Nashville vs San Antonio

Tennessee Legal but Limited | Texas Legal with Permit

Disclaimer: General information only — not legal advice. Verify with your local government.

Nashville, Tennessee
Status Legal but Limited
Permit Fee $313 permit fee
Tax Rate 6% Short-Term Rental Property Tax + state/local sales tax
Day Limit No limit
Renewal Annual
Platform Tax Yes
Max Fine $50/day for operating without permit; civil penalties up to $500,000 for repeated violations
San Antonio, Texas
Status Legal with Permit
Permit Fee Type 1 $300/3 years; Type 2 $450/3 years; $200 application fee
Tax Rate 16.75% Hotel Occupancy Tax (6% state + 9% city + 1.75% county)
Day Limit No limit
Renewal Triennial (every 3 years)
Platform Tax Yes
Max Fine Up to $500 per offense; each day is a separate violation; permit revocation up to 3 years

San Antonio has more favorable STR regulations overall.

Permits & Licensing

Nashville charges $313 permit fee for STR licensing, while San Antonio charges Type 1 $300/3 years; Type 2 $450/3 years; $200 application fee. Nashville renewal is annual, and San Antonio renewal is triennial (every 3 years). Overall, San Antonio has a more permissive regulatory environment (Legal with Permit) compared to Nashville (Legal but Limited).

Tax Obligations

In Nashville, hosts pay 6% Short-Term Rental Property Tax + state/local sales tax. In San Antonio, hosts pay 16.75% Hotel Occupancy Tax (6% state + 9% city + 1.75% county). Both cities benefit from automatic platform tax collection through Airbnb and similar services, simplifying compliance for hosts.

Day Limits & Restrictions

Neither city imposes an annual day limit on short-term rentals, giving hosts year-round flexibility.

Fines & Enforcement

Hosts operating without a permit in Nashville face penalties including $50/day for operating without permit; civil penalties up to $500,000 for repeated violations. In San Antonio, violations can result in Up to $500 per offense; each day is a separate violation; permit revocation up to 3 years. Both cities actively enforce their STR regulations, so securing proper licensing before listing is essential in either market.

Nashville Overview

Owner-occupied permits allowed in all zones. Non-owner-occupied permits frozen — no new applications accepted in most residential zones since 2015. Existing non-owner permits are non-transferable.

Contact: Nashville Codes Department — (615) 862-6590

Full Nashville guide →

San Antonio Overview

Two-tier permit system (Type 1 owner-occupied, Type 2 investment). Type 2 STRs capped at 12.5% of housing per blockface; platforms must remove listings without valid permit numbers.

Contact: Development Services Department — (210) 207-1111

Full San Antonio guide →

Frequently Asked Questions

Is it easier to Airbnb in Nashville or San Antonio?
Nashville is classified as "Legal but Limited" while San Antonio is "Legal with Permit." Nashville's permit fee is $313 permit fee compared to Type 1 $300/3 years; Type 2 $450/3 years; $200 application fee in San Antonio. Overall, San Antonio has a more host-friendly regulatory environment.
Which city has higher STR taxes — Nashville or San Antonio?
Nashville charges 6% Short-Term Rental Property Tax + state/local sales tax, while San Antonio charges 16.75% Hotel Occupancy Tax (6% state + 9% city + 1.75% county).
Which city has stricter fines for illegal short-term rentals?
Nashville: $50/day for operating without permit; civil penalties up to $500,000 for repeated violations. San Antonio: Up to $500 per offense; each day is a separate violation; permit revocation up to 3 years. Both cities actively enforce STR regulations, so proper licensing is essential.
Do Nashville and San Antonio have day limits for Airbnb?
Nashville has no annual day limit. San Antonio has no annual day limit.
Which city is better for first-time Airbnb hosts — Nashville or San Antonio?
For new hosts, consider the total cost of entry: Nashville charges $313 permit fee for permits with 6% Short-Term Rental Property Tax + state/local sales tax in taxes. San Antonio charges Type 1 $300/3 years; Type 2 $450/3 years; $200 application fee with 16.75% Hotel Occupancy Tax (6% state + 9% city + 1.75% county). Automatic tax collection in Nashville and San Antonio makes compliance easier for beginners.