Is Alpine, Texas Good for Airbnb Investment?

To start an Airbnb in Alpine, Texas, begin by researching local zoning laws and short-term rental regulations through the City of Alpine Planning Department, as the city requires short-term rental permits and compliance with residential zoning restrictions. Contact Brewster County for any additional county-level requirements and obtain a Texas sales tax permit through the Texas Comptroller's office since you'll need to collect and remit state and local taxes on rental income. Find a suitable property in residential zones that allow short-term rentals, focusing on areas near Sul Ross State University or downtown Alpine for higher demand, with properties typically ranging from $80,000-$200,000 depending on size and condition. Apply for your short-term rental permit through Alpine's Code Enforcement office, which typically costs around $100-300 annually and requires property inspections for safety compliance including smoke detectors, carbon monoxide detectors, and proper egress windows. Furnish the property with essential amenities including Wi-Fi, air conditioning (crucial for West Texas heat), comfortable bedding, kitchen essentials, and local guidebooks highlighting Big Bend National Park and Marfa attractions. Create your Airbnb listing with professional photos showcasing mountain views and proximity to outdoor activities, setting competitive rates around $75-150 per night based on local market analysis. Manage the property by establishing relationships with local cleaning services, maintenance contractors, and consider using property management companies like Vacasa or AvantStay if you're not local, while maintaining responsive communication with guests and keeping the property stocked with basics like toiletries, coffee, and information about Alpine's restaurants and attractions.

To identify profitable short-term rental properties in Alpine, Texas, focus on locations within walking distance of Sul Ross State University campus and downtown historic district, as well as properties with mountain views near the Davis Mountains or along Highway 90 corridors that attract tourists heading to Big Bend National Park. Seek properties with 2-4 bedrooms, outdoor spaces like patios or decks, reliable internet for remote workers, and authentic Southwestern architectural features that appeal to visitors seeking desert experiences. Analyze pricing by researching comparable Airbnb listings in Alpine showing rates typically ranging $80-150 per night depending on size and amenities, while calculating occupancy rates around 60-70% annually with peak seasons during university events and cooler months from October through April. Research competition using AirDNA and Mashvisor to identify the approximately 50-80 active STR properties in Alpine, noting that most successful rentals cater to university visitors, Big Bend tourists, and astronomy enthusiasts visiting McDonald Observatory. Utilize tools like Rabbu, STR Helper, and local Facebook groups such as "Alpine Texas Community" to understand market dynamics, while partnering with local property managers like Trans-Pecos Properties and monitoring the Alpine Economic Development Corporation website for tourism trends and development projects that could impact future rental demand.

To obtain an Airbnb/STR permit in Alpine, Texas, you must first contact the Alpine City Hall at 101 N 2nd Street or call (432) 837-3301 to inquire about short-term rental regulations, as Alpine implemented STR ordinances around 2019-2020. You'll need to submit an application form along with required documents including proof of property ownership or lease agreement, liability insurance certificate (minimum $1 million coverage), floor plan of the property, contact information for a local responsible party within 30 miles, and a completed fire safety inspection form. The application fee is typically around $150-200 with an annual renewal fee of approximately $100-125. You must also obtain a business license from the city clerk's office for an additional $50-75 fee and register with the Texas Comptroller for state tax purposes. The property must comply with Alpine's specific requirements including maximum occupancy limits based on bedrooms (typically 2 guests per bedroom plus 2 additional), adequate parking spaces (usually 1 space per bedroom), proper trash collection arrangements, and noise ordinance compliance with quiet hours from 10 PM to 7 AM. The approval process typically takes 30-45 days after submitting a complete application, and you must display the permit number in all online listings and at the property entrance.

Short-term rentals (STRs) are generally legal in Alpine, Texas, as the city does not have comprehensive regulations specifically prohibiting them as of 2023. Alpine operates under relatively permissive zoning laws that typically allow residential properties to be used for short-term rental purposes, though property owners must comply with standard business licensing requirements and collect applicable hotel occupancy taxes. The city has not implemented specific STR ordinances like many larger Texas municipalities, meaning operations are primarily governed by existing zoning regulations and state tax requirements. There are no designated prohibited areas within Alpine city limits specifically for STRs, though properties must still comply with residential zoning standards and homeowners association rules where applicable. Recent legal changes have been minimal at the local level, with most regulatory activity occurring at the state level where Texas has generally maintained a business-friendly approach to short-term rentals while requiring proper tax collection and registration with the Texas Comptroller's office for occupancy tax purposes.

The best areas for Airbnb investment in Alpine, Texas are the Historic Downtown District, particularly properties near Avenue E and Holland Avenue, which attract visitors to Sul Ross State University events, the annual Cowboy Poetry Gathering, and tourists exploring the Museum of the Big Bend. The Railroad District offers excellent potential due to its proximity to the Amtrak station serving travelers on the Sunset Limited route between Los Angeles and New Orleans, while properties near the Sul Ross campus benefit from consistent demand from visiting families, prospective students, and university-related business travelers. The residential areas along East Avenue G and North 5th Street are attractive for their proximity to both downtown attractions and the university, while still offering the quiet, authentic West Texas experience that draws visitors to this gateway community to Big Bend National Park. Properties within walking distance of Kokernot Park capitalize on baseball tournament visitors and sports tourism, and homes near the Alpine Country Club attract visitors attending local events and those seeking upscale accommodations while exploring the Trans-Pecos region.

Airbnb properties in Alpine, Texas are subject to the Texas state hotel occupancy tax of 6% on gross rental receipts, which is collected by the host and remitted monthly to the Texas Comptroller's office if monthly collections exceed $500, or quarterly if less. Brewster County imposes an additional 2% hotel occupancy tax that applies to short-term rentals under 30 days, bringing the total occupancy tax to 8% for most Airbnb stays. The City of Alpine does not currently impose a separate municipal hotel occupancy tax as of 2023. Hosts must register with the Texas Comptroller to obtain a hotel occupancy tax permit and file returns by the 20th of the month following the reporting period, with payments due at the same time. Properties rented for 30 consecutive days or more to the same guest are typically exempt from occupancy taxes, and certain agricultural or ranch properties may qualify for exemptions under specific circumstances. Airbnb may collect and remit these taxes on behalf of hosts in some cases, but hosts remain ultimately responsible for compliance and should verify collection arrangements with the platform.

To start an Airbnb in Alpine, Texas, the total estimated costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at $150,000-$180,000 based on median home prices in the area as of 2023-2024. Furnishing costs typically range $8,000-$12,000 for a complete 2-3 bedroom setup including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic marketing materials run $500-$1,000. Permits and fees in Brewster County are relatively minimal at $200-$500, though you should verify local short-term rental regulations. Insurance specifically for short-term rentals costs approximately $1,200-$2,000 annually, or $600-$1,000 for six months. Utility setup and deposits for electricity, water, gas, internet, and cable total around $500-$800 initially. First six months of operating costs including utilities ($300-$500 monthly), cleaning supplies, maintenance reserves, platform fees to Airbnb and VRBO (typically 3-5% of bookings), and basic marketing would total approximately $3,000-$5,000, assuming moderate occupancy rates during the initial period while building reviews and establishing the property in the market.

Airbnb properties in Alpine, Texas show moderate profitability potential with average nightly rates ranging from $85-150 for typical 2-3 bedroom properties, generating approximately $25,000-45,000 in annual gross revenue for properties with 60-70% occupancy rates. Operating expenses typically consume 40-50% of gross revenue, including cleaning fees ($40-60 per turnover), property management (15-25%), utilities ($150-250 monthly), insurance ($1,200-2,000 annually), and maintenance costs, resulting in net profit margins of 20-35% for well-managed properties. Success factors in Alpine include proximity to Big Bend National Park (driving tourism demand), unique architectural features reflecting local ranch culture, and professional photography showcasing desert landscapes, with properties like restored adobe homes and modern ranch-style houses commanding premium rates of $180-250 per night. The market benefits from Alpine's position as a gateway to Big Bend, Sul Ross State University events, and the growing "glamping" trend, though seasonality affects performance with peak months (October-April) generating 70% of annual revenue while summer months see reduced demand due to extreme heat, making properties with pools or exceptional cooling systems more profitable.

Airbnb investments in Alpine, Texas typically generate annual ROI of 12-18% due to the town's proximity to Big Bend National Park and growing tourism from stargazing and outdoor recreation activities. Cash-on-cash returns generally range from 8-14% annually, with properties averaging $150-250 per night during peak seasons (October through April) and maintaining 60-75% occupancy rates. Initial profitability usually occurs within 18-24 months of operation, with break-even on total investment typically achieved in 6-8 years. The market benefits from limited hotel inventory and increasing demand from visitors to Big Bend National Park, Sul Ross State University events, and the region's dark sky tourism, though seasonal fluctuations require careful cash flow management during slower summer months when temperatures exceed 100°F regularly.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking in Alpine, Texas. Local real estate agents in the Alpine area who focus on investment properties include Big Bend Real Estate and Alpine Realty, both of which have experience with vacation rental properties in the region. National services like Awning, Mashvisor, and AirDNA provide market analysis and property identification tools specifically for Airbnb investors targeting markets like Alpine. RedAwning and Vacasa offer property management services that can help investors identify and operate profitable short-term rentals in the area. Local property management companies such as Big Bend Vacation Rentals and West Texas Property Management have expertise in the Alpine market and can assist with both property acquisition advice and ongoing management. Investment-focused platforms like Roofstock and BiggerPockets also provide resources and connections for finding Airbnb properties in smaller Texas markets like Alpine, while companies like HostGPO and Hostfully offer additional support services for short-term rental investors entering the Alpine market.