Short-Term Rental Guide: Johnson City, Texas (Blanco County)

Overview: Are short-term rentals allowed?

• Allowed with city registration. Short-term rentals (STRs) are permitted in Johnson City, Texas, provided the operator obtains a “Hotel/Short-Term Rental Unit” registration permit from the City and complies with all applicable regulations. The City considers an STR a “hotel” under its municipal code and requires registration for any rental of sleeping accommodations for fewer than 30 consecutive days.
• Explicit allowed-and-prohibited baseline:
  • Allowed: STRs in single-family dwellings (including bed-and-breakfast uses) within the City limits and its extraterritorial jurisdiction (ETJ), subject to registration, occupancy reporting, hotel occupancy tax remittance, and conduct/safety requirements.
  • Prohibited: STRs in multi-family dwelling units (e.g., apartments, condos, duplexes) are expressly barred from registration and operation under City ordinance.
• Advertising requirement: All print/online listings must include the City-issued permit number.
• Proximity to Austin/Boerne/Hill Country: Investors often compare Johnson City to nearby jurisdictions with stricter rules (e.g., Austin’s Type 2 ban in residential areas and limited new investor STRs), as discussed in general Texas STR commentary; however, Johnson City’s City-specific rules control locally.

How to start a short-term rental business in Johnson City

1. Confirm zoning and property type
   • Verify the property is a single-family dwelling. Multi-family dwelling units are not permitted for STRs.
2. Prepare and submit the Hotel/STR Registration Application
   • Required information:
     • Owner name, address, email, and telephone number.
     • Local contact person(s) with 24/7 availability and 24-hour telephone number; must respond in person within one hour to City complaints and remediate issues.
     • Property address and legal description.
     • Number of bedrooms; applicable overnight and daytime occupancy limits (you will specify these on the application).
     • Property ID number (from the Blanco County Appraisal District).
     • Any additional information the City or its third-party contractor deems necessary.
   • Application process:
     • Owner or tenant (with written owner authorization) may apply via City or third-party contractor.
     • Application fee: $100 (one-time), subject to City Council fee schedule updates.
     • Upon a complete application, the City issues a permit within 10 business days.
     • Permit is one-time, nontransferable, and does not convey with the property on sale.
     • If any registration information changes, the owner must update the City within 30 calendar days.
3. Operation and guest communications
   • Post the City-issued registration permit visibly inside or adjacent to the front entry door.
   • Include the City-issued permit number in all advertising (print and online).
   • Comply with posted occupancy limits and maintain safe, lawful operations.
   • Notify guests in writing whenever a countywide burn ban is in effect (use the City’s prescribed written notice format; place it with the permit and post at the front door).
4. Remit hotel occupancy tax (HOT)
   • Report and remit City HOT quarterly (even if no rentals occurred) per Chapter 11.04 of the City code. Payment methods and a portal link are not specified in the provided sources; contact the City to confirm remittance logistics.
5. Maintain compliance
   • Be prepared for inspections, code enforcement, and response obligations via your local contact. Violations may trigger penalties (see “Penalties” below) and permit revocation.
   • Note: The City provides a dedicated STR complaint line and intake portal (see “Contact information” and “Links”).

Required documents, permits, licenses, and operational guidelines

• City registration
  • Permit: Hotel/Short-Term Rental Unit Registration Permit issued by the City.
  • Application fee: $100 (one-time).
  • Advertising: Must include City permit number on all listings.
• Required application information
  • Owner name, address, email, phone.
  • Local contact (24/7) name, address, email, 24-hour phone; must be able to respond in person within one hour to complaints and remediate.
  • Property address and legal description.
  • Bedrooms and stated overnight/daytime occupancy limits.
  • Blanco County Appraisal District Property ID.
  • Such other information as the City reasonably requires.
• Ongoing obligations
  • Update any application data within 30 days of a change.
  • Post registration permit and burn ban notice at the front entry door.
  • Quarterly HOT reporting/remittance even if no rentals occurred.
• Property eligibility
  • Multi-family units: Not permitted to register or operate as STRs.
• Inspections
  • Standard life-safety inspections apply per the City’s building and fire codes; verify with the City (see “Building Official/Inspections” note below).
• Renewals/transfers
  • Registration is one-time; not transferable and does not run with the land upon sale.

Specific regulations (City, County, State)

• City of Johnson City—short-term rentals (Article 4.07 Hotel/Short-Term Rental Unit Registration and Regulations)
  • Definitions and scope: STRs are “hotels” under City code. Operating an STR in the City or its ETJ without a registration permit is unlawful.
  • Registration and permit:
    • Required for all STRs; permit must be displayed at the front door; permit number must be in all ads.
    • Owner or tenant (with written owner authorization) applies; fee $100.
    • City issues permit within 10 business days if application is complete and compliant.
    • Permit is one-time, nontransferable; does not convey on sale.
  • Local contact requirement:
    • Must be available 24/7; must respond in person within one hour to City complaints and remediate.
  • Occupancy and advertising:
    • Applicant states bedroom count and occupancy limits; operate within posted limits; include permit number in ads.
  • Multi-family prohibition:
    • No registration or permit if located in a multi-family dwelling unit.
  • Burn ban notification:
    • If a countywide burn ban is in effect, notify guests in writing using the City’s prescribed notice; place with the permit and post by the front entry door.
  • Hotel occupancy tax:
    • Quarterly reporting/remittance required (even if no rentals occurred) per City Chapter 11.04.
  • Permit revocation and appeal:
    • Permit may be revoked for violations (including failure to remit HOT). Owner may appeal denial/revocation to the City Council; Council decision is final.
  • Enforcement and penalties (misdemeanor and civil):
    • Criminal fines: Up to $500; up to $2,000 per violation if it also involves fire safety, zoning, or public health/sanitation issues (including dumping of refuse). Each day of violation is a separate offense.
    • Civil remedies: City may seek injunctive relief and civil penalties up to $500/day; up to $1,000/day if the defendant was actually notified and failed to cure after notice.
• County-level notes (Blanco County)
  • The provided City ordinance references “Countywide burn ban” and requires STRs to notify guests when such a ban is in effect. For current burn ban status and declarations, consult Blanco County’s official notices or the County’s emergency management/burn ban resources (links not provided in the sources).
• State of Texas
  • Hotel Occupancy Tax: Texas localities (including Johnson City) impose HOT on transient lodging. STR operators must collect and remit HOT to the City (as the taxing authority) per local reporting rules. Confirm the rate and filing cadence with the City; the provided sources specify quarterly remittance but not the rate.

Contact information for the local authority in charge of STRs

• City of Johnson City—Development Services/Permits
  • Physical address: 303 E. Pecan Dr., Johnson City, TX 78636
  • Mailing address: P.O. Box 369, Johnson City, TX 78636
  • Phone: (830) 868-7111
  • Fax: (830) 868-7718
  • Email: rschroder@johnsoncitytx.org
  • Chief Administrative Officer (CAO)/City Secretary contact (handles permit administration): Rick A. Schroder; Ext. 8
  • Hours: Monday–Friday, 8 a.m.–5 p.m.; closed weekends
• Short-term rental complaints
  • Hotline: 1-830-202-6153
  • Online complaint portal (Host Compliance): secure.hostcompliance.com/johnson-city-tx/complaints/type
• Building Official/Inspections
  • Bureau Veritas (BV) serves as the City’s Building Official, conducting plan review and inspections. Inspection requests are coordinated through the City (contact Development Services above).

Important source links

• City Code: Article 4.07 Hotel/Short-Term Rental Unit Registration and Regulations (Ordinance No. 22-0604) — Exhibit A
  • ecode360.com/JO6362/laws/LF1600703.pdf
• City of Johnson City—Development Services/Permits (permits, building codes, and City contacts)
  • www.johnsoncitytx.org/departments/permits/
• Short-Term Rental Complaints (City portal)
  • secure.hostcompliance.com/johnson-city-tx/complaints/type

Operational checklist and practical notes for investors

• Before listing
  • Confirm single-family zoning (no multifamily).
  • Identify accurate bedroom count and occupancy limits; set house rules and communication scripts accordingly.
  • Compile owner and 24/7 local contact details; ensure the local contact can respond in person within one hour.
• Application
  • Submit the Hotel/STR Registration Application with the $100 fee and Blanco CAD Property ID.
  • Add permit number to all listings and marketing.
• Operations
  • Post the permit and any burn ban notice at the front door.
  • Maintain compliance with the posted occupancy limits and City codes.
  • Monitor guest behavior; promptly remediate complaints (note: City may contact your local contact directly).
• Taxes
  • Track rental revenue; remit HOT quarterly even if no revenue.
• Renewals and transfers
  • Registration is one-time and does not transfer with the property. If the property sells, the new owner must apply for a new permit.
• Enforcement risk management
  • Keep records of guest notifications and any burn ban notices posted.
  • Monitor your local contact phone and ensure availability.
  • Use the City’s complaint portal to triage and resolve issues quickly.

Notes and clarifications

• Hotel occupancy tax rate and specific remittance instructions are not provided in the sources; contact the City to confirm the current rate and filing process.
• While Johnson City’s building codes and inspection requirements are detailed on the City site, a Certificate of Occupancy is generally not required for single-family residential homes; however, all structures must meet applicable life-safety codes and pass required inspections. Confirm any STR-specific inspection needs with the City.
• The City’s anti-nuisance and anti-dumping provisions are incorporated into enforcement; violations tied to public health/sanitation may carry higher fines.

This guide reflects the City of Johnson City’s STR regulatory framework (Ordinance No. 22-0604, Article 4.07). If the City updates fees, procedures, or forms, check the City’s Development Services page or contact Development Services directly.