Port Aransas is one of Texas's strongest vacation rental markets. With millions of annual visitors and limited hotel inventory, short-term rentals play a vital role in accommodating tourists. This guide covers everything from legal requirements to maximizing your rental income.
Legal Requirements
Before renting your property, ensure you're compliant with all local regulations:
Short-Term Rental Permit
The City of Port Aransas requires short-term rental (STR) permits for properties rented for less than 30 consecutive days. The permit process includes:
- Application submission with property details
- Safety inspection (smoke detectors, fire extinguishers, etc.)
- Annual permit fee (currently around $200-300)
- Proof of liability insurance
Hotel Occupancy Tax
Short-term rentals must collect and remit hotel occupancy tax (HOT):
- State: 6% to Texas Comptroller
- City: 7% to City of Port Aransas
- Total: 13% added to guest booking
Platforms like VRBO and Airbnb may collect and remit some or all of these taxes automatically. Verify what's handled and what you're responsible for.
HOA Restrictions
Many Port Aransas communities have HOA rules governing rentals:
- Minimum rental periods (some require 3 or 7 night minimums)
- Maximum occupancy limits
- Guest registration requirements
- Parking restrictions
- Pool and amenity access rules for guests
Review HOA documents carefully before purchasing an investment property—some communities prohibit short-term rentals entirely.
Insurance Requirements
Standard homeowner's insurance typically doesn't cover short-term rentals. You'll need a commercial rental policy or a specialized vacation rental policy. Many insurers now offer policies designed specifically for Airbnb/VRBO properties.
Setting Up Your Rental
Furnishing for Success
Vacation rentals compete on amenities and presentation. Essential furnishings include:
- Comfortable Beds — Quality mattresses are non-negotiable
- Living Area — Ample seating for the group size
- Dining — Table and seating for all guests
- Kitchen — Fully equipped for cooking
- Outdoor Living — Deck furniture, grill, outdoor shower
- Beach Gear — Chairs, umbrella, cooler, toys
Professional Photography
Photography makes or breaks rental listings. Invest in:
- Professional photographer with real estate experience
- Wide-angle shots of main living areas
- Detail shots of amenities and finishes
- Outdoor and view photos
- Updated photos after any renovations
Smart Home Setup
Technology simplifies remote management:
- Smart Locks — Keyless entry with unique codes per guest
- Smart Thermostat — Monitor and control remotely
- Noise Monitors — Detect parties without invading privacy
- WiFi — Fast, reliable internet is essential
Listing Optimization
Writing Effective Listings
Your listing is your sales pitch. Best practices:
- Compelling Title — Highlight unique features (Gulf views, pool, boat access)
- Detailed Description — Paint a picture of the guest experience
- Honest Accuracy — Set correct expectations to avoid negative reviews
- Local Tips — Include restaurant and activity recommendations
- Clear House Rules — Set expectations upfront
Platform Selection
Most successful rentals list on multiple platforms:
- VRBO — Strong for families and longer stays
- Airbnb — Broad reach, younger demographics
- Direct Booking — Higher margins, repeat guests
- Local Management Sites — Regional exposure
Use channel management software to sync calendars and avoid double bookings when listing on multiple platforms.
Pricing Strategy
Seasonal Pricing
Port Aransas has distinct seasons that should inform pricing:
Seasonal Rate Guidelines (3BR Home)
- Peak Summer (June-July): $350-500/night, 7-night minimum
- Shoulder Summer (May, August): $275-400/night, 3-night minimum
- Spring Break (March): $400-550/night, 7-night minimum
- Fall (Sept-Nov): $200-300/night, 2-night minimum
- Winter (Dec-Feb): $150-250/night, 2-night minimum
- Holidays: Premium pricing, longer minimums
Dynamic Pricing
Consider using dynamic pricing tools that adjust rates based on:
- Local demand and events
- Day of week
- Competitor pricing
- Booking lead time
- Gap filling for orphan nights
Popular tools include PriceLabs, Beyond Pricing, and Wheelhouse.
Reviews Drive Bookings
In vacation rentals, reviews are everything. Properties with 4.8+ ratings and 50+ reviews dramatically outperform competitors. Focus on cleanliness, communication, and accurate listings. Follow up with guests to encourage reviews.
Creating Great Guest Experiences
Communication
Prompt, helpful communication sets the tone:
- Respond to inquiries within an hour when possible
- Send detailed check-in instructions 1-2 days before arrival
- Check in after arrival to ensure everything is satisfactory
- Be available for questions during the stay
- Thank guests and request reviews after checkout
Welcome Materials
Provide guests with helpful information:
- House manual with WiFi, TV, appliance instructions
- Local recommendations for restaurants, activities
- Beach information (parking, driving, rules)
- Emergency contacts and procedures
- Checkout instructions
Special Touches
Small gestures create memorable experiences:
- Welcome basket with local treats or coffee
- Beach gear ready to go
- Games and entertainment for rainy days
- Local coffee beans or restaurant gift cards
- Personalized welcome note
Cleaning & Maintenance
Turnover Cleaning
Professional cleaning between guests is essential:
- Deep clean all surfaces, especially kitchens and bathrooms
- Fresh linens and made beds
- Restocked supplies (paper products, soap, coffee)
- Outdoor areas cleaned and grills scraped
- Property inspection for damage or issues
Most cleaners charge $150-300 per turnover depending on property size. This cost is typically passed to guests as a cleaning fee.
Ongoing Maintenance
Preventive maintenance reduces guest complaints and costly repairs:
- HVAC filter changes and annual service
- Appliance maintenance and timely replacement
- Exterior cleaning (salt buildup, mold prevention)
- Deck and outdoor furniture maintenance
- Deep cleaning of soft furnishings quarterly
Handling Issues
Common Problems
Even well-managed rentals encounter issues:
- HVAC Failures — Have backup options for summer emergencies
- Plumbing Issues — Know a reliable plumber for quick response
- Noise Complaints — Clear party policies and monitoring
- Damage — Document with photos, collect security deposits
- Weather — Have cancellation policies for tropical storms
Negative Reviews
Handle negative reviews professionally:
- Respond promptly and courteously
- Acknowledge the issue without being defensive
- Explain what you've done to address the problem
- Invite the guest to return
Management Options
Self-Management
Benefits: Higher net income, complete control
Challenges: Time-intensive, requires local contacts, handles all guest communication
Professional Management
Benefits: Hands-off, professional marketing, local presence
Costs: 20-35% of gross rental income
When selecting a manager, ask about:
- Fee structure (flat vs. percentage, included services)
- Marketing approach and platforms used
- Response times and guest communication
- Cleaning and maintenance coordination
- Owner reporting and transparency
- References from current owners
Maximizing Income
Top performers in the Port Aransas market share these traits:
- Excellent Reviews — 4.8+ rating with volume of reviews
- Professional Photos — High-quality, updated imagery
- Smart Pricing — Dynamic rates that optimize occupancy and revenue
- Fast Response — Quick answers to guest inquiries
- Consistent Quality — Every stay meets high standards
- Repeat Guests — Direct booking relationships for return visitors
- Continuous Improvement — Regular updates and amenity additions