Note: This guide summarizes municipal rules that apply within New Braunfels city limits. It does not cover unincorporated Comal County or other municipalities. If your property is outside New Braunfels city limits, confirm county/state rules separately.

Overview: Are STRs Allowed in New Braunfels?

Yes—but only in limited circumstances. New Braunfels explicitly prohibits short‑term rentals in all residential zoning districts. STRs may be allowed in non‑residential zoning districts subject to a Special Use Permit (SUP), inspection, and other requirements. In short: an STR is not a permitted use by default on residentially zoned property; in most non‑residential districts you must obtain an SUP before you can even apply for the STR permit. If 20% of the surrounding land area opposes your SUP, City Council must approve it by a super‑majority (¾ of the council).

Core City STR rules (city ordinance Section 144‑5.17) include:

• Zoning: STRs are not allowed in residential zoning districts. In non‑residential districts, STR use requires a Special Use Permit (except certain C‑4 districts noted below).
• Floodway: STRs are prohibited in the floodway (not just the floodplain).
• Permits and inspections: Annual life safety inspections are required.
• Occupancy and parking: Maximum occupancy is 2 adults per sleeping area plus an additional 2 adults; a minimum of one off‑street parking space (not including the garage) must be provided per sleeping area. Emergency evacuation plans must be posted in each sleeping room.
• Taxes: Hotel Occupancy Tax (HOT) must be paid monthly to the City (7%) and to the State (6%).
• Identification: The permitted STR must display a city‑issued decal with emergency contact information at the entry.

Legal context: In January 2025 a district court upheld New Braunfels’ residential STR ban. In April 2025, STR owners filed a Fifth Circuit appeal challenging the ordinance. As of this guide’s date, the ban in residential areas remains in effect and the appeal is pending.

How to Start a Short‑Term Rental in New Braunfels

Step 1: Verify zoning and floodway status

• Use the City’s STR Zoning Map to see if your parcel is in a district that allows STRs by right, allows them with a Special Use Permit, or prohibits them. Also verify whether any portion of the lot lies in the floodway using the City’s Interactive Flood Zone Map. If your property is in the floodway, an STR is not permitted.
• If the zoning allows STRs with an SUP, proceed to Step 2. If the zoning already allows STRs without an SUP, proceed to Step 3.

Step 2: Secure a Special Use Permit (SUP) for STR use

• Timeline: Approximately three months; goes to Planning Commission once and City Council twice. Notifications to property owners within 200 feet are required (newspaper, mailings, on‑site signage). Fees apply.
• If 20% of the surrounding land area opposes the request, City Council approval requires a super‑majority (¾ of the council).
• SUP application fee: Starts at $1,750 plus 3% technology fee and additional charges based on acreage and other costs.
• Application materials (submit via the online permit portal):
  • Property survey
  • Owner’s Agent Letter of Authorization (if applicable)
  • Location map (surrounding area with property boundaries)
  • Deed
  • Photos of the property from the street
  • Floor plan with all rooms and sleeping areas labeled
  • Site plan with all required details (see “Required documents” below)
  • The following statement included on the site plan: “I ____________________, the property owner, acknowledge that this site plan submitted for the purposes of rezoning this property is in accordance with all applicable provisions of the Zoning Ordinance. Additionally, I understand that City Council approval of this site plan in conjunction with a rezoning case does not relieve me from adherence to any/all City‑adopted Codes/Ordinances at the time of plan submittal for building permits. Nor does it relieve me from adherence to any/all state or federal rules and regulations.”
• Optional base zoning change: You may combine a base zoning change with the SUP. Two commonly used zoning districts that allow single‑family use outside residential zones are C‑O (Commercial Office District) and MU‑A (Low Intensity Mixed‑Use District). Be aware that changing to other non‑residential districts may cause your single‑ or two‑family residence to lose conforming status.

Step 3: Apply for the STR Permit and complete inspections/tax setup

• Submit the STR permit application via the City’s Online Permit Portal. Upon acceptance, pay the $206 application fee (covers application review, Fire Inspection, and technology fees).
• The City will set up your Hotel Occupancy Tax (HOT) collection account. You must submit a photo showing you’ve logged into the account and completed setup.
• Schedule and pass the annual Fire (Life Safety) Inspection through the portal.
• Upon approval you will receive: Approval Letter/Permit, Permit Decal, Tenant Notification Sheet, and a copy of the Short‑Term Rental code section.

Step 4: Manage occupancy taxes and compliance

• City HOT (7%): Due monthly by the 20th for the prior month’s collections, via the City’s permitting portal. File monthly even if no revenue was collected.
• State HOT (6%): Remit separately to the State of Texas (Comptroller). State guidance and filing: State of Texas Comptroller; phone 1‑800‑252‑1385.
• Penalties for late City HOT filing: 1st day late $50; 31st day late $75; 61st day late $100; 91st day late 15% of the assessed City HOT plus separate misdemeanor charges. Keep records and exemption forms in case of audit.
• Payment methods on City portal: ACH (no fee) or credit card (2.75% merchant service fee).

Step 5: Annual renewal

• Every year: submit updated Commercial General Liability Insurance, pay the $128 renewal fee, and schedule/pass the Fire Inspection through the portal.

Required Documents, Permits, Licenses, and Guidelines

Documents and permits for the STR permit

• Proof of ownership (e.g., deed)
• Owner’s Agent Letter of Authorization (if a property manager will operate the STR or the building is not entirely owned by the applicant)
• Commercial General Liability Insurance (minimum $500,000 per occurrence); provide a certificate showing name insured, location address, effective date, coverage limit, and type
• Property site plan with:
  • Drawn to scale
  • Property lines
  • Location of all buildings
  • Number, location, and dimensions of all parking spaces
  • Driveways
  • North arrow
  • Adjacent street names
• Floor plan with all rooms and sleeping areas labeled
• Tenant Notification Sheet (provided by the city)
• Utility rate information
• Emergency evacuation plans posted conspicuously in each sleeping room

Permits and approvals

• Special Use Permit (SUP) for STR use in non‑residential zoning (except C‑4, C‑4A, C‑4B districts, which may allow STRs without an SUP)
• City STR Permit (issued after SUP approval, if required, and successful inspection)
• Annual Fire (Life Safety) Inspection (required for initial permit and each renewal)

Taxes

• City Hotel Occupancy Tax (7% of gross receipts): file monthly by the 20th
• State Hotel Occupancy Tax (6% of gross receipts): file monthly via the State Comptroller

Guidelines to review

• New Braunfels Code of Ordinances, Sec. 144‑5.17 (Short‑Term Rentals)
• Short‑Term/Vacation Rental Guide & Process (city document)
• City’s online portal instructions for HOT payments

Specific Regulations (City, County, State)

City of New Braunfels (Sec. 144‑5.17)

• Zoning and SUP:
  • Not permitted in any residential zoning districts.
  • Permitted in non‑residential zoning districts only with an SUP (except C‑4, C‑4A, C‑4B, where SUP is not required).
  • If 20% of surrounding land area opposes, approval requires a super‑majority of City Council.
• Floodway: Prohibited in the floodway (not just the floodplain).
• Occupancy: Maximum of 2 adults per sleeping area, plus an additional 2 adults.
• Parking: Minimum one off‑street parking space (not including a garage) per sleeping area.
• Emergency evacuation: Plans posted in each sleeping room.
• Inspections: Annual life safety inspections are mandatory.
• Taxes: City HOT (7%) due monthly by the 20th. State HOT (6%) due separately to the State.
• Identification: A decal with emergency contact information must be visible at the STR entry.
• Advertising: Any one‑ or two‑family dwelling advertised as a short‑term rental must be permitted before advertisement is posted.

Comal County

• No county‑specific short‑term rental regulations were provided. If your property is outside New Braunfels city limits, consult Comal County directly for any county rules.

State of Texas

• Hotel Occupancy Tax (6%) applies to short‑term rentals. Remit monthly to the State Comptroller. For guidance and filing, call 1‑800‑252‑1385 or visit the Comptroller’s website.

Contact Information and Portals

• STR Registration/Permits: 830‑221‑4041, Option 2 | planning@newbraunfels.gov
• Complaints/Code Compliance: 830‑221‑4074 | codeenforcement@newbraunfels.gov
• HOT Taxes: 830‑221‑4369 | treasury@newbraunfels.gov
• City main line: 830‑221‑4000
• Address: City of New Braunfels, 550 Landa St., New Braunfels, TX 78130

Portals and tools

• Short‑Term Rental Permit Application (Online Permit Portal)
• Short‑Term Rental Map (zoning eligibility)
• Short‑Term Rental Ordinance (Sec. 144‑5.17)
• Short‑Term Rental Complaint Form
• HOT Tax Payment Guide (City portal)
• Interactive Flood Zone Map

Source Links

• City of New Braunfels Short‑Term Rentals (main guidance page)
• Short‑Term/Vacation Rental Guide & Process
• Short‑Term Rental Map
• Short‑Term Rental Ordinance (Sec. 144‑5.17)
• Short‑Term Rental Complaint Form
• City Online Permit Portal
• City Portal HOT Tax Payment Guide
• Interactive Flood Zone Map
• News coverage: Court upholds New Braunfels STR ban (Jan 2025)
• News coverage: New legal challenge to STR ban filed (Apr 2025)
• State of Texas Comptroller (Hotel Occupancy Tax guidance)

This guide provides city‑level requirements only. If your property is in unincorporated Comal County or another municipality, consult that jurisdiction’s rules and contacts separately.