New Braunfels is one of the most popular getaways near San Antonio. People come for the Comal and Guadalupe rivers, Gruene, and an easy drive from both San Antonio and Austin. So it makes sense that owners ask me about putting a New Braunfels home on Airbnb or Vrbo.
Here's what to know before you buy furniture or book a photographer. New Braunfels controls short term rentals mostly through zoning, and its rules for homes in residential neighborhoods are much stricter than San Antonio's. New Braunfels is one of the towns I serve, so here is the plain version, based on the City of New Braunfels Short Term Rentals page. I'm not a lawyer, so please confirm everything with the city before you apply.
What counts as a short term rental in New Braunfels
The city defines a short term rental as a one or two family home rented for overnight lodging for less than 30 days at a time. Homes rented for 30 days or longer aren't short term rentals under this rule. Any home advertised on Airbnb, Vrbo or a similar site has to be permitted before the ad goes up. You can't list first and apply later.
Start with zoning
This is the rule that surprises owners who already host in San Antonio. According to the city:
- Short term rentals are not allowed in any residential zoning district.
- In nonresidential zoning districts, you need a special use permit, except in the C-4, C-4A and C-4B districts.
- Short term rentals are not allowed in the floodway. The city points out that this means the floodway, not the floodplain.
So the first question for a New Braunfels home isn't "what could it earn?" It's "how is it zoned?" The city has an interactive map that shows which process applies to a property, and a flood zone map for the floodway question.
If your zoning doesn't allow it
A special use permit can add short term rental use to a property, but it's a public process. It goes through hearings before the Planning Commission and City Council, nearby property owners are notified, and it has its own fees. City Council makes the final call based on the property and what neighbors say. The city's Short Term / Vacation Rental Guide lays out the current timeline and costs, so read it before you count on approval.
The STR permit and what you need
If your home is in a district that allows short term rentals, the permit is the next step. To register, the city asks for:
- Proof of ownership, usually the deed
- An emergency contact
- A letter of authorization if a property manager is involved
- A site plan and a floor plan
- Commercial general liability insurance of at least $500,000 per occurrence
- A tenant notification sheet and utility rate information
- A $206 fee that covers the permit and the annual fire inspection
That letter of authorization matters if you plan to work with a co-host. The city expects paperwork showing you've authorized the person helping you.
Rules that shape your listing
- Occupancy: two adults per sleeping area, plus two more adults.
- Parking: at least one off street parking space per sleeping area, not counting the garage.
- A decal with emergency contact information has to be visible at the entry.
- An annual life safety inspection. Renewal is $128 a year.
Read the parking rule twice. Because the garage doesn't count, a three bedroom home needs three spaces outside the garage.
Hotel occupancy tax
The city charges a 7% hotel occupancy tax, and the State of Texas charges 6% on top of that, which you send to the state separately. City filings are due on the 20th of each month for the month before, and you file every month, even when you had no bookings. Since February 1, 2026, the city takes these payments through an online portal called Rentalscape. Late filings start with a $50 fee. Check what Airbnb or Vrbo already collect for you, but plan on the monthly city filing being yours to make.
How New Braunfels compares to San Antonio and Boerne
Each city around here does it differently. San Antonio allows short term rentals in most zoning districts, with a permit and limits on how many can sit on one block face. My post on San Antonio's new STR permit fees covers that. Boerne allows them in residential areas but has a 200 foot spacing rule, which I cover in my guide to Airbnb co-hosting in Boerne. New Braunfels doesn't allow them in residential zoning districts, so many homes there would have to go through the special use permit process first.
If you own homes in more than one of these towns, keep separate notes for each. The permits, inspections and tax filings don't carry over.
Where a co-host fits
Once a home is permitted, the day to day work looks a lot like it does anywhere: guest messages, pricing and the calendar, cleanings, restocking, and someone local who can get to the house when something goes wrong. In New Braunfels, a co-host should also keep the listing and house rules in line with the city's occupancy and parking limits, keep the emergency contact decal current, and make sure the monthly tax filing never gets missed.
You can see the other towns I cover on my Service Areas page.
FAQ
Can I Airbnb my house in New Braunfels? Only if the zoning allows it. Short term rentals aren't allowed in residential zoning districts or the floodway. Most nonresidential districts need a special use permit, except C-4, C-4A and C-4B.
How much is a New Braunfels STR permit? The city lists a $206 fee that covers the permit and the fire inspection, and a $128 renewal each year.
Do I have to pay hotel tax in New Braunfels? Yes. The city charges 7% and the state charges 6%. City filings are due monthly, even in months with no bookings.
Own a home in New Braunfels?
If you're thinking about renting out a New Braunfels home, or you already have a permit and want help running it, start with a free rental analysis on my Get Started page, then book a call when you're ready. It helps to look up your zoning on the city's map first, so we can talk about what's actually possible for your home. You can also email me at chase@ckjohnsoncapital.com.
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