San Antonio's New STR Permit Fees (October 2026): What Owners Need to Know

If you run a short term rental in San Antonio, your permit just got more expensive. On September 17, 2026, City Council approved new short term rental permit fees as part of the city's FY2027 budget, and they took effect October 1, 2026. Here is what changed, who pays it and when, and the tax filings that still catch owners off guard. I'm not a lawyer, so please confirm the details with the City of San Antonio Development Services Department (DSD) before you apply or renew.

The new San Antonio STR permit fees

Permits are good for three years. Here is the fee for a three year permit, before and after October 1, 2026:

• Type 1 (owner or operator occupied): $450, up from $300
• Type 2 (not owner or operator occupied): $1,000, up from $450

That is a 50% increase for Type 1 and more than double for Type 2. The renewal fee matches the application fee, and application fees are not refundable.

When you will actually pay it

If you already hold a valid permit, you do not owe anything extra today. You pay the new rate when your permit comes up for renewal. For many Type 2 owners, that renewal will be the first time they see the $1,000 fee, so it is worth checking your expiration date now and budgeting for it.

Type 1 vs. Type 2

Type 1 is for a home where the owner or operator lives on the property. Type 2 is for a home where neither the owner nor the operator lives there, which covers most dedicated rentals.

Type 2 permits are also limited by location. San Antonio caps Type 2 permits at 12.5% of the homes on a block face (one side of the street between intersections), with at least one always allowed per block face. If your block is already at the limit, getting a new Type 2 permit gets much harder. Check your block with DSD before you buy or furnish a home for this.

Your HOA or deed restrictions can still prohibit rentals even if the city allows them, so read those too.

A few permit basics

• Each unit needs its own permit, so a duplex needs one for each side.
• Permits do not transfer to a new owner. If a home is sold, the new owner applies for their own.
• Your permit number needs to appear in your online listings.

Hotel tax: Airbnb and Vrbo do not cover everything

Stays under 30 consecutive nights owe hotel occupancy tax (HOT). For a San Antonio rental, that includes the City's 9% (7% general plus 2% for the Convention Center expansion), Bexar County's 1.75%, and the State of Texas's 6%.

Here is the part that trips owners up. Since March 10, 2025, Airbnb and Vrbo pay the City HOT on behalf of operators. That does not mean you are done. According to the City's Finance Department, you still need to:

• File your City HOT report each month and pay any city tax the platforms did not collect
• File and pay Bexar County HOT yourself, since the platforms do not collect it
• File a report even in months with no bookings

Both monthly filings go through the City's online HOT portal. If you rent through any site other than Airbnb or Vrbo, you collect and pay the City and County tax on those bookings yourself.

How I help owners with this

When I talk with an owner about co-hosting, permits and hotel tax are some of the first things we cover, because getting them wrong can shut a listing down. If you are comparing managers, my post on how to choose a short term rental manager in San Antonio has a checklist that starts with permits. You can also see the towns I cover on my Service Areas page.

FAQ

How much is a San Antonio STR permit now?

As of October 1, 2026, a three year permit is $450 for Type 1 (owner or operator occupied) and $1,000 for Type 2 (not owner or operator occupied).

I already have a permit. Do I owe the new fee now?

No. You pay the new rate when your current permit comes up for renewal.

Do I still file hotel tax if Airbnb collects it?

Yes. You still file a monthly City report, pay any city tax the platforms did not collect, and file and pay Bexar County HOT yourself.

Want to know what your home could earn?

If you own a home in San Antonio or a nearby town, I'll put together a free rental analysis for your property, including a first look at permit requirements, and we can talk through it on a free call. You can also email me at chase@ckjohnsoncapital.com.