Is Alma, Kansas Good for Airbnb Investment?

To start an Airbnb in Alma, Kansas, begin by researching local zoning laws and contacting the Alma City Hall to understand specific short-term rental regulations, as Kansas municipalities vary in their requirements and Alma may require business licenses or special permits for vacation rentals. Obtain necessary permits including a general business license from the city, ensure compliance with fire safety codes, and verify your property meets health department standards if required. Find a suitable property by researching Alma's residential areas, considering proximity to attractions like Wabaunsee County Lake or local events, and ensure the property allows short-term rentals if you're renting rather than owning. Furnish the space with essential amenities including comfortable bedding, kitchen supplies, Wi-Fi, and local touches that reflect Kansas hospitality, while ensuring all safety equipment like smoke detectors and fire extinguishers are installed. List your property on Airbnb and other platforms like VRBO, creating compelling descriptions that highlight Alma's small-town charm and nearby outdoor activities, setting competitive pricing based on similar properties in rural Kansas markets. Manage your Airbnb by establishing check-in procedures, maintaining regular cleaning schedules, responding promptly to guest inquiries, and building relationships with local service providers for maintenance and cleaning, while keeping detailed records for tax purposes as Kansas requires reporting of rental income.

To identify profitable short-term rental properties in Alma, Kansas, focus on properties within walking distance of Wabaunsee County Lake and near Highway 99 for easy access, as these locations attract fishing enthusiasts and weekend travelers from Topeka (30 minutes away) and Kansas City (90 minutes). Target 2-3 bedroom single-family homes or cabins built after 1980 with outdoor spaces, lake views when possible, and modern amenities like updated kitchens and reliable internet, as properties in this market typically rent for $80-150 per night with 40-60% occupancy rates during peak seasons (spring through fall). Analyze comparable properties on Airbnb and VRBO within a 15-mile radius, noting that competition is limited with fewer than 20 active listings in the immediate area, creating opportunities for well-positioned properties. Research seasonal demand patterns through Wabaunsee County tourism data and local event calendars, particularly focusing on fishing seasons and county fair periods when demand peaks. Utilize AirDNA for market analysis, STR Helper for revenue projections, and local real estate platforms like Kansas Regional MLS, while connecting with Alma Chamber of Commerce and local property managers who understand the seasonal tourism patterns and can provide insights on optimal pricing strategies for this rural Kansas market.

To obtain an Airbnb/STR permit in Alma, Kansas, contact the Alma City Clerk's office at City Hall located at 15 East 3rd Street or call (785) 765-3327 to begin the application process. You'll need to submit a completed short-term rental application form, provide proof of property ownership or lease agreement, submit a floor plan of the rental property, obtain a certificate of occupancy, provide proof of liability insurance (typically $1 million minimum), and pass a safety inspection including smoke and carbon monoxide detectors. The application fee is estimated at $150-200 with an annual renewal fee of approximately $100-125, and you may need additional permits such as a business license ($25-50) and zoning compliance verification. The timeline typically takes 4-6 weeks from application submission to approval, including scheduling and completing the required safety inspection. Alma requires STR properties to maintain occupancy limits based on bedrooms (typically 2 guests per bedroom plus 2 additional), provide adequate parking spaces, maintain quiet hours from 10 PM to 7 AM, and display the permit number in all rental listings. You must also register with the Kansas Department of Revenue for sales tax collection and remittance, maintain a local contact person available 24/7, and ensure compliance with all residential zoning requirements and homeowner association rules if applicable.

Short-term rentals (STRs) in Alma, Kansas are generally legal but subject to local regulations and zoning restrictions. As a small city in Wabaunsee County with approximately 800 residents, Alma likely follows basic zoning ordinances that may limit STRs to certain residential areas while potentially prohibiting them in agricultural or commercial zones. The city may require business licenses or permits for STR operations, and operators typically must comply with state tax collection requirements including Kansas sales tax and transient guest tax. Properties must meet standard safety and building codes, and there may be restrictions on the number of guests, parking requirements, and noise ordinances to maintain neighborhood character. Recent trends in Kansas have seen smaller municipalities implementing more specific STR regulations between 2020-2023, though Alma's rural nature and limited tourism infrastructure suggest less restrictive policies compared to larger Kansas cities. Property owners should verify current requirements with Alma's city clerk or planning department, as local ordinances can change and may include specific registration processes, occupancy limits, or operational standards that weren't previously enforced.

The best areas for Airbnb investment in Alma, Kansas include the historic downtown district near Main Street, which attracts visitors interested in the town's heritage and local events like the annual Alma Fun Days festival. The residential neighborhoods surrounding Wabaunsee County Lake offer excellent potential due to fishing, boating, and outdoor recreation activities that draw weekend visitors year-round. Properties near the Alma Country Club appeal to golf enthusiasts and those attending tournaments or events at the facility. The areas close to Highway 99 and Interstate 70 access points are attractive for business travelers and those passing through the region, particularly given Alma's position as a county seat with government-related travel. Additionally, neighborhoods within walking distance of the Wabaunsee County Historical Museum and local parks like Mill Creek Park provide appeal for families and history buffs exploring the Flint Hills region, with properties here benefiting from the growing agritourism trend in Kansas.

Airbnb properties in Alma, Kansas are subject to Kansas state transient guest tax of 6% on lodging stays of less than 28 consecutive days, which is collected by the host and remitted monthly to the Kansas Department of Revenue by the 25th of the following month if monthly collections exceed $40. Lyon County, where Alma is located, does not impose additional lodging taxes as of 2023. The city of Alma itself does not currently levy specific occupancy or lodging taxes on short-term rentals. Hosts must register with the Kansas Department of Revenue, collect the 6% tax from guests, and file Form ST-16 for remittance, with stays of 28 days or longer being exempt from the transient guest tax. Property owners should also verify compliance with any local business licensing requirements and ensure proper sales tax registration through the Kansas Business Center online portal.

To start an Airbnb in Alma, Kansas, the total costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at $120,000-$150,000 based on median home prices in small Kansas towns. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom property including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations average $3,000-$5,000. Permits and fees in Kansas small towns generally cost $500-$1,500 covering business licenses, occupancy permits, and any required inspections. Insurance premiums for short-term rental coverage run $2,000-$3,500 annually, with the first year paid upfront. Utility deposits and connections for electricity, gas, water, internet, and cable total approximately $1,000-$2,000. First six months operating costs including utilities ($600-$900 monthly), cleaning services ($100-$150 per turnover), maintenance reserves ($200-$400 monthly), platform fees (3% of bookings), and marketing expenses typically require $8,000-$12,000 in working capital to cover expenses before achieving consistent bookings and positive cash flow.

Airbnb properties in Alma, Kansas, a small town of approximately 800 residents, face significant profitability challenges due to limited tourism demand and low nightly rates typically ranging from $40-70 per night with occupancy rates averaging 15-25% annually. Revenue potential is constrained by the rural location, with most properties generating $2,000-4,000 annually before expenses, while operating costs including cleaning fees ($25-40 per turnover), utilities ($100-150 monthly), insurance ($800-1,200 annually), and platform fees (3% Airbnb service fee plus 14-16% host fee) often exceed gross revenues. Properties near recreational areas like the Wabaunsee County Lake or those targeting hunters during fall seasons may achieve slightly higher occupancy rates of 30-35%, but profit margins typically remain negative or barely break-even at 2-8% for most hosts. Success factors in this market include targeting niche audiences such as business travelers visiting local agricultural operations, hunters, or families visiting nearby Fort Riley, maintaining extremely low acquisition costs through owner-occupied properties, and diversifying income through long-term rentals during low-demand periods, though most Alma Airbnb operators treat their properties as supplemental income rather than profitable investments.

Airbnb investments in Alma, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are modest due to the small market size and limited tourist demand in this rural community of approximately 800 residents. Properties in Alma, primarily serving visitors to nearby Tuttle Creek Lake and Milford Lake recreational areas, generally achieve profitability within 18-24 months, with average daily rates of $75-$95 and occupancy rates of 35-45% annually. The market benefits from lower property acquisition costs ($80,000-$150,000 for suitable properties) and minimal competition, but investors should expect longer vacancy periods during off-season months and rely heavily on weekend and summer bookings from Kansas City metropolitan area visitors seeking lake access and outdoor recreation.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking in Alma, Kansas. Local real estate agents in the area include Coldwell Banker Hedrick Realty in nearby Topeka and RE/MAX Associates which serve the Wabaunsee County region where Alma is located. National services like Awning, RedAwning, and Vacasa provide market analysis and property management services for Airbnb investors in smaller Kansas markets. AirDNA offers data analytics specifically for short-term rental markets including rural Kansas areas, while Mashvisor provides investment property analysis tools that cover the Alma market. Local property management companies such as Kansas Property Management Group and Flint Hills Property Management, both operating out of Manhattan, Kansas, extend services to the Alma area and can assist with Airbnb property operations. BiggerPockets marketplace and Roofstock also list investment properties in Kansas including the Alma region, with both platforms offering resources specifically for short-term rental investors seeking properties in emerging markets like small Kansas towns.