Wimberley Airbnb Rules & Investment Guide (2026)

Treat legal eligibility as the first underwriting gate. Wimberley distinguishes owner-occupied STR1 lodging from non-owner-occupied STR2 lodging, and the August 2026 zoning amendments changed where each use can be approved.

• Confirm the parcel address, city-limit or ETJ status, zoning district, existing CUP, and approved CUP conditions before relying on transient income.
• An existing valid STR CUP continues under its approved terms, but that does not establish eligibility for a new permit on another property.
• Run a lawful long-term or seasonal-rental fallback that works without a new CUP or a zoning outcome.
• Use current property-specific comparable stays with similar legal status, capacity, parking, amenities, and season.
• Separate base, downside, delayed-approval, suspension, and lawful fallback cases.

The City defines STR1 as owner-occupied and owner-present transient lodging and STR2 as owner-nonoccupied transient lodging. Ordinance 2026-07 changed the zoning table and preserved valid existing STR CUPs.

• R-3 no longer offers a new STR2 conditional-use pathway under the August 2026 amendment.
• R-2 may allow STR1 in the residential building or an accessory dwelling unit through a CUP.
• STR1 became a permitted use in C-1, C-2, and C-3, while low- and moderate-impact lodging in those commercial districts requires a CUP.
• Review the City’s August 2026 STR update and adopted ordinance before screening a parcel.

For uses that require a conditional use permit, approval is legislative and property-specific. The City describes Planning and Zoning Commission review, two public hearings, and final action by City Council.

• The published 2025–2026 fee schedule lists a $750 CUP application fee. Confirm the current fee and refund treatment before submission because City materials are not fully consistent.
• Prepare the application, survey or metes-and-bounds exhibit, scaled site plan, deed, fee, and owner authorization when an agent applies.
• City notices owners within 200 feet. A qualifying protest can require four of five council members to approve.
• The City lists a typical 45–60 day process, driven by notice and meeting schedules; do not condition a closing on that estimate alone.

A valid STR CUP in effect when Ordinance 2026-07 took effect remains in force without renewal or reapplication, subject to its original terms. Verify the actual approval rather than relying on a listing or seller statement.

• Obtain the adopting ordinance, approved site plan, occupancy or parking limits, conditions, complaint history, and proof the use remains active.
• The zoning code states a CUP can be considered abandoned after nine consecutive months without transient lodging activity; ask staff how that provision applies to the specific permit.
• Confirm whether planned renovations, added bedrooms, accessory units, or management changes require separate review.

Build the operating plan from the approved CUP and current code. STR1 requires the owner or designated representative to occupy the property while it is rented and used for transient lodging.

• In residential districts, on-street parking is prohibited for STR guests under Section 9.03.141.
• STR1 requires two on-site parking spaces and STR2 requires one under the baseline code; a CUP can impose additional property-specific conditions.
• Parking areas must be identified, support ingress and egress, and use an approved surface rather than grass, landscaping, or another unimproved surface.
• Price owner-presence coverage, guest communication, waste, wastewater, fire safety, and neighbor-impact controls before projecting returns.

City eligibility does not override private covenants, association rules, deed restrictions, lender terms, insurance exclusions, septic capacity, floodplain constraints, or access rights.

• Review the deed, title exceptions, plats, easements, CC&Rs, amendments, association minutes, rental rules, and enforcement history.
• Confirm bedroom count and guest capacity against septic and life-safety constraints, not listing copy.
• Inspect waterway access, setbacks, neighboring structures, privacy barriers, drainage, driveway geometry, and usable parking because the CUP review expressly considers those factors.

Transient lodging carries separate state and local tax obligations. The City states a 7% HOT applies within the city limits and ETJ and is administered through HdL Lodging Tax.

• Texas imposes a 6% state hotel occupancy tax on qualifying short stays.
• Register and file through the correct agencies even when a marketplace collects some tax. Verify exactly which taxes the platform remits for each listing.
• Use the Wimberley HdL portal for City registration and filing; retain returns and payment records with the property file.
• Underwrite property tax, insurance, utilities, cleaning, repairs, platform fees, local management, and compliance labor separately from guest-paid lodging taxes.

A CUP is an operating obligation. Neighbor impact, parking, access, environmental effects, and compliance with property-specific conditions can affect enforcement and future approvals.

• Keep the responsible party reachable and resolve noise, parking, waste, trespass, and access issues promptly.
• Retain reservation history and tax reports because the code uses state occupancy-tax evidence when evaluating inactivity.
• Use the City code-enforcement complaint form for reported violations and preserve any City correspondence.
• Do not assume an existing permit transfers value unless the City confirms its status, continuity, and conditions in writing.

Route each question to the office that controls it and retain written answers in the acquisition file.

• Contact Nathan Glaiser for questions identified on the City’s August 2026 STR update.
• Use the Planning and Development page for current applications and department routing.
• Contact HdL HOT support or 512-562-1909 for City lodging-tax registration and filing.
• After City and private eligibility are confirmed, plan a Wimberley property strategy call around permit evidence, acquisition criteria, operating controls, and fallback use.

City pages, the adopted 2026 ordinance, the published zoning code, tax guidance, and fee materials were rechecked September 28, 2026. Rules, forms, fees, code publication, and property conditions can change.

• City August 2026 STR update for the amendment summary, existing-CUP treatment, review steps, notice, and staff contact.
• Adopted Ordinance 2026-07 for the zoning-table amendments and preservation of existing CUPs.
• Current City fee schedule for the published conditional-use application fee.
• City zoning regulations for STR definitions, CUP considerations, owner presence, parking, records, and inactivity provisions.
• City Hotel Occupancy Tax page and the Texas Comptroller hotel-tax guidance for current registration and filing duties.