Bulverde, Texas Short-Term Rental Market
Bulverde, TX STRs averaged $180/night at 54.5% occupancy in April 2026, in the San Antonio Hill Country with no local STR permit requirement.
Quick Answer: Bulverde, Texas is an active short-term rental market. average occupancy is 65%. average monthly revenue is $3,955. average daily rate is $222. the top operator is Evolve with 312 listings. market score is 59/100 (grade C).
Market data reflects the San Antonio regional market, which includes Bulverde. Regulations, taxes, and permit details below are specific to Bulverde.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Bulverde is a fast-growing Hill Country city in Comal County, Texas, approximately 25 miles north of San Antonio. The area sits on the Balcones Escarpment and draws visitors to Natural Bridge Caverns, nearby Guadalupe River tubing, and San Antonio day trips. In April 2026, the market posted an average daily rate of $180 and occupancy of 54.5%, generating $98 in RevPAR. Year-over-year, occupancy rose 1.0 percentage point while ADR dipped 3.3% and average monthly revenue declined 2.6%, a mixed picture.
The listing mix is primarily entire-place rentals: 13,495 entire-place listings versus 1,341 private rooms and 11 shared rooms. One-bedroom units lead at 4,629 listings, followed by three-bedroom (4,043), two-bedroom (3,062), four-bedroom (2,154), and five-bedroom-plus (936). Channel distribution shows 7,111 listings on both platforms, 6,735 on Airbnb only, and 1,001 on VRBO only. The total market score of 59.0 reflects moderate fundamentals; the regulation score of 68.4 is above average, driven by the absence of a local permit requirement.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 45% | $135 | $1,793 |
| Feb | 55% | $140 | $1,926 |
| Mar | 62% | $168 | $2,800 |
| Apr | 53% | $164 | $2,406 |
| May | 54% | $176 | $2,520 |
| Jun | 62% | $213 | $3,454 |
| Jul | 65% | $216 | $3,850 |
| Aug | 52% | $187 | $2,787 |
| Sep | 47% | $161 | $2,078 |
| Oct | 53% | $156 | $2,279 |
| Nov | 51% | $157 | $2,168 |
| Dec | 52% | $155 | $2,274 |
Top Short-Term Rental Operators in Bulverde
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 312 | 13,789 | ★ 4.68 |
| 2 | Feliz Stays SA | 194 | 13,376 | ★ 4.72 |
| 3 | Landing, Inc. | 180 | 406 | ★ 4.34 |
| 4 | Vacasa | 161 | 5,320 | ★ 4.56 |
| 5 | New Braunfels Escapes | 155 | 5,642 | ★ 4.68 |
What Kind of STR Should I Buy in Bulverde?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,629 |
| 2 bed | 3,062 |
| 3 bed | 4,043 |
| 4 bed | 2,154 |
| 5 bed | 936 |
ADR by Property Tier
| Entire Home | $235 |
| Luxury | $479 |
| Professionally Managed | $279 |
Revenue by Dwelling Type
| Apartment | $2,989 |
| Entire Place | $4,177 |
| House | $4,327 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 45.4% |
| vrbo | 6.7% |
| both | 47.9% |
Investment Analysis
At a typical home value of $477,441 and average monthly STR revenue of $2,756 in April 2026, a Bulverde STR implies an annualized gross revenue of approximately $33,072, representing a gross yield of roughly 6.9% before expenses, management fees, and taxes. The Hill Country real estate premium relative to STR revenue limits the yield.
Professionally managed listings ($209 ADR) command a 16% premium over the market average ($180). Luxury-tier properties average $386 ADR, a 115% premium. Houses average $2,965/month versus apartments at $2,243/month, a gap of $722/month. Annual revenue has been relatively flat: 2022 averaged $2,760/month, 2023 $2,586, 2024 $2,871, and 2025 $2,812. The ADR decline of 3.3% year-over-year is the most significant near-term trend and warrants monitoring. Revenue growth score of 51.1 out of 100 is below median.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Bulverde guests book an average of 32.7 days in advance, with an average length of stay of 4.05 nights. The 33-day lead time is below the national STR median, consistent with San Antonio metro overflow patterns where guests often book closer to their stay date.
The 4.05-night average stay reflects multi-day Hill Country cabin and resort visits. Operators should focus dynamic pricing on the spring break (March) and summer (June-July) peaks. The below-average booking lead time means real-time pricing adjustments within 30 days of arrival are more impactful here than in markets with 45-60 day booking horizons.
Short-Term Rental Regulations
Bulverde has not enacted a city-level STR permit or registration requirement as of mid-2026. Operators are not required to obtain a local STR license. The primary compliance obligation is the combined Hotel Occupancy Tax (HOT) of 13%: a 6% state HOT collected and remitted to the Texas Comptroller, plus a 7% City of Bulverde HOT (per Ordinance No. 349, Chapter 11 of the Bulverde Code of Ordinances) on stays of 29 nights or fewer within city limits and the one-mile ETJ.
Airbnb and VRBO collect and remit the 6% state HOT on behalf of hosts for bookings made through their platforms; the 7% city HOT may require separate registration and remittance. No owner-occupancy requirement applies. No maximum nights cap exists. Enforcement is rated minimal. The Bulverde Code of Ordinances was updated through Ordinance No. 826 as of September 23, 2025 with no STR-specific provisions added.
Market Comparison
Against national benchmarks of roughly 55% median occupancy and $220 median ADR, Bulverde’s April 2026 occupancy of 54.5% is just below the national median, and the $180 ADR is 18% below the national baseline. The Texas Hill Country market competes on volume over price relative to coastal vacation markets.
Evolve leads with 312 listings, 13,789 reviews, and a 4.68 average rating. Feliz Stays SA ranks second with 194 listings and 13,376 reviews (4.72 rating). Landing Inc. holds third with 180 listings and 406 reviews (4.34 rating). The top three operators manage 686 listings combined in a market of approximately 14,847 total listings. The large majority of inventory is independently operated.
Frequently Asked Questions About Bulverde, Texas
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