Short-term rental rules · Austin, Texas
Short-term rentals in Austin, explained properly.
Short-term rentals are allowed across Austin with a City operator license, whether or not you live in the home. Since October 2025 one person can run up to two STRs on a site, and more only on sites at least 1,000 feet apart; since July 2026 platforms must show license numbers and remove unlicensed listings.
Draft. These rules were compiled from the official sources listed below but have not yet been checked line by line. Confirm with the city before making decisions.
At a glance
What you need to know before you buy or list
| Question | Answer |
|---|---|
| STRs permitted? | Yes, with a City license, in all zoning districts[1][2] |
| License required? | Yes, an operator license before advertising[3][2] |
| Primary residence required? | No. Owners, or tenants with the owner's written authorization, can hold a license[3][2] |
| How many per operator? | Up to 2 STRs on a site with 3 or fewer units; other sites must be at least 1,000 ft away[3][2] |
| Maximum occupancy | No guest cap in the STR chapter; confirm general occupancy limits for the property[3]Confirming |
| Minimum / maximum stay | No minimum; a stay under 30 consecutive days is a short-term rental[3][4] |
| License fee | $836.30 new ($789 + $47.30 notification); $385.30 renewal[2] |
| Occupancy tax | 17%: 6% Texas + 9% City + 2% City venue tax. Platforms collect the City tax on their bookings[5][6] |
| Key restrictions | License number in every ad; local contact who responds within 2 hours; amplified sound limits; guest information packet[3][2] |
| Last researched | September 24, 2026 |
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Detailed rules
The full picture, section by section
Eligibility and density
| Who can hold a license | Owners, tenants with owner authorization, or an agent with a notarized authorization[3][2] There is no owner-occupancy requirement. A tenant applying must show they pay the utilities and have the owner's written authorization. An agent can apply for an owner using the City's notarized agent authorization form. |
|---|---|
| Small sites (3 or fewer units) | Up to 2 STRs per site[3] The limit applies per site rather than per unit, so a house with an ADU can have both units licensed. |
| Operating on more than one site | Sites must be at least 1,000 feet apart; ownership through an LLC or trust doesn't avoid the rule[3] Applies to: Operators with STRs on more than one site |
| Larger buildings (4+ units) | Greater of 1 unit or 10% of units; 25% if the site also has commercial use[3][2] |
| Where the rules apply | Austin's full- and limited-purpose jurisdictions; the ETJ doesn't need a City license[2] Properties in the limited-purpose jurisdiction need a license but don't pay the City hotel tax. Check a property's status on the City's jurisdictions map before buying. |
Licensing
| What the application needs | Application, fee, and (for tenants or agents) proof of authorization; insurance and a Certificate of Occupancy are no longer required[2][3] |
|---|---|
| License term and renewal | Valid 2 years; renew up to 60 days before expiry[3][2] |
| Processing time | New: 6–8 weeks (single-family), 8–10 weeks (multifamily). Renewal: 4–6 / 6–8 weeks[2] |
| License number in listings | Required in every advertisement[3] |
Operating rules
| Local contact | Required if you live outside the Austin metro; must respond within 2 hours and be on site within 2 hours if the City asks[3][2] |
|---|---|
| Noise and amplified sound | Max 75 dB at the property line 10 a.m.–10 p.m.; no amplified sound audible beyond it 10 p.m.–10 a.m.[3] |
| Guest information packet | Must be posted in the unit[3][2] |
| Guest limits | Not set by the STR chapter[3]Confirming The STR chapter itself sets no guest cap. General occupancy limits in the City's zoning and building codes may still apply to a property; we're confirming how they apply to STRs. |
Platform rules (since July 1, 2026)
| License number on the platform | Platforms must require a license number in every listing[3] |
|---|---|
| Unlicensed listings | Platforms must remove them within 10 days of a City delist notice[3][2] |
| Booking fees on unlicensed rentals | Platforms can't take a booking fee for an unlicensed STR[3] |
Taxes
| City hotel occupancy tax | 11% (9% + 2% venue project tax)[5] |
|---|---|
| Texas hotel occupancy tax | 6%[6] |
| Filing | Quarterly City returns, due the last day of the month after each quarter, including zero reports[5][2] Platforms that take payment collect the City tax on those bookings, but the operator still files. Direct bookings are the operator's responsibility for both City and state tax. |
Changes
Recent and pending changes
Checked on September 24, 2026: the City's STR program pages, Ordinance No. 20250911-012, the City Manager's April 30, 2026 update to Council, the September 10 and September 24, 2026 Council agendas, and Texas hotel tax guidance. No pending Council item would change the rules below, and the 2025 Texas legislative session did not enact a law preempting city STR rules. The program is in its first year under the new chapter, so we're watching Council agendas closely.
Platforms must require license numbers in listings, remove unlicensed listings within 10 days of a City notice, and not take fees for unlicensed bookings.
The City began using the nuisance and mitigation tools created by the 2025 ordinance.
Council replaced City Code Chapter 4-23 (Ordinance No. 20250911-012, passed September 11, 2025): up to two STRs per site, 1,000-ft spacing between an operator's sites, 10%/25% caps in larger buildings, 2-year licenses, no insurance or Certificate of Occupancy requirement, and tenants allowed to apply.
Platforms that take payment for Austin STRs collect and remit the City's hotel occupancy tax.
Council made STRs an accessory use to residential property in every zoning district and moved STR rules from the zoning code (Title 25) to Title 4.
Sources
Every rule above links to one of these
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This page is general information compiled from official sources, not legal or tax advice. HOA rules, deed restrictions and zoning for a specific property can be stricter. Confirm with the local permitting office and a qualified professional before buying or listing a property.