Boerne, Texas Short-Term Rental Market
Boerne STRs averaged $179/night at 54.4% occupancy in April 2026 across 13,500+ active listings.
Quick Answer: Boerne, Texas is an active short-term rental market. average occupancy is 54%. average monthly revenue is $2,752. average daily rate is $179. the top operator is Evolve with 312 listings. market score is 59/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Boerne, Texas sits roughly 30 miles northwest of San Antonio in the Texas Hill Country, and its short-term rental market reflects that geography: a large and diverse supply catering primarily to weekend visitors from San Antonio, Austin, and beyond. As of April 2026, the market posted an average daily rate of $179 and an occupancy rate of 54.4%, producing a RevPAR of $97.68.
The market is dominated by entire-place listings, which account for 13,539 of the roughly 14,892 active listing appearances tracked, compared to 1,342 private rooms and just 11 shared rooms. Bedroom distribution is broad: 1-bedroom units lead with 4,646 listings, followed by 3-bedrooms at 4,055, 2-bedrooms at 3,072, 4-bedrooms at 2,160, and 5-bedroom properties at 939. That spread toward larger homes reflects the Hill Country demand for group getaways and extended-stay visitors.
On a year-over-year basis, occupancy edged up 0.95% while ADR declined 3.34% and revenue fell 2.76%, signaling modest softening from the 2024 peak year. Annual averages from 2025 show occupancy at 53.7%, ADR at $185, and average monthly revenue of $2,815. The market’s total score from Apivex sits at 59.3 out of 100, with investability rated 76.1, reflecting solid structural demand despite near-term rate compression.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 45% | $135 | $1,793 |
| Feb | 55% | $140 | $1,927 |
| Mar | 62% | $168 | $2,801 |
| Apr | 53% | $164 | $2,407 |
| May | 54% | $173 | $2,457 |
| Jun | 62% | $212 | $3,393 |
| Jul | 65% | $216 | $3,850 |
| Aug | 52% | $187 | $2,787 |
| Sep | 47% | $161 | $2,078 |
| Oct | 53% | $157 | $2,280 |
| Nov | 51% | $157 | $2,169 |
| Dec | 52% | $155 | $2,274 |
Top Short-Term Rental Operators in Boerne
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 312 | 13,836 | ★ 4.68 |
| 2 | Feliz Stays SA | 194 | 13,450 | ★ 4.72 |
| 3 | Landing, Inc. | 180 | 408 | ★ 4.31 |
| 4 | Vacasa | 160 | 5,325 | ★ 4.56 |
| 5 | New Braunfels Escapes | 157 | 5,662 | ★ 4.67 |
What Kind of STR Should I Buy in Boerne?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,646 |
| 2 bed | 3,072 |
| 3 bed | 4,055 |
| 4 bed | 2,160 |
| 5 bed | 939 |
ADR by Property Tier
| Entire Home | $190 |
| Luxury | $388 |
| Professionally Managed | $208 |
Revenue by Dwelling Type
| Apartment | $2,242 |
| Entire Place | $2,897 |
| House | $2,960 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 45.3% |
| vrbo | 6.8% |
| both | 47.9% |
Investment Analysis
Boerne’s investment case rests on its proximity to the San Antonio metro and the volume of demand the Hill Country corridor generates year-round. At April 2026’s average revenue of $2,752 per month, an investor projecting a full year at similar rates would target roughly $33,000 in gross annual STR revenue, before platform fees, taxes, and operating costs.
The ADR spread across tiers is meaningful for property selection. The all-listings average sits at $179, while entire-home properties average $190. Professionally managed listings average $208, and luxury-tier properties average $388 per night. That $209 gap between the luxury tier and the all-market average indicates that well-positioned, higher-end properties operate in a distinct demand segment.
Year-over-year revenue is down 2.76% and ADR down 3.34%, continuing a softening trend from the 2021-2022 peak (when ADR reached $182 and occupancy topped 61%). The 2024 annual average was the strongest recent year at $189 ADR and $2,874 revenue, before 2025 pulled back to $185 and $2,815. No housing snapshot data was available for Boerne in our current dataset, so we cannot calculate an entry-cost-based yield estimate. Apivex rates the market’s investability at 76.1 and revenue growth potential at 51.3, suggesting a market with a solid demand base but limited near-term revenue upside.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Boerne guests book an average of 32.7 days in advance, and the average length of stay is 4.0 nights. The 33-day lead time is moderate for a leisure market, indicating that most guests plan roughly one month out rather than booking last-minute or far in advance. This gives operators a useful window for dynamic pricing adjustments.
A 4-night average stay is above the typical weekend trip (2-3 nights), suggesting a meaningful share of visitors are staying for long weekends or short vacations rather than single-night stops. That stay length favors properties with amenities suited to multi-night use. It also implies lower turnover costs relative to markets with 2-night average stays, which is a meaningful operating efficiency advantage. Operators can lean into mid-week gap pricing to push occupancy in the shoulder season without discounting peak-weekend rates.
Short-Term Rental Regulations
Boerne permits STRs citywide and within its extra-territorial jurisdiction under a Short-Term Rental Ordinance updated in 2023. Operators must register through the city’s STR Registration and Hotel Occupancy Tax portal. The registration fee is $200, valid for two years, renewable for another $200 within 30 days of expiration.
Properties within city limits require a safety inspection by city staff or a licensed third-party inspector. ETJ properties are exempt from the inspection requirement. All operators must carry liability insurance of at least $500,000 per occurrence and $1 million aggregate, provide one parking space per bedroom, and limit occupancy to two people per bedroom plus two additional people. Events and parties are prohibited.
Zoning matters significantly in Boerne. In residential zones, an STR cannot operate within 200 feet of another STR on the same block face. STRs are permitted without the separation requirement in commercial areas of the Historic, Downtown, and River Road overlay districts, but are prohibited in commercial zones outside those overlays. There is no owner-occupancy or primary-residence requirement and no annual cap on nights.
Operators must collect and remit the city’s 7% Hotel Occupancy Tax quarterly through the portal, on top of the 6% Texas state HOT, for a combined 13% tax rate. Enforcement is rated moderate by our data source.
Market Comparison
The US short-term rental market broadly averages around 55% occupancy and approximately $220 ADR. Boerne’s 54.4% occupancy lands near the national median, while its $179 ADR runs roughly 19% below the national figure, consistent with its position as a regional Hill Country leisure market rather than a major destination city.
The Apivex seasonality score of 79.1 out of 100 indicates above-average demand concentration in peak months relative to the annual baseline, which is higher than many diversified urban markets. Rental demand scores 62.9 and investability 76.1, putting Boerne in a solid mid-tier position among Texas STR markets.
On operator concentration, Evolve leads with 312 listings and 13,836 reviews (rating 4.679), making it the largest single manager in the market. Feliz Stays SA operates 194 listings with 13,450 reviews and a 4.721 rating. Landing, Inc. holds 180 listings. Vacasa manages 160 listings with 5,325 reviews (4.560 rating), and New Braunfels Escapes rounds out the top five with 157 listings. Combined, the top 5 operators account for roughly 1,003 managed listings, representing a meaningful but not dominant share of a market with over 13,500 entire-place units.
Frequently Asked Questions About Boerne, Texas
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