City of New Braunfels · Ordinance Sec. 144-5.17

New Braunfels short-term rental permitting guide for homeowners

Not every property in New Braunfels qualifies for a short-term rental permit. Before buying, renovating, or advertising a vacation rental inside city limits, verify your zoning district, floodway status, and life-safety requirements directly against the City of New Braunfels primary sources below.

Important scope & editorial notice (not legal advice)

1. City-limits scope only: The rules below apply strictly inside City of New Braunfels corporate limits under Code of Ordinances Sec. 144-5.17. Properties in unincorporated Comal or Guadalupe County, neighboring municipalities, or private HOAs/POAs are subject to separate county regulations and private deed restrictions.
2. Editorial grouping: Our three-part walkthrough below is an editorial grouping of the official process for homeowner readability — it is not a claim that the city publishes only three steps, and the city explicitly notes its online summary is not comprehensive. Fees and procedures can change; always re-verify directly with the City of New Braunfels before filing.

Eligibility rules before you apply

Where STRs are allowed, discretionary, or prohibited inside city limits

Strict prohibitions (Residential zones & floodway)

Prohibited in residential zoning districts: Short-term rentals are not allowed in any residential zoning district within City of New Braunfels limits.
Prohibited in the regulatory floodway: Short-term rentals are not allowed in the floodway (note: the city distinguishes the floodway from the broader floodplain — check the official Interactive Flood Zone Map).
No advertising before approval: An approved City STR permit is required before advertising or hosting short-term stays.

By-right commercial resort zones vs. discretionary SUP

Direct permit path (C-4, C-4A, C-4B): Properties zoned C-4, C-4A, or C-4B (outside the floodway) may apply directly for an administrative STR permit without a Special Use Permit.
Discretionary SUP path (other non-residential zones): All non-residential districts excluding C-4, C-4A, and C-4B require a Special Use Permit (SUP) — and potentially a base-zoning change — before applying for an STR permit.
SUP timeline, cost & non-guarantee: Per the official City STR Guide PDF, an SUP typically takes roughly 3 months (200-ft neighbor notices, one Planning Commission hearing, and two City Council readings), is discretionary based on review and neighbor input (approval and timeline are never guaranteed), and carries city SUP fees starting at $1,750 plus acreage, a 3% technology fee, and associated costs (fees can change — verify with the city).

Editorial 3-part process overview

Three editorial stages of the City of New Braunfels STR process

Grouped from the City of New Braunfels Short-Term Rental web page and Short-Term / Vacation Rental Guide PDF to help owners prepare complete documentation.

Editorial Stage 1 of 3 · Map & Zoning VerificationBefore purchasing or filing

1. Verify address zoning, floodway status, and private covenants

Look up the parcel on both the city's Interactive Short-Term Rental Map and Interactive Flood Zone Map. Confirm the property is not in a residential district or the floodway. If the parcel sits in a non-residential zone outside C-4, C-4A, or C-4B, factor in the discretionary SUP process ($1,750+ starting fee, ~3 months typical, approval not guaranteed) before filing an STR permit application. Separately confirm HOA/POA bylaws and deed restrictions, which the city does not administer.

Editorial Stage 2 of 3 · Online Portal Submittal$206 fee cited in current city guide (verify before filing)

2. Submit required plans, insurance, and application through the city portal

File through the City of New Braunfels Online Permit Portal with the document packet outlined in the official STR Guide PDF:

Recorded property deed confirming current ownership.
Scaled site & parking plan with parking space dimensions and locations — ordinance requires at least 1 off-street parking space per sleeping area, excluding the garage.
Labeled floor plan identifying all rooms and sleeping areas — maximum adult occupancy is capped at 2 adults per sleeping area plus 2 additional adults.
Commercial general liability insurance providing at least $500,000 per occurrence.
Owner's agent authorization letter (if a local manager such as Grand Welcome New Braunfels coordinates the application on your behalf).
Application fee: The current City STR Guide lists a $206 fee due once the application is accepted (covering application review, initial fire inspection, and technology fee; fees can change — confirm current schedule with the city).

Editorial Stage 3 of 3 · HOT Tax, Fire Inspection & Annual Renewal$128 annual renewal cited in current city guide (verify before filing)

3. Prove City HOT registration, pass Fire Marshal inspection, and renew annually

Acceptance of an application is not final permit approval. Per the city guide, two post-acceptance steps must both be proven and passed before issuance: (1) register your City Hotel Occupancy Tax (HOT) account (paid monthly) and submit photo/screenshot proof of account login, and (2) schedule and pass the life-safety fire inspection via the permit portal. Only after both are completed does the city issue the approval letter/permit, window decal, tenant notification sheet, and Sec. 144-5.17 code packet allowing you to advertise. Permits must be renewed every year with updated insurance, a passed annual life-safety inspection, and the annual renewal fee (currently listed as $128 in the city guide; subject to change).

Primary municipal sources

Official City of New Braunfels STR links & maps

Always consult the official municipal documents and ArcGIS maps below for authoritative rules and current fee schedules.

Official City STR Overview Page

City of New Braunfels — Short-Term Rentals (Sec. 144-5.17)

Summarizes residential & floodway prohibitions, C-4/C-4A/C-4B districts, occupancy/parking rules, monthly HOT, and pre-advertising permit rule.

https://newbraunfels.gov/3448/Short-Term-Rentals

Official City Guide (PDF)

Short-Term / Vacation Rental Guide (DocumentCenter #31856)

Details required submittal documents, SUP timeline/fees ($1,750+ base), $206 application fee, HOT login proof, fire inspection, and $128 annual renewal.

https://www.newbraunfels.gov/DocumentCenter/View/31856/Short-Term--Vacation-Rental-Guide?bidId=

Official Zoning Map

Interactive Short-Term Rental Map (ArcGIS)

Address lookup tool for checking base zoning districts and STR eligibility inside City of New Braunfels limits.

https://newbraunfels.maps.arcgis.com/apps/webappviewer/index.html?id=16f23a4b3c8a41ec89ef42a58185421a

Official Floodway Check

Interactive Flood Zone Map (ArcGIS)

Separate official map for confirming a parcel does not sit inside the regulatory floodway (where STRs are prohibited).

https://newbraunfels.maps.arcgis.com/apps/webappviewer/index.html?id=e2ff86999d0845feb788c070efa9bcb2

Official Application Portal

City of New Braunfels Online Permit Portal

Portal used to file STR permit applications, upload plans/insurance, pay fees, and schedule life-safety inspections.

https://nbpermits.nbtexas.org/publicaccess/template/Login.aspx

Owner inquiry · Soft consultation

Questions about how your New Braunfels property fits local STR rules?

Share the general location of your home. In production, Kristian Lewis's team checks the official STR and floodway maps with you and outlines practical next steps.

What happens after an inquiry (production workflow)

Zoning & floodway check: Kristian Lewis's local team checks your address against the official City of New Braunfels STR map and flood zone map (or notes county/HOA jurisdiction if outside city limits).
Written scope & package fit: You receive a clear note explaining whether the property appears eligible for short-term rental permitting and how our management tiers compare.
Conversation at your pace: Schedule a phone call or walkthrough with Kristian only if and when you want to proceed.

Prefer a direct conversation? Call or text Kristian Lewis's verified owner line at (830) 626-9422 or email hello@newbraunfelshost.com.

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