Austin short-term rental laws (2026)
Short-term rentals are legal in every Austin zoning district, because the city treats them as an accessory to residential use. Each one needs a City of Austin operator's license, and there is no cap on nights.[1]
Every rule below links to the official source it comes from, verified September 14, 2026.
Is Airbnb legal in Austin?
Legal, with a city license
In every zoning district, as an accessory to residential use. Each rental needs its own city license.
5 official sources · verified September 14, 2026
Photo: Justin Wallace on Unsplash
- PermitRequired · $836.30 new, up to 2 years
- Primary residenceNot required
- Number on listingRequired
- Night capNone published
Austin short-term rental permit
In Austin, the permit is an operator's license, and every short-term rental needs its own, in any zoning district. A 2025 ordinance moved the rules into the city's business code. You apply as the owner, or as a tenant with the landlord's permission. No primary-residence test applies. The license runs up to two years and costs $836.30. One person may run two rentals on a site of three units or fewer. Rentals on different sites sit at least 1,000 feet apart. Operating without a license costs up to $500 per offense, for every day it continues.[1]
Every Austin rule, sorted by what it asks
Filter by topic. Each line carries the number of its official source, listed at the bottom of the page.
You must
- Hold a separate operator's license for each short-term rental[2]
- Own or lease the unit you operate[2]
- Renters: get your landlord's permission[1]
- Single-family sites: operate as an individual[3]
- Show the license number in every ad or promotion[2]
- Renew within 2 years, proving hotel taxes paid if no platform collects[2]
- Name a local contact: respond in 2 hours, on site in 2 if the city asks[2]
- Partial rentals: give each guest a private bedroom and a shared full bath[2]
- Self-certify the safety checklist in your application[2]
- Code violations in 24 months: get a third-party safety inspection if required[2]
- File a quarterly hotel tax report with the city[4]
You must not
- Advertise a rental, or let anyone advertise it, without a valid license[2]
- Carry the license over when the property is sold[2]
- Get any new license within 12 months of a nuisance declaration[2]
- Operate more than 2 rentals on a site with 3 or fewer units[2]
- Operate on several sites less than 1,000 feet apart[2]
- 4+ units: pass the greater of 1 or 25% of your units, 10% without commercial use[2]
- 10 a.m. to 10 p.m.: let sound equipment exceed 75 decibels at the property line[2]
- 10 p.m. to 10 a.m.: let sound equipment be heard past the property line[2]
What a new permit costs
Fees for one operator's license, valid up to two years
$836.30new license
- License$789
- Notification$47.30
What other cases cost
- Renewal, with notification fee$385.30
Fees are non-refundable.[1]
How to apply in Austin
Official name: Short-term rental operator's license
- 1
Check that you own or lease the unit and that the per-site limit and 1,000-foot spacing rule leave room for another rental.[2]
- 2
Complete the Austin Finance Online application for your short-term rental.[1]
- 3
Email the owner's ID to STRdocs@austintexas.gov, with a notarized agent authorization form if you are not the owner.[1]
- 4
Pay the $836.30 fee and allow 6 to 8 weeks for a single-family home, or 8 to 10 weeks for a multifamily home.[1]
- 5
Once licensed, put the license number in every listing and give guests the city's information packet.[2]
Five jurisdictions, same questions
The Austin column comes from the official sources on this page. The other columns show the headline rule from each WonderGuest page. Open a page for the full detail.
| Question | Austin | Houston | San Antonio | South Padre Island | Surfside Beach |
|---|---|---|---|---|---|
| Permit | Required$836.30 new, up to 2 years | Required$275 a year plus administrative fee | Required$300 or $450, every 3 years | Required$50 | Required$200 |
| Primary residence | Not required | Not required | Varies | Not published | Not published |
| Night cap | None published | None published | None published | Under 30 consecutive days is the definition | No night limit in the village code |
| Number on listing | Required | Required | Required | Required | Required |
| Occupancy tax | 11% city tax, platforms collect | 7% city hotel tax, paid quarterly | 6% state hotel tax | 17% | 11% |
| Houston short-term rental rules | San Antonio short-term rental rules | South Padre Island short-term rental rules | Surfside Beach short-term rental rules |
Coming up
What's changing
No change with an effective date appears in the official sources on this page as of September 14, 2026.
FAQ
Austin short-term rental questions
What are the new Airbnb rules in Austin?
Do you need a permit for Airbnb in Austin?
How much does a short-term rental license cost in Austin?
Does Airbnb collect Austin's hotel occupancy tax for me?
Sources
- Short-term rentals, City of Austin Development Services, read on September 14, 2026
- Ordinance No. 20250911-012 (City Code chapter 4-23), City of Austin, read on September 14, 2026
- Update on the short-term rental program (April 30, 2026), City of Austin Development Services, read on September 14, 2026
- Hotel occupancy taxes, City of Austin Financial Services, read on September 14, 2026
- Hotel occupancy tax FAQs, Texas Comptroller of Public Accounts, read on September 14, 2026
This page is not legal advice. It summarizes the official sources listed on this page as they read on September 14, 2026. Rules can change after that date, so check with the issuing office before you apply or publish a listing.
Before you list
Free tools for new hosts
Short-term rental agreement generator
Parties, dates, rent, deposit checked against your state's cap, and the house rules clauses you enforce. A signed-ready PDF for direct and Vrbo bookings.
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What Airbnb takes on a booking under the 15.5% host-only fee or the old split fee, what the guest pays on top, and the payout that reaches you.
Airbnb income calculator
Nightly rate, occupancy, Airbnb fee, management, mortgage, taxes and depreciation. You get cash flow, cash-on-cash return and what is left after the IRS.
Airbnb house rules
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