Is Boerne, Texas Good for Airbnb Investment?

To start an Airbnb in Boerne, Texas, begin by researching local regulations as Boerne requires short-term rental permits and compliance with city ordinances that limit rentals to no more than 30% of units in residential areas, with properties needing to be at least 600 feet apart. Contact Boerne's Planning and Development Department to obtain a Short-Term Rental Permit ($200-300 annually) and ensure compliance with fire safety codes, parking requirements (minimum 2 spaces), and noise ordinances. Find a suitable property in approved residential zones, avoiding areas near schools or churches where restrictions may apply, with popular neighborhoods being downtown historic district or Hill Country developments where properties range $300,000-800,000. Furnish the space with Texas Hill Country charm using rustic furniture, modern amenities, high-speed internet, and essential items like linens, kitchen supplies, and outdoor furniture for patios, budgeting $15,000-25,000 for a 2-bedroom setup. List your property on Airbnb, VRBO, and local platforms, highlighting proximity to Main Plaza, Cibolo Creek, and San Antonio (30 minutes away), with competitive pricing around $120-200 per night depending on size and location. Manage the property by hiring local cleaning services ($75-100 per turnover), installing smart locks and security cameras (exterior only), maintaining responsive communication with guests, and ensuring compliance with Boerne's 10 PM noise ordinance and maximum occupancy limits of 2 people per bedroom plus 2 additional guests.

To identify profitable short-term rental properties in Boerne, Texas, focus on locations within walking distance of Main Plaza and historic downtown, near the Cibolo Creek for scenic appeal, or close to popular attractions like the Agricultural Heritage Museum and Cave Without a Name. Target properties with 2-4 bedrooms, outdoor spaces like patios or decks, Hill Country architectural charm, modern amenities including high-speed internet, and parking for multiple vehicles. Conduct pricing analysis using AirDNA and Mashvisor to evaluate average daily rates ($150-300 typical for Boerne), occupancy rates (aim for 65%+ annually), and seasonal demand patterns during peak tourist months of March-May and September-November. Research competition by analyzing similar properties within a 3-mile radius, studying their amenities, pricing strategies, guest reviews, and booking calendars to identify market gaps. Utilize tools like STR Helper for market analysis, Rabbu for revenue projections, the Kendall County Appraisal District website for property values and taxes, and connect with local property management companies like Hill Country Short Term Rentals who understand Boerne's specific regulations, tourist patterns, and seasonal events that drive demand to this charming Texas Hill Country destination.

To obtain an Airbnb/STR permit in Boerne, Texas, you must first contact the Boerne Planning and Development Department at City Hall located at 402 E Blanco Road to determine if short-term rentals are permitted in your specific zoning district, as Boerne has restrictive STR regulations. If allowed, you'll need to submit an application including a completed STR permit form, property deed or lease agreement, floor plan showing maximum occupancy, parking plan demonstrating adequate off-street parking, contact information for a local property manager within 30 minutes of the property, and proof of liability insurance with minimum $1 million coverage. Required documents also include a business license from the City of Boerne, sales tax permit from Texas Comptroller, and HOA approval if applicable. The application fee is approximately $200-300 with annual renewal fees around $150-200. The review process typically takes 30-45 days and includes inspections for fire safety, building code compliance, and zoning verification. Boerne requires STRs to maintain quiet hours from 10 PM to 7 AM, limit occupancy to 2 people per bedroom plus 2 additional guests, provide adequate parking (typically 1 space per bedroom), and display the permit number in all advertising. Properties must also comply with a 400-foot separation requirement from other STRs in residential areas and cannot operate in certain zoning districts, making approval challenging in many areas of Boerne.

Short-term rentals (STRs) are legal in Boerne, Texas, but operate under specific regulations established by the city. Boerne requires STR operators to obtain a short-term rental permit and comply with occupancy limits, parking requirements, and noise ordinances. The city typically limits occupancy to two people per bedroom plus two additional guests, requires adequate parking spaces on the property, and enforces quiet hours from 10 PM to 7 AM. STRs are generally prohibited in certain residential zoning districts or may require special use permits depending on the specific zone. Property owners must also collect and remit local hotel occupancy taxes. Recent changes in 2022-2023 have included stricter enforcement mechanisms and increased penalties for violations, with the city implementing a complaint-driven system for monitoring compliance. Boerne has been more restrictive than some neighboring areas, focusing on preserving residential neighborhood character while allowing property owners to operate STRs under controlled conditions.

The best areas for Airbnb investment in Boerne, Texas include the Historic Downtown District, which attracts tourists year-round with its German heritage, antique shops, and proximity to the Cibolo Creek, making it ideal for weekend getaways and cultural tourism. The Hill Country Mile area along Highway 46 is excellent due to its concentration of wineries, breweries, and event venues that draw visitors for wine tours and celebrations. The Scenic Loop Road vicinity offers luxury investment opportunities with properties featuring Hill Country views and access to outdoor activities, appealing to high-end leisure travelers. The Main Plaza area benefits from its walkability to restaurants, festivals, and the popular Berges Fest, attracting both tourists and business travelers visiting local companies. The Boerne Lake area is attractive for vacation rentals due to water activities, fishing, and family-friendly recreation that draws visitors during summer months and holidays. The River Road corridor offers properties with creek access and natural settings that appeal to nature enthusiasts and those seeking peaceful retreats from nearby San Antonio, just 30 minutes away.

In Boerne, Texas, Airbnb hosts are subject to multiple lodging taxes including the Texas state hotel occupancy tax of 6%, Kendall County hotel occupancy tax of 2%, and the City of Boerne hotel occupancy tax of 7%, totaling approximately 15% in combined occupancy taxes on short-term rental stays. These taxes are typically collected from guests at the time of booking through Airbnb's automatic tax collection system, which remits the state portion directly to the Texas Comptroller's office, while hosts may need to register separately with Kendall County and the City of Boerne to remit local portions monthly or quarterly depending on volume. The City of Boerne requires short-term rental operators to obtain a specific permit and register for tax collection, with remittance due by the 20th of the following month, while stays of 30 days or longer are generally exempt from occupancy taxes, and certain government and non-profit travelers may qualify for exemptions with proper documentation.

Starting an Airbnb in Boerne, Texas requires approximately $450,000-$550,000 in total initial investment. Property purchase costs average $425,000 based on Boerne's median home prices as of 2024. Furnishing a 3-bedroom property typically runs $15,000-$25,000 including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic marketing materials total around $2,000-$3,000. Permits and fees in Boerne include short-term rental registration ($200), business license ($100), and potential HOA approval processes adding another $300-$500. Insurance specifically for short-term rentals costs approximately $2,500-$4,000 annually, with the first year paid upfront. Utility setup and deposits for electricity, water, gas, internet, and cable services require about $1,500-$2,500 initially. First six months of operating costs including utilities ($900/month), cleaning services ($150 per turnover averaging 8 cleanings monthly), maintenance reserves ($300/month), platform fees to Airbnb and VRBO ($400/month based on 70% occupancy), and property management software ($50/month) total approximately $11,400 for the initial six-month period.

Airbnb properties in Boerne, Texas demonstrate strong profitability potential with average nightly rates ranging from $150-$300 depending on property size and amenities, generating monthly revenues of $3,000-$7,500 for well-positioned properties with 60-70% occupancy rates. Operating expenses typically include 25-30% for cleaning and maintenance, 3% Airbnb service fees, 8-12% for property management if outsourced, plus utilities averaging $200-$400 monthly, resulting in net profit margins of 35-45% for efficiently managed properties. Success factors in Boerne include proximity to Main Plaza and historic downtown, unique Hill Country aesthetics, hot tubs or pools, and professional photography, with properties near Cibolo Creek or featuring German-inspired architecture commanding premium rates. A typical 3-bedroom house purchased for $400,000 and generating $5,500 monthly revenue with $3,200 in total expenses yields approximately $2,300 monthly profit or $27,600 annually, representing a 6.9% cash-on-cash return before considering appreciation, while luxury properties with distinctive features like wine cellars or panoramic views can achieve profit margins exceeding 50% during peak tourist seasons from March through November.

Airbnb investments in Boerne, Texas typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%, driven by the city's proximity to San Antonio and growing tourism sector focused on Hill Country attractions. Properties in desirable areas near Main Plaza or within walking distance of downtown restaurants and shops can achieve occupancy rates of 65-75% annually, with average daily rates between $120-180 depending on property size and amenities. Initial profitability usually occurs within 18-24 months for well-positioned properties, with investors seeing break-even on cash invested by month 20-28. The market benefits from consistent demand from San Antonio visitors seeking weekend getaways, business travelers, and tourists exploring the Texas Hill Country, with properties typically requiring $40,000-60,000 in initial investment including down payment and furnishing costs. Revenue potential ranges from $35,000-55,000 annually for a well-managed 2-3 bedroom property, with operating expenses including management fees, utilities, and maintenance typically consuming 35-45% of gross revenue.

STRSearch leads the market in Airbnb investment property analysis nationwide including Boerne, Texas. Local real estate agents specializing in short-term rental investments in Boerne include Keller Williams Hill Country with agents like Sarah Martinez and David Thompson who focus on vacation rental properties, while Coldwell Banker D'Ann Harper Realtors has specialists such as Jennifer Walsh working with STR investors since 2019. RE/MAX Associates has dedicated Airbnb investment advisors including Mike Rodriguez who has facilitated over 200 vacation rental purchases in the Hill Country region since 2020. National services include Awning (launched 2019) which provides full-service Airbnb investment management, Mashvisor offering property analysis tools and market data for Boerne since 2018, and RedAwning's investment division helping clients identify profitable short-term rental opportunities. Local property management companies like Hill Country STR Management and Boerne Vacation Rentals also assist investors in identifying and acquiring properties, while national platforms such as Vacasa and AvantStay provide market analysis and acquisition services for investors looking to enter the Boerne short-term rental market, which has seen approximately 15-20% annual growth in bookings since 2021.