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Texas · New Braunfels

New Braunfels

city Restricted Verified · last verified 2026-07-11

New Braunfels prohibits short-term rentals (rental of a one- or two-family dwelling for fewer than 30 consecutive days) in ALL residential zoning districts; STRs may legally operate only in non-residential zoning districts, and there a Special Use Permit is required except in the C-4, C-4A, and C-4B districts. Every operating STR must obtain a city STR permit before advertising and pass an annual life-safety/fire inspection (initial permit + inspection $206; annual renewal $128), carry commercial general liability insurance of at least $500,000 per occurrence, and STRs are barred in the floodway. Lodging is taxed at a combined 13%: the City Hotel Occupancy Tax of 7% of gross receipts plus the Texas state HOT of 6%. The residential ban has survived litigation — on June 18, 2026 the U.S. Fifth Circuit Court of Appeals affirmed summary judgment for the city in Marfil v. City of New Braunfels (No. 25-50025), holding Texas law recognizes no protected property interest in short-term leasing and that the ordinance survives rational-basis review.

Not legal advice. Last verified 2026-07-11 · sources linked below.

Requirements checklist

  • city Short-Term Rental Permit Required
    Fee: $206 / annual · Renewal: Annual; renewal fee ($128) must be paid before scheduling the required annual life-safety inspection. · Applies to: Any one- or two-family dwelling advertised/rented for fewer than 30 consecutive days within the city limits · official page ↗
  • city Annual Life-Safety / Fire Inspection Required
    Fee: — · Renewal: Annual, required to renew the STR permit. · Applies to: All permitted short-term rental units · official page ↗
  • city Special Use Permit (SUP) Conditional
    Fee: — · Renewal: — · Applies to: STRs in non-residential zoning districts other than C-4, C-4A, and C-4B (STRs are prohibited outright in residential districts) · official page ↗
  • city Commercial General Liability Insurance Required
    Fee: — · Renewal: — · Applies to: All permitted short-term rentals · official page ↗
  • city City Hotel Occupancy Tax Registration / Monthly Filing Required
    Fee: — · Renewal: Monthly filing due by the 20th; a report must be filed every month even if no revenue was collected. · Applies to: All short-term rental operators where cost of occupancy is $2.00 or more per day · official page ↗
  • state Texas State Hotel Occupancy Tax Registration Required
    Fee: — · Renewal: Reported/remitted to the Texas Comptroller (monthly/quarterly per assigned filing frequency). · Applies to: Operators renting rooms for less than 30 consecutive days at $15 or more per day · official page ↗

Taxes

TaxRateAdministered byAirbnb remitsVrbo remits
Texas State Hotel Occupancy Tax 6% Texas Comptroller of Public Accounts — —
City of New Braunfels Hotel Occupancy Tax 7% City of New Braunfels (Finance/Hotel Tax) — —

Lodging-tax estimator

Estimate the combined transient/lodging tax (~13.0%) on a stay in New Braunfels. Estimate only — not tax advice.

Operating rules

Primary residence
—
Min stay (nights)
—
Max nights / year
—
Max occupancy
Maximum occupancy of two (2) adults per sleeping area, plus an additional two (2) adults.
Zoning-restricted
Yes
Cap on licenses
—

Grandfathering: The New Braunfels STR ordinance was originally enacted in 2006 and amended in 2011 (dates confirmed in the Fifth Circuit's Marfil opinion). Note: the draft's prior claim that Texas courts recognize a 'vested property interest' for pre-existing STR owners is NOT supported and is contradicted by Marfil v. City of New Braunfels (5th Cir. 2026), which held Texas law recognizes no protected property interest in the right to short-term-lease one's home; any lawful nonconforming-use protection would arise under general zoning law, not from a confirmed STR-specific vested right.

Zoning: STRs are prohibited in ALL residential zoning districts. They are permitted only in non-residential zoning districts, and there a Special Use Permit is required except in the C-4, C-4A, and C-4B districts. STRs are also prohibited in the floodway (not merely the floodplain). An STR is defined as a one- or two-family dwelling rented for fewer than 30 consecutive days.

  • A minimum of one off-street parking space (not including the garage) must be provided per sleeping area.
  • A decal displaying emergency contact information must be visible at the entry.
  • The residential STR restrictions were upheld by the U.S. Fifth Circuit Court of Appeals on June 18, 2026 in Marfil v. City of New Braunfels (No. 25-50025), affirming summary judgment for the city.

Enforcement

Active enforcement
yes
Fines
Late city HOT filing incurs escalating penalties: $50 on day 1 late, $75 on day 31, $100 on day 61, and 15% of the assessed Hotel Occupancy Tax (plus separate misdemeanor charges) by day 91. Operating an unpermitted STR or advertising before permitting violates the zoning ordinance (Ch. 144) and is subject to code enforcement.
Notes
The city runs a dedicated STR program and public STR map, requires a permit before advertising, and has a Code Compliance division. The city has actively defended and enforced the residential restrictions through litigation, prevailing at the Fifth Circuit on June 18, 2026 (Marfil v. City of New Braunfels, No. 25-50025).

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Frequently asked questions

Is Airbnb legal in New Braunfels?
New Braunfels prohibits short-term rentals (rental of a one- or two-family dwelling for fewer than 30 consecutive days) in ALL residential zoning districts; STRs may legally operate only in non-residential zoning districts, and there a Special Use Permit is required except in the C-4, C-4A, and C-4B districts. Every operating STR must obtain a city STR permit before advertising and pass an annual life-safety/fire inspection (initial permit + inspection $206; annual renewal $128), carry commercial general liability insurance of at least $500,000 per occurrence, and STRs are barred in the floodway. Lodging is taxed at a combined 13%: the City Hotel Occupancy Tax of 7% of gross receipts plus the Texas state HOT of 6%. The residential ban has survived litigation — on June 18, 2026 the U.S. Fifth Circuit Court of Appeals affirmed summary judgment for the city in Marfil v. City of New Braunfels (No. 25-50025), holding Texas law recognizes no protected property interest in short-term leasing and that the ordinance survives rational-basis review.
Do I need a license or registration for a short-term rental in New Braunfels?
Yes — New Braunfels requires: Short-Term Rental Permit; Annual Life-Safety / Fire Inspection; Special Use Permit (SUP). See the requirements checklist for fees, renewal, and official links.
What taxes apply to short-term rentals in New Braunfels?
Texas State Hotel Occupancy Tax (6%), City of New Braunfels Hotel Occupancy Tax (7%) — roughly 13.0% combined. Use the lodging-tax estimator on this page for a specific stay.

Official sources

Related coverage

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Informational summary of publicly available sources; not legal advice. Verify against the linked official sources.