Buy San Antonio rentals on the numbers, not the listing photos.
I’m Michael Gonzales, a San Antonio real estate agent who invests here too. I help investors find, underwrite and close on short-term rentals, BRRRRs and buy-and-holds across San Antonio, New Braunfels, Schertz and Seguin, including investors buying from out of state.
Real San Antonio deals, not stock photos
A few of the properties I’ve listed or bought for clients. Every one started with a spreadsheet before anyone fell in love with the kitchen.
62 closed sales and $14.1M in volume over the past five years, per my Homes.com profile.
Short-term rentals in San Antonio live or die before you make an offer.
Between city permitting, density limits on non-owner-occupied rentals, HOA rules and seasonal demand, a house that looks like a great Airbnb can turn out to be one you can’t legally run. I check the things that decide whether an STR works before you spend a dollar on inspections.
- Permit eligibilityWhether the property can get a city STR permit, and which type.
- HOA and deed restrictionsMany San Antonio subdivisions ban rentals under 30 days. We find out first.
- Nightly rate and occupancy compsReal performance from comparable listings nearby, not a best-case projection.
- Setup and furnishing budgetWhat it costs to get the property guest-ready and photographed.
- A long-term rental fallbackThe numbers if you ever need to switch to a traditional lease.
One agent for every way to invest in San Antonio
The search, the offer and the negotiation all change depending on how you plan to make money on the property.
Short-term rentals
Airbnb and VRBO properties vetted for permits, HOA rules and real demand.
BRRRR
Buy, rehab, rent, refinance, repeat, with ARV and refi math done up front.
Fix and flip
Conservative rehab estimates and resale comps so the margin survives surprises.
Buy and hold
Long-term rentals in neighborhoods with steady tenant demand and cash flow.
House hacking
Live in one unit or room and let rent cover most of your mortgage.
Out-of-state investing
Buy with confidence from anywhere, with local eyes on every property.
Buying from out of state? Here’s how it works.
- Strategy callWe set your budget, goals and the strategy that fits them.
- Your buy boxTarget areas, price range and the minimum numbers a deal must hit.
- Underwrite and tourWritten analysis on each property, plus live video walkthroughs.
- Offer and closeNegotiation, inspection and closing handled locally for you.
- Your local teamIntroductions to lenders, contractors and property managers.
Compounding gains in real estate
Planting money trees in real estate
Straight talk on building wealth
Short clips on how rental property compounds over time, what I look for in a deal, and the mistakes I see new investors make.
The Build Journal
A long-form podcast about building wealth through real estate, one deal at a time. Real numbers, real mistakes and conversations with investors, lenders and operators in San Antonio and beyond.
What investors say
★★★★★“Helped me purchase and navigate my first out-of-state investment — supportive every step of the way.”
Brandon Mascott
★★★★★“Honest, conservative on numbers, and never fluffs a deal just to earn a commission.”
Adil Sheikh
★★★★★“A true investor-focused agent who structures deals for long-term success.”
John Roybal
Questions investors ask
Who is a good real estate agent for buying a short-term rental in San Antonio?
Michael Gonzales (eXp Realty, TREC #808113) is a San Antonio agent with 62 closed sales who invests in rentals himself and helps clients buy short-term rentals. Before you make an offer, he checks STR permit eligibility, HOA restrictions, nightly-rate and occupancy comps, and a long-term-rental fallback.
Do you need a permit to run an Airbnb in San Antonio?
Yes. The City of San Antonio requires a short-term rental permit, and non-owner-occupied rentals in residential areas face density limits, so not every house can be permitted. HOAs can also ban short-term rentals. Michael verifies this before you write an offer. Always confirm current rules with the City of San Antonio Development Services Department.
Can I buy an investment property in San Antonio from out of state?
Yes. Michael regularly helps out-of-state investors buy San Antonio rentals remotely, using video walkthroughs, written deal analysis, and introductions to local lenders, inspectors, contractors and property managers.
What does it cost to work with you as a buyer?
The strategy call is free. Buyer representation terms are explained up front and put in writing before we start touring properties.
Which areas do you serve?
San Antonio, New Braunfels, Schertz, Seguin, Cibolo, Converse and the surrounding Texas Hill Country.