Is Comstock, Texas Good for Airbnb Investment?

To start an Airbnb in Comstock, Texas, begin by researching local regulations through Val Verde County and the City of Comstock offices, as this small West Texas town likely requires basic business licenses and may have zoning restrictions for short-term rentals. Contact the county clerk's office to obtain necessary permits, which typically include a general business license and possibly a hotel occupancy tax permit. Find a suitable property by searching local real estate listings or working with agents familiar with the Comstock area, focusing on properties near the Pecos River or Devil's River for outdoor recreation appeal. Furnish the space with durable, comfortable furniture suitable for hunters, fishermen, and outdoor enthusiasts who frequent the area, including essentials like quality bedding, kitchen appliances, and outdoor gear storage. Create your Airbnb listing with high-quality photos showcasing the property's proximity to outdoor activities, emphasizing features like river access, hunting opportunities, and stargazing potential in this rural location. For management, establish relationships with local cleaning services in nearby Del Rio (about 45 minutes away) since Comstock has limited service providers, set up automated messaging systems for guest communication, and consider hiring a local property manager or caretaker who can handle emergencies and maintenance issues promptly in this remote location.

To identify profitable short-term rental properties in Comstock, Texas, focus on properties within 1-2 miles of Amistad National Recreation Area and Lake Amistad, as this small border town of approximately 300 residents relies heavily on fishing, boating, and outdoor recreation tourism. Target 2-4 bedroom homes or cabins with lake views, boat parking, fish cleaning stations, and outdoor spaces that can accommodate 6-8 guests, as groups often visit for extended fishing trips. Analyze pricing by researching comparable Airbnb and VRBO listings within a 20-mile radius including Del Rio, with nightly rates typically ranging $80-150 depending on proximity to water and amenities. Competition research should focus on the limited existing STR inventory in Comstock itself, while monitoring seasonal demand patterns that peak during spring and fall fishing seasons and summer lake activities. Utilize AirDNA for market analysis, STR Helper for revenue projections, and local resources like the Val Verde County Appraisal District for property values, while connecting with Comstock Store and local fishing guides to understand visitor patterns and preferences that drive bookings in this niche outdoor recreation market.

To obtain an Airbnb/STR permit in Comstock, Texas, you'll need to contact the Val Verde County Clerk's office since Comstock is an unincorporated community in Val Verde County, as the town itself likely doesn't have a formal permitting process for short-term rentals. Start by calling Val Verde County at (830) 774-7564 to inquire about any county-level STR regulations, though many rural Texas counties don't currently regulate short-term rentals. You'll need to ensure your property complies with basic safety requirements including working smoke detectors, carbon monoxide detectors, and fire extinguishers, obtain a Texas sales tax permit from the Texas Comptroller's office online at comptroller.texas.gov (free to register), and collect and remit the state's 6% sales tax plus any applicable local hotel occupancy taxes. Required documents typically include proof of property ownership, liability insurance documentation, and a completed application form if one exists. Since Comstock is a small rural community, there may be no specific local fees beyond the state tax registration, and the timeline for any county approval would likely be 2-4 weeks. Contact the Texas Department of Licensing and Regulation at (512) 463-6599 to verify if any additional state-level hospitality regulations apply, and consider checking with local homeowner associations or deed restrictions that might limit short-term rental activities in your specific area.

Short-term rentals (STRs) in Comstock, Texas are generally legal as the small unincorporated community in Val Verde County does not have specific municipal ordinances prohibiting them, defaulting to Texas state law which permits STRs. However, operators must comply with state requirements including collecting and remitting state occupancy taxes, maintaining proper insurance, and following health and safety standards. Since Comstock lacks incorporated city status, there are no local zoning restrictions or permit requirements specific to STRs, though properties must still comply with county building codes and any applicable homeowners association rules. Val Verde County itself has not enacted county-wide STR restrictions as of recent years, making Comstock relatively permissive for short-term rental operations compared to more regulated Texas cities like Austin or San Antonio that have implemented registration requirements, occupancy limits, and operational restrictions. Property owners should verify compliance with any deed restrictions and ensure proper business licensing if operating commercially, but face minimal regulatory barriers in this rural West Texas community.

The best areas for Airbnb investment in Comstock, Texas are primarily concentrated around the Devils River corridor and Lake Amistad region, particularly properties within 2-3 miles of the Devils River State Natural Area and along Highway 90 near the Pecos River confluence. These areas attract significant tourism due to world-class kayaking, fishing, and outdoor recreation activities, with peak seasons during spring and fall when weather is optimal for river activities. The historic downtown district along Highway 90 offers potential for business travelers and tourists interested in the area's ranching heritage and proximity to Del Rio (45 minutes away). Properties near the Seminole Canyon State Park access points, though technically closer to the park than downtown Comstock, benefit from archaeological tourism and educational group visits. The area sees consistent demand from hunters during deer season (November-January), fishing enthusiasts year-round targeting bass and catfish in the Amistad Reservoir system, and adventure tourists seeking remote outdoor experiences. Limited hotel options in this rural area create strong demand for short-term rentals, particularly properties that can accommodate groups of 4-8 people with outdoor amenities like fire pits, boat parking, and fishing equipment storage.

Airbnb properties in Comstock, Texas are subject to the Texas state hotel occupancy tax of 6% on gross rental receipts, which applies to stays of less than 30 consecutive days. Val Verde County, where Comstock is located, imposes an additional 2% county hotel occupancy tax, bringing the total occupancy tax rate to approximately 8%. These taxes are typically collected by Airbnb directly from guests at the time of booking and remitted to the appropriate tax authorities on behalf of hosts through Airbnb's automated tax collection service, which began operating in Texas around 2018. Hosts who collect taxes independently must register with the Texas Comptroller of Public Accounts and file monthly returns by the 20th of the following month, remitting taxes collected. Exemptions generally include stays of 30 days or longer, which are considered long-term rentals rather than transient lodging, and rentals to certain government employees on official business. Given Comstock's small size and rural location in Val Verde County, there are likely no additional municipal hotel taxes imposed by the city itself, though hosts should verify current local ordinances as tax policies can change.

To start an Airbnb in Comstock, Texas, expect total costs around $185,000-$220,000. Property purchase represents the largest expense at approximately $150,000-$180,000 for a median 2-3 bedroom home in this rural Val Verde County area. Furnishing costs typically range $8,000-$12,000 including beds, linens, kitchen essentials, living room furniture, and basic appliances. Initial setup expenses of $2,000-$3,000 cover professional photography, listing creation, welcome materials, and basic renovations or repairs. Permits and fees total roughly $500-$800 including business license, short-term rental permit if required by county, and tax registration. Insurance costs approximately $1,200-$1,800 annually for landlord/short-term rental coverage. Utility setup and deposits average $300-$500 for electricity, water, internet, and trash service. First six months operating costs including utilities, cleaning supplies, maintenance, property management software, and marketing total approximately $3,500-$5,000. Additional considerations include potential HOA fees, property taxes of roughly $2,000-$3,000 annually, and emergency repair fund of $2,000-$3,000 for unexpected maintenance issues common in rural properties.

Airbnb properties in Comstock, Texas, a small rural town near the Mexican border with a population under 400, face significant profitability challenges due to extremely limited demand and tourism infrastructure. Properties in this remote area typically generate annual revenues of $3,000-$8,000, well below the $15,000-$25,000 needed for basic profitability when accounting for mortgage payments ($800-1,200 monthly), utilities ($150-250 monthly), cleaning fees ($75-100 per turnover), insurance ($200-300 monthly), and maintenance costs ($100-200 monthly). The area's primary attractions are hunting ranches and border proximity, creating seasonal demand spikes during hunting season (October-January) when nightly rates can reach $80-120, but occupancy rates typically remain below 20% annually. Success factors for the few profitable properties include targeting hunting groups, offering amenities like game processing facilities, maintaining extremely low acquisition costs under $50,000, and marketing to niche outdoor recreation segments. Most investors in Comstock's short-term rental market experience negative cash flows of $500-1,500 monthly, making traditional long-term rentals or alternative investments more viable options in this economically challenged border community.

Airbnb investments in Comstock, Texas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily driven by the area's proximity to Amistad National Recreation Area and hunting tourism. Properties in this small border town of approximately 300 residents can achieve profitability within 18-24 months, with average daily rates of $85-120 during peak hunting season (October-February) and $60-85 during off-peak periods. The limited supply of short-term rentals in Comstock creates opportunities for investors, though occupancy rates typically range from 45-65% annually due to the seasonal nature of tourism and the town's remote location along the Rio Grande, with properties requiring initial investments of $80,000-150,000 for suitable vacation rental homes.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Comstock, Texas, using data analytics and market insights. Local real estate agents serving the Comstock area include Century 21 agents and Coldwell Banker representatives who understand the vacation rental market dynamics in this region near Amistad National Recreation Area. National services like Awning, RedAwning, and AirDNA provide market analysis and property management solutions for Airbnb investments in smaller Texas markets. Real estate investment companies such as Roofstock and Mashvisor offer tools and listings specifically for short-term rental properties, while local agents from RE/MAX and Keller Williams in nearby Del Rio and Eagle Pass often handle Comstock area properties. Property management companies like Vacasa and AvantStay can help manage Airbnb properties remotely, and investment advisory services such as BiggerPockets and STR Wealth provide education and networking for short-term rental investors looking at emerging markets like Comstock.