Overview: Are Short-Term Rentals Allowed in Boerne, TX?

YES — Short-term rentals (STRs) are explicitly allowed in Boerne, Texas, but only with proper registration, permitting, and compliance with city regulations.

Short-term rentals are permitted within the city limits of Boerne and its extra-territorial jurisdiction (ETJ) subject to the Short-Term Rental Ordinance adopted in 2023. The city has established a comprehensive regulatory framework that balances the economic benefits of STRs with maintaining neighborhood character and community safety.

The ordinance permits three categories of STRs:

• Owner-occupied short-term rentals (owner's primary residence)
• Accessory dwelling short-term rentals (guest houses on same property as owner's residence)
• Unoccupied short-term rentals (stand-alone investment properties)

How to Start a Short-Term Rental Business in Boerne

Step 1: Pre-Application Assessment

1. Verify Zoning Compliance: Confirm your property is in an allowable zoning district

   • STRs are permitted in residential zoning districts (with separation requirements)
   • STRs are permitted in commercial zones within Historic, Downtown, and River Road overlay districts (no separation requirements)
   • STRs are NOT permitted in commercial zones outside these overlay districts

2. Check Separation Distances: For residential areas, ensure no other STR operates within 200 feet on the same block face (property line to property line measurement)

Step 2: Application Process

1. Access the STR Portal: Use the Short-Term Rental Registration and Hotel Occupancy Tax Payment Portal at boernetx-self.govplatform.com/
2. Complete Application Form: Submit all required documentation (see requirements below)
3. Schedule Inspection: Book either city inspection ($100) or third-party licensed inspection
4. Pay Registration Fee: $200 for both city limits and ETJ properties

Step 3: Permit Approval and Operations

1. Receive Permit: Obtain unique permit number (valid for 2 years)
2. Display Permit Number: Include in all advertising
3. Register for HOT Tax: Set up Hotel Occupancy Tax account
4. Ongoing Compliance: Monitor renewal deadlines and regulatory changes

Required Documents, Permits, Licenses, and Guidelines

Mandatory Documentation:

1. Proof of Insurance: Minimum $500,000 liability coverage per occurrence, $1 million aggregate
2. Driver's License: Valid identification
3. Parking Plan: Plot plan showing location and quantity of parking spaces
4. Floor Plan: Dimensioned layout identifying bedrooms, occupancy limits, safety features, evacuation routes
5. HOA Notice Confirmation: Proof that homeowners association was notified (if applicable)

Required Permits and Fees:

• STR Registration Permit: $200 (valid for 2 years)
• Safety Inspection: $100 (city inspector) or licensed third-party inspector
• Renewal Fee: $200 (due within 30 days of expiration)
• Hotel Occupancy Tax Registration: Required before permit approval

Insurance Requirements:

• Minimum liability coverage: $500,000 per occurrence
• Aggregate coverage: $1,000,000
• 30-day cancellation notice requirement to city (10 days for non-payment)
• Must include endorsement for city notification

Specific Regulations for Short-Term Rentals in Boerne

Zoning and Location Requirements:

• Residential Zones: 200-foot separation from other STRs on same block face; maximum one STR per lot
• Commercial Overlay Districts: No separation requirements in Historic, Downtown, and River Road overlays
• Other Commercial Zones: STRs prohibited except within specified overlay districts
• Special Exception Process: Available through Zoning Board of Adjustment for separation distance violations

Occupancy Limits:

• Maximum: 2 persons per bedroom plus 2 additional persons total
• Special exception available for occupancy limit violations

Parking Requirements:

• Minimum: 1 parking space per bedroom
• On-street parking allowed if meeting city specifications (25-foot minimum length)
• Must provide adequate space for mailbox and trash receptacle

Operational Restrictions:

• Minimum Stay: 1 night minimum
• Events Prohibited: No parties, weddings, receptions, concerts, or special events
• Signage: Maximum 1 nameplate (1 square foot) attached to main building
• Noise: Must comply with city noise ordinances (Chapter 14, Article V)
• Utilities: Well/septic systems must meet Cow Creek and Kendall County specifications

Guest Information Requirements:

Each STR must provide guests with:

• Owner/operator contact information
• 24-hour local authorized representative contact
• Neighborhood information (parking, noise, trash, water restrictions)
• Flood plain information (if applicable)
• Emergency contact numbers (police, fire, medical)
• Floor plan sketch with evacuation routes and safety equipment locations

Advertising Requirements:

All advertisements must include:

• Occupancy limits
• Parking standards
• City permit number

Inspection and Safety:

• Required for city limits properties (ETJ exempt)
• City inspector or licensed third-party inspector
• Must comply with applicable building codes
• Annual program updates to city council

Transfer and Renewal:

• Transfer Rights: New owner has 90 days to reserve permit
• Renewal: Must be completed within 30 days of expiration
• Transfer Restrictions: Cannot transfer to different location
• Delinquency: Outstanding fees/taxes prohibit registration

Enforcement and Penalties:

Violations constitute Class C misdemeanors with fines:

• Fire safety, zoning, public health/sanitation: Up to $2,000 + court costs
• Dumping violations: Up to $4,000 + court costs
• Other violations: Up to $500 + court costs
• Each day of violation = separate offense

Revocation Triggers:

• Unpaid HOT taxes after 60-day delinquency notice
• Permit not renewed within 30 days
• Property declared hazard or substandard
• No HOT tax collection for 24 months (with exceptions for renovations/primary residence use)
• Three or more ordinance violations within 12 months
• Five or more violations of any law/code within 24 months

Non-Conforming Use Protection:

• Existing STRs permitted as of ordinance adoption are grandfathered
• Temporary permits existing at adoption grandfathered
• Separation requirements do not apply to grandfathered properties
• Six-month compliance window for existing STRs

Appeals Process:

• Appeal permit revocation/denial to city manager
• 20-day deadline to file appeal
• 10-day deadline for city manager decision
• Judicial review available within 30 days

County and State-Level Context

Kendall County: No additional STR-specific regulations beyond city requirements within city limits and ETJ.

State of Texas: While state legislature has generally supported STR industry and limited local regulation authority, Boerne's ordinance falls within permissible local zoning and safety regulations. No additional state-level permits or registrations required beyond city requirements and standard state hotel occupancy tax obligations.

Contact Information

City of Boerne Planning Department

• Phone: (830) 248-1501
• Email: Planning Department (email address available through city website)
• Address: 447 N. Main Street, Boerne, TX 78006
• Hours: 8 a.m. to 5 p.m.

Hotel Occupancy Tax (HOT) Questions

• Contact: Kirk Meadows
• Phone: (830) 248-1622
• Email: Available through city website

STR Registration/Permitting

• Contact: Foster Simonsen
• Phone: (830) 248-1501
• Email: Available through city website

STR Complaints

• Phone: (830) 326-7091
• Online Form: Available through Host Compliance platform

General Questions

• Main City Phone: (830) 249-9511
• Planning Department: (830) 248-1501

Links to Source Pages

1. City STR Information Page: www.ci.boerne.tx.us/2444/Short-Term-Rentals
2. Full STR Ordinance (2023-09): www.ci.boerne.tx.us/DocumentCenter/View/23223/Short-Term-Rental-Ordinance-2023-09?bidId=
3. STR Registration/HOT Tax Portal: boernetx-self.govplatform.com/
4. Interactive Zoning Map: boerne.maps.arcgis.com/apps/webappviewer/index.html?id=a4d97a3040324dfe9614eb3d39b7df45
5. STR Complaint Form: secure.hostcompliance.com/boerne-tx/complaints/type
6. Certificate of Insurance Example: www.ci.boerne.tx.us/DocumentCenter/View/23373
7. Portal Step-by-Step Guide: www.ci.boerne.tx.us/DocumentCenter/View/25119

Additional Resources

• City Website: www.ci.boerne.tx.us
• Boerne Star News Coverage: www.boernestar.com/article/5825,council-finalizes-rules-to-regulate-strs
• San Antonio Express News Coverage: www.expressnews.com/hill-country/article/boerne-short-term-rentals-18261830.php
• MySA News Coverage: www.mysanantonio.com/news/local/article/short-term-rentals-texas-19488346.php

Important Notes for Investors:

• Current STR permits: 63 permanent + 34 temporary (as of ordinance adoption)
• 15 properties on waiting list
• City monitors and reviews ordinance annually
• Compliance enforcement is active with dedicated complaint system
• Grandfathered status provides protection for existing operators
• Registration portal centralizes all compliance activities including HOT tax payments