San Antonio, Texas has specific regulations for non-owner-occupied short-term rentals (STRs), also known as Type 2 STRs. These properties are subject to stricter rules compared to owner-occupied rentals:

1. Density Restrictions: Type 2 STRs are limited to 12.5% of the total units on a given block face or in a multi-family building134. This cap aims to maintain neighborhood integrity and prevent oversaturation of STRs in residential areas.
2. Permit Requirements: As of June 2024, Type 2 STR operators must obtain a permit from the city, with an annual fee of $4502. Permits must be renewed every three years.
3. Zoning: STRs are permitted in all residential zones and specific commercial zones (O-1, O-1.5, O-2, NC, C-1, C-2, and D)1. However, operators should verify zoning compliance before establishing an STR.
4. Occupancy Taxes: Type 2 STR hosts must collect and remit Hotel Occupancy Tax (HOT) to both the city and state2. Monthly HOT reports are required even if there are no taxable room receipts.
5. Operational Restrictions: Large events and parties are prohibited at STR properties3. Hosts are not allowed to provide food and beverages to guests.
6. Enforcement: San Antonio has implemented stricter enforcement measures, including civil enforcement with administrative hearing officers, mandatory meetings for operators with multiple violations, and permit revocation penalties of up to three years for non-compliance2.
7. Online Listings: STR permit numbers must be displayed on all online listings and advertisements3. The city now requires platforms like Airbnb and Vrbo to remove listings without valid permit numbers2.