for historic districts or special overlays that can limit changes and external signs.
- Documents to request: Zoning letter, zoning map screenshot, any zoning case history.
Step C: STR registration status
Objective: Verify you can register the address and learn about any compliance issues.
- Actions:
- Search the city’s STR registration records for the address to see if a permit exists or if there are violations.
- Confirm with the STR registration or code compliance division what the current process requires (registration, inspections, permit or certificate).
- If the home is already operating, ask if it is properly registered, current on fees, and violation free. Confirm whether any registration is tied to the owner and if it is transferable after a sale.
- Documents to request: Copy of the active registration or permit, inspection reports, compliance history.
Step D: Building and safety
Objective: Ensure the home can pass required inspections and meet occupancy rules.
- Actions:
- Ask the city which safety items are required. Common items include working smoke and CO detectors, fire extinguishers, safe egress, and occupant capacity signage.
- If there are ADUs or conversions, confirm legal certificates of occupancy and that the spaces can be rented.
- Review building permits for recent modifications.
- Documents to request: Building permits, certificate of occupancy, inspection reports, required safety checklist.
Step E: HOA and deed restrictions
Objective: Clear private rules that can block STRs even when the city allows them.
- Actions:
- Obtain CC&Rs and community rules. Search for any short-term rental prohibitions or reservation limits.
- Ask the HOA if there were recent amendments, enforcement actions, or fines related to STRs.
- Documents to request: CC&Rs, amendments or meeting minutes related to rentals, HOA verification contact.
Step F: Taxes and registrations
Objective: Confirm what you must register for and who collects which taxes.
- Actions:
- Confirm state sales and use tax and any hotel occupancy tax requirements for San Antonio.
- Ask the city finance or tax office whether there is a local hotel occupancy tax account or registration.
- Request written confirmation from platforms on which taxes they collect and remit for San Antonio addresses, and what remains your responsibility.
- Contact the Texas Comptroller for definitive guidance on registration and remittance duties.
- Documents to request: Sales tax permit or registration confirmation, any city tax account number, and platform remittance summaries.
Step G: Insurance and lender
Objective: Secure proper coverage and lender consent, if needed.
- Actions:
- Get quotes for STR-specific coverage, and confirm exclusions and limits in writing.
- Review the mortgage note for rental restrictions. If needed, consult the lender or title company.
- Documents to request: Insurance quote or endorsement language, key pages of the mortgage or lender policy.
Step H: Final verification and timing
Objective: Package your evidence and plan your offer strategy.
- Actions:
- Compile written confirmations from city departments, HOA, lender, insurance, and tax authorities.
- If approvals or inspections will occur post-closing, estimate timelines and include contingencies in your offer.
- Documents to hold: Emails and letters from each agency, copies of permits, and a timeline estimate for approvals.
Density and overlays
High STR concentration can affect acceptance, enforcement, and long-term performance.
- How to check density:
- If a city registry or map exists, count nearby registrations within 0.25 to 0.5 miles.
- Search platforms for your micro-area and filter for entire homes versus rooms.
- Use third-party analytics to estimate active supply, ADR, and occupancy for the neighborhood.
- Walk or drive the block to sense turnover patterns, parking pressure, and signage.
- Questions to answer:
- Are there caps or thresholds by block or overlay area?
- How many active STRs are within a 5 to 10 minute drive?
- What percentage of housing is functioning as STRs, and are occupancy or ADR trends dropping?
- Are new ordinances or petitions targeting STR concentration nearby?
Taxes and platforms
Short-term rentals often trigger taxes at the state and local level. Platforms may collect some taxes, but gaps are common.
- Tax types to review:
- State sales and use tax on rental receipts.
- Local hotel occupancy taxes for San Antonio, plus any county or district increments.
- Any tourism or assessment district fees, if applicable.
- Marketplace rules:
- Many platforms collect and remit some taxes under marketplace rules, but coverage varies by tax and jurisdiction.
- You remain responsible for compliance. Get written confirmation of what each platform collects for the specific address.
- Practical checklist:
- Confirm platform remittance for state and local taxes.
- Register with the Texas Comptroller if required and keep your tax ID on file.
- Set up any local hotel occupancy tax accounts if the city requires them.
- Keep accurate records of gross receipts, by platform and direct bookings.
Costs, timing, and red flags
Build realistic timelines and budgets, and avoid risky properties.
- Due diligence documents:
- STR registration or permit proof if the home is operating.
- Code enforcement history and inspection records.
- Building permits and C.O. for ADUs or conversions.
- HOA CC&Rs and amendment history.
- Tax registration numbers and recent remittance reports if the seller claims platform remittance.
- Insurance documents showing STR coverage.
- Typical cost categories:
- City STR registration and renewal fees.
- Inspection and permit fees.
- Sales and hotel occupancy taxes and any registration fees.
- Insurance premium increases or STR endorsements.
- HOA fines or legal fees if rules restrict STRs.
- Safety upgrades such as detectors, egress improvements, and locks.
- Platform commissions and property management fees.
- Timeline expectations:
- Public record checks: hours to days.
- Zoning confirmation: days to several weeks.
- STR registration and inspections: days to months, depending on backlog and scope.
- HOA review: days to weeks.
- Red flags:
- Zoning or overlays that prohibit STRs or require approvals likely to be denied.
- CC&Rs that explicitly ban STRs with active enforcement.
- Unpermitted ADUs or conversions.
- Unresolved code actions or noise complaints.
- Very high STR concentration with weakening occupancy or ADR.
- Mortgage or insurance restrictions that are hard to satisfy.
Offer strategy
Turn your research into offer terms that protect your investment.
- Build contingency language for STR legality, permit transferability or re-registration, inspections, and tax or insurance eligibility.
- Include a realistic approval and inspection timeline based on city guidance.
- Ask the seller to provide all STR documents in escrow, including permits, tax reports, inspection records, HOA disclosures, and any enforcement notices.
- Keep all agency responses and approvals in writing. Written confirmation is your best risk control.
Ready to validate an address and run the numbers with a local, finance-savvy partner? Reach out to Moxie Moon Realty for step-by-step guidance tailored to your goals in San Antonio and Bexar County.
FAQs
How to check if a San Antonio address is already an STR
- Search the city’s STR registration or GIS tools for the address, confirm with the STR registration or code compliance office, and cross-check active platform listings.
Are STR permits transferable when the home sells in San Antonio
- It depends on city rules and permit type; many permits are tied to the owner and require re-registration after closing, so confirm with city staff in writing.
What taxes apply to short-term rentals in San Antonio
- Expect state sales and use tax and local hotel occupancy taxes; verify who collects and remits, and register with the Texas Comptroller and any required city tax accounts.
What documents should I request from a seller operating an STR
- Ask for proof of STR registration or permit, inspection and code history, building permits and C.O., HOA CC&Rs and amendments, tax registration numbers and remittance reports, and insurance coverage details.
How long does STR registration and inspection typically take in San Antonio
- Timelines vary, but plan for days to several weeks for zoning confirmation and days to months for registration and inspections depending on backlog and property scope.
Should I include contingencies related to STR approval in my offer
- Yes. Include contingencies for STR legality, permit transfer or re-registration, inspections, and tax or insurance eligibility, with a timeline that matches city guidance.
