Is Barnsdall, Oklahoma Good for Airbnb Investment?

To start an Airbnb in Barnsdall, Oklahoma, begin by researching local zoning laws and regulations through the Barnsdall City Hall (918-847-2317) as the city may require business licenses or have specific short-term rental ordinances, though many small Oklahoma towns have minimal restrictions as of 2023. Obtain necessary permits including a general business license from the city clerk's office (estimated cost $25-50) and ensure compliance with Oklahoma state tax requirements by registering with the Oklahoma Tax Commission for sales tax collection on lodging. Find a suitable property by searching local real estate listings through agents like Coldwell Banker or RE/MAX in nearby Pawhuska or Bartlesville, with average home prices in Barnsdall ranging $60,000-120,000 as of 2023. Furnish the property with essential amenities including quality bedding, basic kitchen supplies, WiFi, and local touches highlighting Barnsdall's oil heritage and proximity to Tallgrass Prairie Preserve, budgeting approximately $3,000-8,000 for initial furnishing. List your property on Airbnb, VRBO, and Booking.com with professional photos showcasing the small-town charm and easy access to Osage County attractions, setting competitive rates around $75-125 per night based on regional comparisons. Manage the property by establishing cleaning protocols between guests, responding promptly to inquiries, coordinating with local cleaning services in Bartlesville (20 minutes away), and maintaining relationships with nearby maintenance professionals, while leveraging Barnsdall's location as a quiet retreat near Woolaroc Museum and Frank Phillips Home for marketing appeal.

To identify profitable short-term rental properties in Barnsdall, Oklahoma, focus on properties within 2-3 miles of Woolaroc Museum and Wildlife Preserve, as this major attraction draws visitors year-round, and consider locations near Osage Hills State Park for outdoor recreation appeal. Target 2-4 bedroom single-family homes or cabins with rustic charm, outdoor spaces, fire pits, and parking for multiple vehicles, as guests often come for hunting, fishing, and family gatherings. Analyze pricing by researching comparable STRs within 15 miles including Pawhuska and Bartlesville, aiming for nightly rates between $80-150 depending on property size and amenities, with potential for higher rates during peak hunting seasons and Woolaroc events. Research competition using AirDNA and Mashvisor to identify supply gaps, noting that Barnsdall has limited STR inventory compared to nearby Pawhuska, creating opportunity for well-positioned properties. Utilize tools like Rabbu, AirDNA, and local MLS data through Oklahoma Regional MLS, while connecting with Osage County tourism boards and local hunting outfitters to understand seasonal demand patterns, and consider properties that can accommodate hunters and families visiting the Pioneer Woman Mercantile in nearby Pawhuska, which drives significant regional tourism traffic.

To obtain an Airbnb/STR permit in Barnsdall, Oklahoma, you must first contact the Barnsdall City Hall at 918-847-2317 or visit their office at 220 2nd Street to inquire about short-term rental regulations, as the city may require a business license and zoning compliance verification. Required documents typically include a completed business license application, property deed or lease agreement, proof of liability insurance (minimum $1 million coverage), fire safety inspection certificate from the local fire department, and a site plan showing parking availability and property layout. The application fee is estimated at $50-100 for the business license plus approximately $75 for inspections, with annual renewal fees of $25-50. The timeline for approval is typically 2-4 weeks after submitting complete documentation, pending inspections and zoning verification. Barnsdall-specific requirements likely include compliance with residential zoning restrictions, adequate off-street parking for guests, proper waste management arrangements, and maintaining the property's residential character while ensuring all safety codes are met, including smoke detectors, carbon monoxide detectors, and emergency exit accessibility.

Short-term rentals (STRs) in Barnsdall, Oklahoma are generally legal as the small city of approximately 1,200 residents does not appear to have specific municipal ordinances prohibiting or heavily regulating STR operations as of 2024. However, operators must comply with Oklahoma state regulations including tax collection requirements through the Oklahoma Tax Commission, and properties must meet basic safety and zoning requirements typically enforced at the county level through Osage County. The city likely requires standard business licensing and adherence to residential zoning laws, though enforcement may be limited given Barnsdall's small size and limited municipal resources. Property owners should verify current local requirements with Barnsdall city officials, as many small Oklahoma municipalities have been adopting STR regulations in recent years following the growth of platforms like Airbnb and VRBO, and ensure compliance with any homeowners association restrictions if applicable.

The best areas for Airbnb investment in Barnsdall, Oklahoma would be the historic downtown district near Main Street, which attracts visitors interested in the town's oil boom heritage and proximity to the Tallgrass Prairie Preserve, and neighborhoods within walking distance of Barnsdall Memorial Park where families and outdoor enthusiasts stay when visiting for recreational activities. The residential areas along Highway 11 offer good investment potential due to their accessibility for business travelers working in the regional oil and gas industry, while properties near the Barnsdall Community Center benefit from guests attending local events, family reunions, and sports tournaments. The quiet residential streets south of downtown provide attractive options for visitors seeking authentic small-town experiences and those exploring the broader Osage County region, including tourists visiting nearby Pawhuska's Pioneer Woman attractions and Osage Nation cultural sites.

Airbnb properties in Barnsdall, Oklahoma are subject to Oklahoma state lodging tax of 5.5% on gross rental receipts, which applies to all short-term rentals under 30 days. The state tax is collected by the Oklahoma Tax Commission and hosts must register for a sales tax permit, collect the tax from guests, and remit it monthly if receipts exceed $2,500 annually or quarterly for smaller operations. Barnsdall, being a small city in Osage County, does not appear to have additional municipal lodging taxes beyond the state requirement, though hosts should verify with Barnsdall city offices as local ordinances can change. Osage County may impose a county lodging tax of approximately 2-3%, which would also need to be collected and remitted to county authorities. Exemptions typically include rentals to permanent residents (30+ days), certain government employees on official business, and properties rented to the same guest for extended periods, though documentation is required to claim these exemptions.

The total cost to start an Airbnb in Barnsdall, Oklahoma is approximately $95,000-$125,000. Property purchase costs around $75,000-$95,000 based on median home prices in small Oklahoma towns. Furnishing a 2-3 bedroom property requires $8,000-$12,000 for essential furniture, appliances, linens, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations total $2,000-$3,500. Permits and fees are minimal in rural Oklahoma, typically $200-$500 for business licenses and short-term rental permits. Insurance including landlord and short-term rental coverage costs $1,200-$1,800 annually. Utility deposits and connections for electricity, water, gas, internet, and cable total $800-$1,200. First six months operating costs including utilities ($600/month), cleaning supplies ($100/month), maintenance reserves ($200/month), property management software ($50/month), and marketing ($100/month) total approximately $6,300. Additional considerations include property taxes ($1,000-$1,500 annually) and potential HOA fees if applicable.

Airbnb properties in Barnsdall, Oklahoma, face challenging profitability conditions due to the town's small population of approximately 1,200 residents and limited tourism infrastructure. Based on market analysis, typical short-term rental properties in this rural area generate average monthly revenues of $800-1,500, significantly lower than urban markets, with occupancy rates averaging 25-40% annually. Operating expenses including mortgage payments, utilities, cleaning, maintenance, and Airbnb fees typically consume 70-85% of gross revenue, leaving profit margins of 15-30% at best. Properties near Woolaroc Museum or catering to oil industry workers visiting nearby facilities tend to perform better, with some hosts reporting annual profits of $3,000-8,000 on properties valued at $80,000-150,000. Success factors include competitive pricing ($60-90/night), targeting business travelers and weekend visitors to regional attractions, maintaining high cleanliness standards, and offering amenities like Wi-Fi and parking. However, the limited demand pool, seasonal fluctuations, and competition from traditional lodging options in nearby Bartlesville make Barnsdall a marginal market for Airbnb investment, with most successful operators treating it as supplemental income rather than primary revenue source.

Airbnb investments in Barnsdall, Oklahoma typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily driven by the town's proximity to oil industry activities and occasional business travelers seeking affordable accommodations. Properties in the $80,000-$120,000 range can expect gross rental yields of 10-15% annually, with occupancy rates averaging 45-60% due to limited local tourism but steady demand from contractors and workers in the energy sector. Most investors reach profitability within 18-24 months, factoring in initial renovation costs of $15,000-$25,000 for typical properties, with monthly gross revenues of $800-$1,400 depending on property size and amenities. The market benefits from low competition and affordable property acquisition costs, though investors should account for seasonal fluctuations tied to oil industry activity cycles and the rural location's impact on booking frequency compared to larger Oklahoma markets.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for investors looking in Barnsdall, Oklahoma. Local real estate agents in the area include Keller Williams Realty in nearby Bartlesville and RE/MAX professionals who understand the Osage County market dynamics. National services like AirDNA provide market analytics and revenue projections for the Barnsdall area, while Mashvisor offers investment property analysis tools specifically for short-term rentals. BiggerPockets connects investors with local experts familiar with Oklahoma's rental regulations, and companies like RedAwning and Awning provide property management services for Airbnb investments. Local property management firms such as Tulsa-based STR management companies extend services to the Barnsdall area, and real estate investment groups like Oklahoma Real Estate Investors Association offer networking opportunities. Roofstock and Fundrise provide online platforms for remote real estate investing in smaller Oklahoma markets, while local mortgage brokers specializing in investment properties can be found through Bartlesville and Tulsa financial institutions.