Airbnb & VRBO Performance in New Braunfels Texas.

Short-Term Rental Regulations in New Braunfels, Texas for 2024

General Requirements

• Permits and Inspections: All short-term rental units must be permitted and undergo annual life safety inspections by the Fire Marshal’s Office.
• Zoning Restrictions: Short-term rentals are not allowed in residential zoning districts. A special use permit (SUP) is required in non-residential zoning districts, excluding C-4, C-4A, and C-4B.

Registration and Application

• Online Permit Portal: Applications for short-term rental permits must be submitted through the city's online permit portal.
• Required Documents:
• Proof of ownership (typically a Deed)
• Emergency Contact information
• Letter of Authorization (if applicable)
• Property Site Plan
• Floor Plan
• Commercial general liability insurance coverage of a minimum of $500,000.00 per occurrence
• Tenant Notification Sheet
• Utility Rate Information.

Fees and Taxes

• Application Fee: $206 for the initial permit, covering application review, fire inspection, and technology fees.
• Annual Renewal Fee: $128 for the permit and annual fire inspection.
• Hotel Occupancy Tax (HOT): Payments are due on a monthly basis through the MUNIRevs portal.

Operational Requirements

• Maximum Occupancy: Two adults per sleeping area, plus an additional two adults per property.
• Parking: A minimum of one off-street parking space per sleeping area, not including the garage.
• Emergency Contact Decal: A decal with emergency contact information must be visible at the entry of the short-term rental.

Safety and Compliance

• Life Safety Inspections: Annual inspections by the Fire Marshal’s Office are mandatory for permit renewal.
• Emergency Site Evacuation Plans: An evacuation plan must be posted conspicuously in each sleeping room.

Additional Regulations

• Floodway Restrictions: Short-term rentals are not allowed in the floodway (not the floodplain).
• Local Contact Person: A local contact person must be available to respond to emergencies 24/7.

Special Use Permits

• SUP Process: If the current zoning does not allow short-term rentals, a special use permit must be applied for, which involves a three-month process including review by the Planning Commission and City Council.

Top Neighborhoods for Airbnb Revenue in New Braunfels, Texas

1. Downtown New Braunfels

• Appeal: Downtown New Braunfels is a hub for activity, with close proximity to the Comal River, New Braunfels Square, and popular attractions like Schlitterbahn Waterpark, Gruene Hall, and Krause's Biergarten. Guests appreciate the easy access to local shops, restaurants, and entertainment.

2. Gruene

• Appeal: Gruene is famous for its historic charm and scenic views along the Guadalupe River. It offers private river access, heated pools, hot tubs, and is close to Gruene Hall and other local landmarks. The area's rustic yet luxurious accommodations make it a favorite among guests.

3. River Run

• Appeal: River Run is highly rated for its waterfront condos and houses, many of which offer elevated views of the Comal River and surrounding parks. Amenities include heated pools, hot tubs, and private river access, making it ideal for families and those seeking a relaxing riverfront experience.

4. Comal River Area

• Appeal: The Comal River area is popular due to its year-round 72-degree water temperature, making it perfect for tubing and other water activities. Rentals here often include amenities like pools, hot tubs, and free parking, and are close to attractions like Rockin' R Tubing and Landa Park.

5. Guadalupe River Area

• Appeal: The Guadalupe River area offers a mix of modern and rustic accommodations with private river access. Guests enjoy the scenic views, heated pools, hot tubs, and the proximity to attractions like Schlitterbahn and the Gristmill. The area is also known for its pet-friendly and family-friendly rentals.

These neighborhoods are particularly appealing due to their combination of natural beauty, recreational activities, and convenient access to local attractions and amenities.

Furnishing and Design Tips for an Inviting Airbnb in New Braunfels, Texas

To create an Airbnb in New Braunfels, Texas, that is both inviting and reflective of the city's unique style, consider the following tips:

1. Choose Stylish and Functional Furniture

• Invest in stylish and contemporary furniture that blends well with the rustic modern aesthetic often found in New Braunfels. This includes pieces like solid beds, sofas with washable covers, and sturdy dining tables that can withstand wear and tear.

2. Incorporate Local and Rustic Elements

• Reflect the local style by incorporating elements such as custom pecan wood trim, designer tile floors, and granite countertops. These features are popular in New Braunfels and add to the charm of the space.

3. Optimize Storage and Layout

• Use space-saving furniture like sofa beds, folding tables, and beds with storage compartments to maximize the functionality of the space. Ensure there is ample space to move around and that natural light sources are not blocked.

4. Enhance Comfort and Convenience

• Provide comfortable bedding, such as king-size Sterns and Foster beds, and equip the kitchen with essentials like a coffee maker, microwave, toaster, and kettle. High-speed internet and well-equipped kitchens are highly valued by guests.

5. Highlight Outdoor Spaces

• Since New Braunfels is known for its scenic beauty and outdoor activities, emphasize outdoor spaces. Include features like balconies, patios, or a backyard with a hot tub, fire pit, and outdoor living room set.

6. Incorporate Local Art and Decor

• Use local art and decor to create a unique brand identity that resonates with guests. This could include nautical themes for waterfront properties or modern farmhouse styles that blend rustic and contemporary elements.

7. Ensure Accessibility and Practicality

• Make your Airbnb accessible to guests with disabilities by including features like ramps, wide doorways, and grab bars in bathrooms. Also, choose furniture that is easy to clean and maintain.

8. Use Mirrors and Lighting to Enhance the Space

• Use mirrors to make the space feel bigger and brighter. Invest in quality lighting, such as LED lighting, to create a welcoming and comfortable atmosphere.

9. Timing and Maintenance

• Plan furniture updates during the off-season or short gaps between bookings to minimize disruption. Ensure your cleaning crew is aware of any new furniture or layout changes to maintain the property's condition.

10. Attention to Detail

• Pay attention to every detail, such as providing a luggage rack, in-bathroom coffee makers, and ample closet space. These small touches can significantly enhance the guest experience.

Discover New Braunfels, Texas: Top Attractions and Insider Tips for Guests

Local Attractions

1. Schlitterbahn Waterpark and Resort

• A must-visit for water enthusiasts, featuring four distinct sections with pools, lazy rivers, and thrilling rides. It also includes a resort for overnight stays.

2. Gruene Historic District

• Step back in time to this charming old-west town, home to the Gristmill River Restaurant, Gruene Hall (the USA's oldest dance hall), and various shops, vineyards, and restaurants.

3. Landa Park

• A 51-acre park in downtown New Braunfels offering a natural swimming pool, 18-hole golf course, miniature train, and extensive walking trails. Perfect for a relaxing day under large oak trees.

4. Comal and Guadalupe Rivers

• Enjoy tubing on the Comal River, known for its constant 70-72°F water temperature, or explore the Guadalupe River for rafting, canoeing, kayaking, and paddle boarding. The Guadalupe River is also a hotspot for year-round fly fishing.

5. Natural Bridge Caverns

• Explore stunning geologic formations on guided tours, and enjoy additional adventures like the Twisted Trails Ropes Course, zip-lining, and panning for fossils or gold at the Mining Company.

6. Animal World & Snake Farm Zoo

• Get up close and personal with over 500 species of animals, including reptiles, mammals, and birds. Interactive experiences like alligator feedings and snake handling are available.

7. Brauntex Performing Arts Theatre

• An intimate and stylish venue offering live music, theater, and seasonal films. It also features educational programs and vintage movie screenings.

8. Sophienburg Museum and Archives

• Learn about the rich history and heritage of New Braunfels through exhibits and guided tours. This museum is a great resource for understanding the city's founding and German roots.

9. Texas Ski Ranch

• A 70-acre water sports facility with sandy beaches, perfect for water sports without the need to visit the coast.

10. Stars & Stripes Drive-In Theatre

- Enjoy first-run movies on three screens, along with dinner and traditional drive-in snacks.

Insider Tips

• Tubing Essentials: When tubing on the Comal River, bring a waterproof speaker, floating ice chest, and sunscreen. The river's slow pace makes it perfect for a relaxing float.

• Schlitterbahn Hacks: Arrive early to beat the crowds, and consider staying at the resort to get first access to the best rides.

• Landa Park Activities: Don't miss the natural swimming pool fed by local springs, and take a ride on the miniature train for a fun family activity.

• Gruene Dining: Visit the Gristmill River Restaurant Grill & Bar for a unique dining experience in a historic setting.

• River Safety: Always follow safety guidelines when tubing or engaging in water activities on the Comal and Guadalupe Rivers.

• Local Events: Check the local calendar for events like Wurstfest, which celebrates German heritage with food, music, and festivities.

• Nature Exploration: Take a walk along the Canyon Dam for spectacular views of the Texas Hill Country, and explore the scenic lookout points around Canyon Lake.

By sharing these attractions and insider tips, you can help your guests make the most of their visit to New Braunfels, Texas.

Practical Tips to Run a Successful Short Term Rental Business in New Braunfels, Texas

To ensure a smooth and profitable short-term rental business in New Braunfels, Texas, several key strategies can be implemented. Here are some practical tips:

Noise Regulations and Guest Communication

Inform your guests about quiet hours and noise regulations to maintain a peaceful environment and avoid potential complaints. Include this information in both digital and physical house manuals to ensure clarity.

Comprehensive House Manual

Create a detailed digital and physical house manual that includes essential instructions, Wi-Fi passwords, and other important details. This manual should also outline emergency contact information, evacuation plans, and any specific rules or regulations, such as those related to fire safety and insurance requirements.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide guests with clear instructions on how to access the property, along with photos of the smart lock and any other relevant entry points.

Parking Instructions

Include detailed parking instructions with photos in your house manual to help guests navigate parking easily. Ensure that each sleeping area has at least one off-street parking space, as required by local regulations.

By implementing these strategies, you can enhance the guest experience, reduce potential issues, and ensure compliance with local regulations, ultimately contributing to the success of your short-term rental business in New Braunfels.

Here is a brief list of house cleaning services and related providers in New Braunfels, Texas:

MaidPro New Braunfels

• Offers weekly, bi-weekly, monthly, or one-time house cleaning services.
• Uses a 49-Point Checklist™ to ensure thorough cleaning.
• Services include dusting, vacuuming, kitchen and bathroom cleaning, and more.
• Locally owned and operated, with employees who are background-checked, bonded, and insured.

Merry Maids of New Braunfels

• Provides comprehensive cleaning services with 40 years of experience.
• Services homes in New Braunfels, Cibolo, Schertz, San Marcos, and surrounding areas.
• Customized cleaning solutions to meet individual needs.

Gruene Clean

• Offers standard clean, deep clean, move-in/out clean, post-construction clean, and vacation rental clean services.
• Uses eco-friendly, natural cleaning products.
• Ensures satisfaction with a walk-through and a cleaning checklist; guarantees work and offers a 24-hour satisfaction guarantee.

Various Providers Listed on HomeAdvisor

• Includes multiple maid services and cleaning contractors such as Anago, and other locally owned and operated companies.
• Services range from residential and commercial cleaning to specialized tasks like strip and wax floors, carpet extraction, and post-construction clean-ups.
• Providers are rated and reviewed by the HomeAdvisor community.

Care.com House Cleaning Services

• Lists 35 affordable house cleaning options in New Braunfels, with rates starting at $17.90/hr.
• Providers are rated and reviewed, with an average experience of 3 years and an average rating of 5.0 out of 5 stars.

Managing Short-Term Rentals in New Braunfels, Texas: Understanding Fees and Services

In New Braunfels, Texas, the management of short-term rental properties involves a range of fees that can vary significantly based on the level of service provided. Typically, these fees range from 10% to 30% of the rental revenue. Full-service management companies, such as MasterHost and GoSummer, offer comprehensive services including guest communication, marketing, pricing optimization, and maintenance, which generally fall on the higher end of this spectrum, often around 12% to 20% of the revenue.

Basic service packages, which may include only the essential management tasks, can be less expensive, starting at around 10% of the revenue. Additionally, hosts may incur extra fees for services like cleaning, repairs, and interior design. For instance, GoSummer charges a $25 consumables fee per reservation to cover items like linens and toiletries, and MasterHost offers various tiers of service with additional features such as concierge services and emergency visits.

Understanding these fees and the associated services is crucial for hosts to optimize their revenue and ensure compliance with local regulations, including the mandatory Short-Term Rental Permit and Hotel Occupancy Tax requirements in New Braunfels.