Is Bartlesville, Oklahoma Good for Airbnb Investment?

To start an Airbnb in Bartlesville, Oklahoma, begin by researching local zoning laws and regulations through the Bartlesville Planning Department, as the city requires short-term rental operators to obtain a business license and comply with residential zoning restrictions that typically allow rentals in single-family homes with proper permits. Contact Bartlesville City Hall at 918-338-4282 to obtain necessary permits including a business license ($25-50 annually) and ensure compliance with fire safety codes and occupancy limits. Find a suitable property in residential areas like downtown Bartlesville, Johnstone Park, or near Price Tower, considering proximity to attractions like the Phillips Petroleum Company Museum and Woolaroc Ranch, with average property prices ranging $80,000-200,000. Furnish the space with essential amenities including Wi-Fi, cable TV, full kitchen appliances, linens, and local touches highlighting Bartlesville's oil heritage and Frank Lloyd Wright architecture. Create listings on Airbnb, VRBO, and Booking.com with professional photos showcasing the property's proximity to attractions like the Bartlesville Community Center and downtown shopping, pricing competitively at $60-120 per night based on local market rates. Manage the property by establishing cleaning protocols between guests, maintaining responsive communication, coordinating key exchanges or installing smart locks, and ensuring compliance with Oklahoma's 5.5% state sales tax plus Washington County's additional taxes on short-term rentals while maintaining proper insurance coverage for short-term rental activities.

To identify profitable short-term rental properties in Bartlesville, Oklahoma, focus on locations near major attractions like the Price Tower Arts Center, Woolaroc Museum, and downtown business district, as well as properties within 10-15 minutes of Phillips 66 headquarters and ConocoPhillips facilities which generate consistent business travel demand. Target 2-4 bedroom single-family homes or historic properties built between 1920-1960 with original character features, full kitchens, dedicated parking, and outdoor spaces, as these appeal to both leisure travelers exploring Frank Lloyd Wright architecture and corporate visitors. Conduct pricing analysis using AirDNA and Mashvisor to benchmark against the estimated 15-25 active STRs in the market, targeting properties under $150,000 that can command $80-120 nightly rates with 60-70% occupancy during peak oil industry conference seasons and summer tourism months. Research competition by analyzing existing Airbnb and VRBO listings within 5-mile radius, identifying gaps in amenities or property types, and monitor seasonal demand patterns tied to Bartlesville's corporate calendar and regional events. Utilize STR-specific tools like Rabbu and PriceLabs for dynamic pricing, partner with local property management companies familiar with Washington County regulations, and leverage Bartlesville Chamber of Commerce resources to understand upcoming economic developments that could impact demand, while ensuring compliance with city zoning laws and HOA restrictions in residential neighborhoods.

To obtain an Airbnb/STR permit in Bartlesville, Oklahoma, you must first contact the Bartlesville Planning Department at City Hall located at 401 S. Johnstone Avenue to determine current zoning compliance and obtain a business license application. Required documents typically include a completed business license application, property deed or lease agreement, floor plan of the rental unit, proof of liability insurance (minimum $1 million coverage), contact information for a local property manager if you're not local, and a site plan showing parking availability. You'll need to pay a business license fee of approximately $50-75 annually, plus any applicable zoning permit fees of around $100-200. The property must meet fire safety codes, have working smoke and carbon monoxide detectors, provide adequate parking (typically 1-2 spaces per unit), and comply with occupancy limits based on square footage and bedroom count. Submit your application to the City Clerk's office along with all required documentation and fees, then schedule any required inspections with the Building Department. The approval timeline is typically 2-4 weeks from submission of a complete application, though this may extend to 6-8 weeks if zoning variances or special permits are required. Once approved, you must display your business license number in all rental listings and renew annually by December 31st.

Short-term rentals (STRs) are generally legal in Bartlesville, Oklahoma, as the city has not enacted specific prohibitions against vacation rental properties, though they must comply with standard zoning regulations and business licensing requirements. Properties operating as STRs typically need to obtain a business license from the city and ensure compliance with residential zoning laws, fire safety codes, and health department regulations. Most residential areas in Bartlesville allow STRs as an accessory use, but operators should verify zoning compliance as some neighborhoods may have deed restrictions or homeowners association rules that limit rental activities. The city requires STR operators to collect and remit applicable occupancy taxes, and properties must meet basic safety standards including smoke detectors and emergency egress requirements. As of recent years, Bartlesville has not implemented the stricter STR regulations seen in larger Oklahoma cities like Oklahoma City or Tulsa, maintaining a relatively permissive approach while still requiring basic business compliance and tax collection from operators.

The best areas for Airbnb investment in Bartlesville, Oklahoma include the downtown historic district near the Price Tower and Frank Lloyd Wright architecture, which attracts cultural tourists and architecture enthusiasts year-round. The Johnstone Park area offers proximity to recreational activities and family-friendly attractions, making it ideal for weekend getaways and family vacations. Properties near the Bartlesville Community Center and Washington Park Boulevard capture business travelers visiting Phillips 66 headquarters and other corporate facilities, as well as visitors attending events at the community center. The Keeler Park neighborhood provides a quiet residential setting that appeals to longer-term stays and relocating professionals, while areas near Sooner Park offer access to recreational facilities and youth sports tournaments that drive consistent demand. The vicinity around Oklahoma Wesleyan University attracts visiting families during graduation, sports events, and academic conferences, creating seasonal demand spikes that can command premium rates.

In Bartlesville, Oklahoma, Airbnb hosts are subject to both state and local lodging taxes. The Oklahoma state lodging tax is 5.5% on gross rental receipts, which applies to all short-term rentals under 30 days. Bartlesville imposes an additional city lodging tax of approximately 6% on transient accommodations, bringing the total lodging tax burden to around 11.5%. These taxes are typically collected from guests at the time of booking through Airbnb's automated tax collection system, which remits payments directly to the Oklahoma Tax Commission for state taxes on behalf of hosts. For local city taxes, hosts may need to register with the Bartlesville Finance Department and file monthly or quarterly returns depending on rental volume, though Airbnb may also collect and remit these taxes in some cases. Washington County may impose an additional transient lodging tax of 1-2%. Exemptions generally apply to rentals exceeding 30 consecutive days, which are considered long-term stays rather than transient lodging. Hosts should verify their registration requirements with both state and local tax authorities, as failure to properly collect and remit these taxes can result in penalties and back-tax assessments.

To start an Airbnb in Bartlesville, Oklahoma, expect total costs around $180,000-$220,000. Property purchase represents the largest expense at approximately $140,000-$160,000 based on median home prices in the area as of 2023-2024. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom property including furniture, appliances, linens, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic marketing materials run $1,500-$3,000. Permits and fees vary but budget $500-$1,200 for business licenses, short-term rental permits, and any required inspections depending on city regulations. Insurance costs approximately $2,000-$3,500 annually for landlord and short-term rental coverage. Utility setup and deposits for electricity, gas, water, internet, and cable services cost around $800-$1,500 initially. First six months of operating expenses including utilities ($300-500/month), cleaning services ($75-150 per turnover), maintenance reserves ($200-400/month), platform fees (3% of bookings), and property management software ($30-100/month) total approximately $4,000-$8,000, assuming moderate occupancy rates during the initial period.

Airbnb properties in Bartlesville, Oklahoma typically generate modest returns with average daily rates ranging from $65-95 for entire homes and $35-55 for private rooms, resulting in monthly revenues of $800-1,500 for well-managed properties with 60-70% occupancy rates. Operating expenses including cleaning fees ($25-40 per turnover), utilities ($80-120 monthly), property management (15-25% of revenue), insurance ($800-1,200 annually), and maintenance ($100-200 monthly) typically consume 40-55% of gross revenue, leaving net profit margins of 15-25% for most operators. Success factors in this smaller Oklahoma market include proximity to Phillips 66's training facilities and Woolaroc Museum, competitive pricing below $85/night, professional photography, and maintaining superhost status through consistent 4.8+ ratings. A typical 3-bedroom home purchased for $120,000 and generating $1,200 monthly revenue with $650 in expenses yields approximately $6,600 annual profit, representing a 5.5% return on investment before considering property appreciation, though seasonal fluctuations and competition from 15-20 other active listings in the area can impact performance significantly.

Airbnb investments in Bartlesville, Oklahoma typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily driven by the city's proximity to oil industry operations and Woolaroc Museum tourism. Properties near downtown or within 15 minutes of Phillips 66's research facilities tend to perform better, with average daily rates of $75-95 and occupancy rates around 65-70%. Initial profitability usually occurs within 18-24 months, assuming a 20-25% down payment on properties valued between $80,000-150,000. The market benefits from consistent business traveler demand from energy sector companies like ConocoPhillips and Chevron, though seasonal fluctuations occur with lower winter occupancy. Investors can expect break-even on initial investment and renovation costs within 2-3 years, with properties requiring $10,000-20,000 in initial improvements to meet short-term rental standards, making the total time to positive cash flow approximately 6-12 months after property acquisition and setup completion.

STRSearch is a national platform that helps investors identify profitable short-term rental properties in Bartlesville, Oklahoma by analyzing market data and rental potential. Local real estate agents like Coldwell Banker Select in Bartlesville and RE/MAX professionals in the area have experience with investment properties and understand the local market dynamics for vacation rentals. National services include Awning, which provides comprehensive Airbnb investment analysis and property management, and Mashvisor, offering rental property analytics and market insights for Oklahoma markets. BiggerPockets connects investors with local professionals and provides educational resources for short-term rental investing. Local property management companies like Bartlesville Property Management can assist with ongoing operations once properties are acquired. RedAwning and Vacasa offer both property identification services and full-service management for Airbnb investments. Real estate investment groups in nearby Tulsa often extend services to Bartlesville, including firms like Oklahoma Real Estate Investors Association members who specialize in rental properties. AirDNA provides market data and revenue projections specifically for short-term rentals in the Bartlesville area, while local mortgage brokers familiar with investment property financing can facilitate purchases for out-of-state investors looking to capitalize on Oklahoma's growing tourism market.