Market Size and Growth Trends

The short-term rental (STR) markets in Houston and San Antonio represent significant sectors within Texas’s accommodation landscape. Houston, a sprawling metropolis with a diverse economic engine, exhibits a thriving STR market characterized by substantial demand. One analysis indicates a robust market score of 81 for Houston. Key performance indicators highlight an annual revenue potential of $12,400, coupled with an occupancy rate of 45% and an average daily rate (ADR) of $183.7. It is pertinent to acknowledge that alternative data suggests a median occupancy rate closer to 60% and an ADR around $121, underscoring the variability inherent in market data collection. Nevertheless, the presence of over 13,000 active listings on prominent platforms such as Airbnb and Vrbo firmly establishes the considerable scale of Houston’s STR market. Furthermore, notable year-over-year growth in new Airbnb listings within specific Houston zip codes—for instance, a 75% increase in 77006 and a remarkable 112% surge in 77020—signals a market experiencing rapid expansion, presenting both opportunities and intensifying competition for hosts.

San Antonio’s STR market also demonstrates considerable vigor, primarily fueled by its well-recognized tourism sector, anchored by iconic attractions like the Alamo and the River Walk. The number of active listings in San Antonio is substantial, with figures exceeding 8,000 in some reports and registering at 5,685 as of September 2024 and 5,733 by January 2025, again illustrating the nuances across different data capture periods. Key performance indicators for San Antonio include an average annual revenue of $27,000 in 2023, with another source indicating a higher average of $30,950 as of January 2025. The median occupancy rate in San Antonio is reported at 61%, while the average daily rate hovers around $128, with a more recent figure suggesting $167 as of January 2025. Notably, San Antonio’s STR market experienced significant growth, ranking 5th nationally in 2023. This upward trajectory is further supported by an average of 123 new STR permits issued monthly in 2024. This robust growth, intertwined with the city’s strong reliance on tourism, paints a picture of a dynamic and promising environment for short-term rentals.

Regulations and Legal Frameworks

The regulatory landscape governing short-term rentals presents a notable divergence between Houston and San Antonio. Houston has been actively engaged in formulating formal regulations for STRs in response to increasing concerns voiced by local homeowners. A proposed ordinance seeks to establish a registration-based system for STR property owners, requiring an annual fee initially proposed at $250 and subsequently set at $275, in addition to a $33.10 administrative fee for 2025. The scope of these proposed regulations in Houston is comprehensive, encompassing adherence to noise and sound ordinances, building and neighborhood protection standards, solid waste and litter control, fire safety codes, a minimum rental period of one night, and the mandatory collection and remittance of hotel occupancy tax. Furthermore, the ordinance stipulates that the certificate of registration number must be prominently displayed on all public listings, and a designated emergency contact must be available around the clock with a one-hour response capability. Currently, Houston does not impose specific zoning restrictions on short-term rentals, provided that all relevant safety and building codes are satisfied. This allows for the registration of a diverse array of property types, including accessory dwelling units, duplexes, and multi-family homes. Regarding taxation, hosts in Houston are obligated to collect and remit a 17% hotel occupancy tax, which incorporates both state and local levies, a process that platforms like Airbnb and VRBO may facilitate. Additionally, an 8.25% Texas sales tax may be applicable to rental income. The ongoing deliberations and refinements of this proposed ordinance, addressing aspects such as parking limitations and the responsibility for registration, underscore the intricate nature of regulating this evolving market segment.

In contrast, San Antonio operates under a more established regulatory framework for short-term rentals, mandating a permit for operation within city limits. It is important to note that a city-issued permit is not required for properties situated in Bexar County or other incorporated cities within the county; however, establishing a Hotel Occupancy Tax account with the City of San Antonio remains a prerequisite. San Antonio distinguishes between two categories of short-term rental permits: Type 1, applicable to properties where the owner or operator resides on-site as their primary residence (with no density limitations), and Type 2, for non-owner-occupied properties, which are permitted by right but are subject to density limitations, allowing up to 12.5% of units on a block face or within a multi-family building. Exceeding the Type 2 density limit necessitates obtaining a special exception from the Board of Adjustment. The permit application process in San Antonio involves fees of $300 for Type 1 and $450 for Type 2 (though some sources cite $400/$600 for homestead/non-homestead properties), along with the submission of required documentation such as the application form, parking and floor plans, and proof of insurance. Permits issued in San Antonio are valid for a period of three years. Zoning regulations in San Antonio permit short-term rentals in the majority of residential and multi-family zoning districts, as well as certain commercial districts, but specifically exclude C-3, L, I-1, and I-2 zoning districts. Hosts are required to report and remit the Hotel Occupancy Tax (HOT) on a monthly basis via the city’s online portal, irrespective of whether any taxable income was generated. The City of San Antonio does not have a partnership with short-term rental platforms for HOT collection. Furthermore, San Antonio has implemented specific safety requirements, including occupancy limits, the provision of fire extinguishers, smoke and carbon monoxide detectors, and the posting of evacuation plans. Liability insurance is also a mandatory requirement for operators. Recent increases in STR permit fees in San Antonio, with differentiated rates for on-site and off-site operators ($300 vs. $450 for a three-year permit), indicate an ongoing adjustment of the regulatory costs associated with short-term rentals in the city.

Primary Demand Drivers

The primary factors driving demand for short-term rentals exhibit some divergence between Houston and San Antonio, reflecting the unique economic and cultural landscapes of each city. Houston’s demand is significantly influenced by its standing as a major economic center with a diverse array of industries, including energy, healthcare, and technology. This robust economic foundation attracts a substantial volume of business travelers attending conferences, meetings, and engaging in project-related work. Additionally, Houston boasts a rich cultural scene, featuring attractions such as Space Center Houston and a vibrant arts community, which draws leisure travelers. Major events, such as the Houston Rodeo and various large-scale conferences, also play a pivotal role in bolstering occupancy rates for short-term rentals throughout the year. This confluence of business and leisure travel creates a more diversified demand base for Houston’s STR market.

Conversely, San Antonio’s short-term rental market is heavily reliant on its well-established tourism sector. The city’s historical significance, marked by iconic landmarks like the Alamo, coupled with popular attractions such as the River Walk and numerous annual festivals, attracts millions of visitors annually. San Antonio’s favorable climate and vibrant cultural scene further enhance its appeal as a leisure travel destination. Major events, such as Fiesta San Antonio, serve as significant demand drivers, leading to peak occupancy periods. The allure of San Antonio lies in its unique blend of historical charm and modern attractions, making it a consistently popular choice for tourists from across the globe. Consequently, the demand for short-term rentals in San Antonio is primarily driven by leisure travelers seeking to immerse themselves in the city’s distinct cultural and historical offerings.

Property Types and Rental Rates

Both Houston and San Antonio offer a diverse spectrum of property types for short-term rentals, catering to a wide range of traveler needs and preferences. In Houston, common options include apartments, townhomes, single-family homes, condominiums, and lofts. Average monthly rental rates in Houston exhibit significant variability depending on the property type, ranging from approximately $1,500 to $2,500 for studio apartments, $2,000 to $3,500 for one-bedroom apartments, and $6,000 to $15,000 for single-family homes. Average nightly rates in Houston also display a broad range, from budget-friendly options starting around $22-$30 to more upscale rentals exceeding $200-$300, contingent on location and the amenities provided. One source indicates an average nightly rate of $108 for apartment rentals in Houston. The average weekly rental rate in Houston is reported to be around $1,282. Furnished monthly rentals in Houston also vary in price, with examples showing nightly averages ranging from approximately $102 to over $400, depending on the size and location of the property.

San Antonio’s short-term rental market encompasses residential dwelling units, apartments, condominiums, and accessory dwellings. Average nightly rates in San Antonio are reported to be around $174 for weeknights and $281 for weekend nights. Another source suggests an average nightly cost between $252 and $275 for vacation homes in San Antonio. The average weekly rental rate in San Antonio is approximately $1,534. Furnished monthly rentals in San Antonio also exhibit a range in nightly averages, from around $70 to nearly $200, depending on the type and size of the property. Overall, both cities provide a diverse selection of short-term rental options, with rental rates influenced by factors such as property size, location, amenities, and seasonal demand. While Houston might offer a broader range of price points, particularly at the higher end for single-family homes, San Antonio’s average nightly and weekly rates appear generally competitive, especially considering its strong tourism appeal.

Occupancy Rates and Seasonality

Occupancy rates and seasonal fluctuations in demand are crucial considerations for individuals investing in short-term rentals in both Houston and San Antonio. In Houston, the average occupancy rate is reported as 45% by one source and 60% by another, highlighting potential discrepancies in data. Occupancy rates in Houston are known to fluctuate based on local events such as the Houston Rodeo and major conferences. July is often observed as a peak month for bookings in certain Houston zip codes. The general rental market in Houston experiences a low season from September to February and a high season from February to July, with August also noted as a high-demand month. These seasonal trends likely impact the occupancy rates of short-term rentals, with higher demand and occupancy during peak travel periods and major event seasons.

San Antonio reports a median occupancy rate of 61% according to one source and 55% as of January 2025 according to another. A typical short-term rental listing in San Antonio is booked for approximately 223 nights per year. Seasonality in San Antonio generally peaks during the summer months of June through August, driven by warm weather and outdoor activities. Another source indicates a high season from March to July, with the highest occupancy in April due to Fiesta San Antonio, and a low season from November to January. March is also a strong booking month in some San Antonio zip codes. San Antonio’s occupancy rates appear generally robust, potentially benefiting from a consistent influx of tourists throughout much of the year, with notable peaks around major events and during the summer travel season.

Investment Potential and ROI

Both Houston and San Antonio present compelling investment opportunities within the short-term rental market, although their specific advantages and characteristics differ. Houston is regarded as a highly attractive destination for STR investments due to its diverse cultural offerings and significant economic activity, even in light of evolving regulatory frameworks. Examples of short-term rental properties listed for sale in Houston demonstrate varying cash flow and cap rates, indicating the potential for profitability depending on the specific property and its location. The Texas Medical Center area in Houston is particularly noted as a high-demand area for short-term rentals, often experiencing occupancy rates exceeding 70%. Return on investment (ROI) scores for specific Houston zip codes, as reported by Rabbu, range from 35 out of 100 in 77006 to 66 out of 100 in 77020, underscoring the significant influence of location on investment potential.

San Antonio also offers a promising market for short-term rental investments, with a median occupancy rate of 61% considered favorable. The average gross yield for short-term rentals in San Antonio is reported as 12.34% as of January 2025. Rabbu’s ROI score for San Antonio is 48 out of 100, with a score of 59 out of 100 for the 78240 zip code. A key advantage of San Antonio as an investment market is its relative affordability compared to other major Texan cities such as Austin and Dallas, which contributes to a steady return on investment.

Export to Sheets

Understanding the typical operating expenses is essential for accurately evaluating the true investment potential in both cities. In Houston, common expenses for short-term rentals include cleaning, maintenance, utilities, insurance, property management fees (if applicable), and taxes, including the hotel occupancy tax and potential sales tax. Similarly, in San Antonio, operating expenses encompass the hotel occupancy tax, permit fees, cleaning, maintenance, utilities, insurance, and property management fees. These costs can vary based on property type, location, and management strategies, and accurately estimating them is crucial for projecting realistic returns on investment in either market.

Key Differences and Opportunities

Several key distinctions characterize the short-term rental markets in Houston and San Antonio. Houston’s demand drivers exhibit greater diversification, encompassing a significant segment of business travelers in addition to leisure tourists, whereas San Antonio’s market is predominantly driven by its well-established tourism industry. The regulatory environments also differ, with San Antonio having a more mature permitting system that differentiates between owner-occupied and non-owner-occupied properties and includes zoning and density limitations for the latter. Houston is in the process of implementing a registration system with specific operational requirements. Average rental rates and occupancy rates show some variations across different data sources, but generally, San Antonio appears to have strong occupancy, potentially benefiting from consistent tourist traffic.

Opportunities for investors in each market are also distinct. Houston’s increasing number of listings may present opportunities for those who can differentiate their properties through unique amenities or experiences, particularly catering to the business travel segment or capitalizing on its diverse cultural attractions. Areas such as the Texas Medical Center consistently demonstrate high demand. San Antonio’s robust and consistent tourism base offers a reliable demand for well-located and well-managed properties, especially those situated near major attractions like the River Walk and the Alamo. The city’s relative affordability compared to other major Texan markets can also enhance investment returns. Investors should carefully weigh these nuances, their investment objectives, and their target audience when considering these two dynamic Texan cities.

Conclusion

In summary, both Houston and San Antonio present robust and evolving short-term rental markets with unique characteristics and investment opportunities. Houston offers a larger market with a more diversified demand base and a regulatory environment that is currently being formalized. Its economic strength and cultural attractions drive a consistent flow of both business and leisure travelers. San Antonio, conversely, boasts a well-established tourism industry and a more mature regulatory framework focused on managing the density of non-owner-occupied rentals. Its historical charm and popular attractions ensure a consistent demand from tourists. The decision between investing in short-term rentals in Houston or San Antonio will likely hinge on an investor’s risk tolerance, investment goals, and preference for a market driven by diverse economic factors versus one primarily centered on tourism. Further in-depth research and thorough due diligence are paramount for anyone seeking to capitalize on the opportunities presented by these two distinctive Texan cities.

As we delve into the intricacies of Houston’s short-term rental (STR) market in April 2025, a notable characteristic emerges: the absence of a comprehensive, city-wide ordinance specifically governing these accommodations. Unlike some of its Texan counterparts, Houston’s primary regulatory touchpoint for STRs has been the collection and remittance of the Hotel Occupancy Tax (HOT). Currently standing at a combined rate of 17% (encompassing state, city, county, and sports authority levies), this tax obligation underscores the city’s recognition of STRs as a form of lodging. Platforms like Airbnb and Vrbo often streamline this process for hosts by managing the tax collection and remittance.

However, this relatively light regulatory touch at the city level is poised for potential change. The Houston City Council is actively engaged in deliberations surrounding a formal ordinance aimed at addressing the increasing prevalence and the associated impacts of short-term rentals on residential communities. This move is largely fueled by a growing chorus of concerns from residents, citing issues such as noise disturbances, safety anxieties, and a perceived disruption of neighborhood tranquility.

The Proposed Short-Term Rental Regulations in Houston: A Framework for the Future?

The proposed ordinance under consideration outlines a registration-based system for short-term rentals. This framework would necessitate operators obtaining a certificate of registration from the city, accompanied by an annual fee (currently proposed at $275). The registration process would require detailed information about the property and the operator, including 24-hour emergency contact details and a declaration of compliance with any applicable deed restrictions or Homeowner Association (HOA) rules.

Beyond registration, the proposed ordinance also sets forth specific operational requirements. These include adherence to the city’s noise ordinances, building codes, and neighborhood protection guidelines. Proper waste management, compliance with construction and fire codes, and the prohibition of rentals for less than one night are also stipulated. Notably, short-term rental properties would not be permitted to operate as event venues, and all public listings would need to display the registration certificate number.

The proposed regulations also address enforcement, outlining penalties for non-compliance, including potential fines and the revocation of registration certificates for repeated violations or serious offenses. Furthermore, amendments under consideration include a requirement for short-term rental platforms to remove listings lacking valid registration.

However, the path to implementation is not yet finalized. As of early April 2025, the City Council’s vote on the proposed ordinance has been postponed, indicating ongoing discussions and potential revisions. The timeline initially suggested a registration website launch around August 1, 2025, with a compliance deadline of January 1, 2026, but these dates are contingent on the ordinance’s final approval.

The Enduring Influence of Homeowner Associations

In the current and likely future regulatory landscape of Houston’s short-term rentals, the role of Homeowner Associations (HOAs) and deed restrictions cannot be overstated. Many HOAs in Houston have established their own sets of rules and regulations that can significantly impact, or even outright prohibit, short-term rental activities within their communities. These regulations can range from limitations on rental frequency and duration to guest screening procedures and parking restrictions.

Property owners considering or currently operating short-term rentals must meticulously review their HOA’s governing documents to understand any applicable restrictions. The proposed city ordinance acknowledges this existing authority by requiring operators to declare that their activities do not violate any HOA rules. This suggests a collaborative approach where city-level regulations would work in concert with community-specific rules.

Enforcement: Bridging the Gap Between Regulation and Reality

Historically, enforcing short-term rental regulations in Houston has presented challenges, particularly in the absence of a dedicated ordinance. The proposed regulations aim to address this through the registration system, defined penalties, and the potential accountability of short-term rental platforms. A 24-hour hotline, managed by Host Compliance by Granicus, has been contracted to facilitate the reporting of concerns by residents.

The Administration and Regulatory Affairs Department (ARA) for the City of Houston is likely to be the primary body overseeing the implementation and enforcement of the new ordinance. However, the ultimate effectiveness of these measures will depend on the resources allocated and the city’s commitment to active enforcement.

Looking Ahead: A Shifting Landscape

The future of short-term rental laws in Houston appears to be heading towards a more regulated environment. While the specifics are still under deliberation, the trend suggests increased oversight and accountability. Property owners and other stakeholders should remain informed about the progress of the proposed ordinance and be prepared to adapt to the evolving legal landscape. Learning from the experiences of other major Texas cities that have already implemented short-term rental regulations will likely be a valuable resource for Houston as it refines its approach.

Other Resources

1. https://www.houstontx.gov/ara/rp/Short-Term-Rental-Ordinance-Exhibit-A.pdf?fbclid=IwY2xjawJDtAlleHRuA2FlbQIxMQABHcBHFEzfoKfpADqRsz80Mn8aoa1zDESJos1vypa3w_dgidipWIRfrY_8qw_aem_HDGU_f3BI4mnqUfIj8aThw
2. https://www.click2houston.com/news/local/2025/04/02/its-become-a-nuisance-houstonians-voice-concerns-on-proposed-short-term-rental-ordinance/
3. https://www.houstontx.gov/ara/rp/str-ord-proposal-overview.pdf
4. https://www.click2houston.com/news/local/2025/03/28/city-of-houston-to-vote-on-new-ordinance-for-airbnb-vrbo-other-short-term-rentals/
5. https://guides.sll.texas.gov/property-owners-associations