Short-Term Rental Investor's Guide: Blanco, Texas

Overview: STR Status in Blanco, TX

Short-term rentals are explicitly allowed in Blanco, Texas under specific regulatory framework. The City of Blanco has enacted a comprehensive Short-Term Rental Ordinance (Ordinance 2022-O-005) that establishes a permit-based system for STR operations. The ordinance creates specific requirements, limitations, and operational standards that STR investors must follow to operate legally within city limits.

How to Start a Short-Term Rental Business in Blanco, TX

Starting an STR business in Blanco requires following a structured permit application process:

Step 1: Verify Zoning Eligibility

• Confirm your property is located in an R1, R2, R3, or R5 zoning district
• Properties in Historic Overlay Districts have additional density restrictions (maximum 1 structure per 3,000 sq ft)
• Verify the property type meets eligibility requirements

Step 2: Submit STR Permit Application

• Complete the City's STR permit application using the format promulgated by the City Administrator
• Pay the required permit application fee of $300
• Provide all required documentation (see permits section below)

Step 3: Complete Special Use Permit Process

• Most new STR applications are treated as Special Use Permit applications
• Submit to review and evaluation in accordance with the City's Unified Development Code (UDC)
• For properties claiming pre-existing STR status, provide evidence of prior hotel occupancy tax collection

Step 4: Prepare for Inspection

• Allow on-site inspection by City staff before permit issuance
• Ensure compliance with all City ordinances and regulations
• Address any compliance issues identified during inspection

Step 5: Operational Setup

• Designate a Local Contact Person available 24/7
• Install required signage
• Set up systems for tax collection and compliance

Required Documents, Permits, Licenses, and Guidelines

Core Permit Requirements

Primary Permit: Short-Term Rental Permit

• Fee: $300 application fee (portions may be refundable/non-refundable based on final action)
• Duration: Annual (requires renewal)
• Transferability: Not transferable to new owners (except limited family/business transfers)

Supporting Documentation Required:

1. Owner Information: Name, address, email, and telephone number
2. Operator Information: Name, address, email, and telephone number
3. Local Contact Person: Name, address, email, and 24-hour telephone number
4. Property Details: Name and address of the STR property
5. Occupancy Information: Number of bedrooms and proposed occupancy limits
6. Site Plan: Showing property layout, parking, and proposed structures (pools, spas, hot tubs, fire pits, etc.)
7. Floor Plan: Including bedroom dimensions
8. Food Service Description: Details of any food service offerings

Special Use Permit Criteria

For non-vested properties, additional Special Use Permit requirements include:

• Compatibility with existing uses on abutting properties
• No adverse effect on properties within 1,000 feet
• Not immediately adjacent to another STR
• Property occupancy relative to size considerations
• Agreement to comply with all STR requirements
• Compliance with 20% cap on primary residences in city blocks being converted to STRs

Compliance Documentation

• Proof of hotel occupancy tax collection (for pre-existing status claims)
• Building code compliance documentation
• Fire safety compliance (NFPA 101 Life Safety Code)
• Zoning compliance verification

Specific Regulations for Short-Term Rentals

Property Type Restrictions

Allowed STR Types:

• Single-family residences
• Townhouses
• Owner-occupied duplexes
• Accessory structures (guest houses)
• Bed and breakfast establishments

Prohibited STR Types:

• Apartments (multiple dwelling units)
• Duplexes (unless owner-occupied)
• Multiple family residential (3+ units)
• Manufactured homes

Zoning and Density Requirements

Eligible Zoning Districts: R1, R2, R3, R5 Density Limits:

• Maximum 20% of primary residences in a city block can become STRs
• Historic Overlay Districts: Maximum 1 STR structure per 3,000 square feet
• Maximum 2 STR permits per single residential-zoned and platted lot

Operational Requirements

Food Service:

• Limited to overnight guests only
• Continental breakfast items only: pastries (from licensed provider), pre-packaged milk, cereal, fruit, juice, coffee
• Full commercial food service requires meeting State and County Health Division requirements

Signage:

• Must comply with City sign ordinance
• Maximum 2-square-foot nameplate attached to structure

Utilities:

• Each STR must be served by single water and electrical meter
• Exception: Bed and breakfast facilities

Trash and Waste:

• Minimum 96-gallons bulk garbage capacity per 4-6 occupants
• Must provide garbage disposal instructions to guests

Noise and Quiet Hours:

• Must post quiet hours signage in prominent location
• Comply with City Noise and Sound Level Regulation Ordinance

External Lighting:

• Must be shielded from adjoining properties
• Comply with City outdoor lighting ordinances

Safety and Code Compliance

Fire and Safety:

• Must comply with NFPA 101 Life Safety Code
• Subject to International Fire Code maximum occupancy limits
• Required inspections every other year or as designated by City

Building Codes:

• Must comply with all federal, State, and City building codes
• For new construction or modifications requiring building permits

Guest and Operational Management

Local Contact Person Requirements:

• Available 24 hours per day during guest occupancy
• Must respond within 60 minutes of notification
• Must take immediate remedial action for complaints

Advertising Requirements:

• All advertisements must include STR permit number
• Must include number of available parking spaces
• Failure to include required information constitutes violation

Guest Parking:

• Must limit guest vehicles to provided off-street parking
• Parking limitations must be included in all advertisements

Tax Obligations

Hotel Occupancy Tax:

• City of Blanco Hotel Occupancy Tax applies
• Must collect and remit per City ordinance
• Short-term rentals explicitly included in "Hotel" definition

Enforcement and Penalties

Violations and Fines

Class C Misdemeanor Offense:

• Each violation: Fine up to $300
• In addition to criminal/civil remedies available to City

Permit Enforcement:

• Third violation in any calendar year: Automatic permit revocation for one year
• Operating without permit: Prohibited from receiving permit for minimum one year
• Additional enforcement may include utility shutoff

Appeals Process

1. First Level: Appeal to City Administrator within 10 business days
2. Final Appeal: City Council appeal within 5 business days of City Administrator decision
3. Decision: City Council decision is final

Contact Information for Local STR Authority

City of Blanco Administration:

• City Administrator: Primary contact for STR permit applications and appeals
• Phone: Contact City Hall for direct number
• Email: Contact City Hall for specific STR email
• Physical Address: City of Blanco City Hall
• Website: www.cityofblancotx.gov

Code Enforcement:

• Phone: For noise complaints after 10:00 PM
• Contact: Blanco Police Department

Building and Inspection:

• Phone: For building permit and inspection inquiries
• Fire Marshal: For fire safety and occupancy limit information

Links to Source Pages

• Draft STR Ordinance: www.cityofblancotx.gov/documents/383/SodaPDF-converted-220429_WORKING_STR_DRAFT__1_.pdf
• Final STR Ordinance: www.cityofblancotx.gov/documents/383/Ordinance_2022-O-005_STR_Final.pdf
• Blanco County STR Overview: www.lodgecompliance.com/local-jurisdiction/blanco-county-tx
• City Ordinances Portal: blanco.municipalimpact.com/ordinances-and-resolutions
• Municipal Code: ecode360.com/BL6247

Additional Considerations for Investors

Pre-existing STR Protection:

• Properties operating as STRs prior to ordinance adoption may claim vested rights
• Must provide evidence of hotel occupancy tax collection
• Subject to general compliance review rather than full Special Use Permit process

Transfer and Succession:

• Family and business entity transfers may retain permit validity
• New owners have 60 days to apply for new permit after transfer
• 30-day requirement to update ownership and contact information

Market Considerations:

• Blanco's proximity to Texas Hill Country creates strong tourism demand
• Historic Overlay District properties may face additional restrictions
• Seasonal tourism patterns should inform business planning

This regulatory framework creates a structured environment for STR investment while maintaining neighborhood character and ensuring compliance with safety and operational standards. Potential investors should carefully review all requirements and consider the long-term operational obligations before purchasing properties for STR use in Blanco, Texas.