Is Beaumont, Kansas Good for Airbnb Investment?

To start an Airbnb in Beaumont, Kansas, begin by researching local zoning laws and regulations through Butler County and the City of Beaumont offices, as Kansas generally allows short-term rentals but local municipalities may have specific requirements including business licenses, occupancy permits, and tax registration with the Kansas Department of Revenue for state sales tax collection. Obtain necessary permits by contacting Beaumont City Hall for a business license (typically $25-50 annually), ensure your property meets fire safety codes and has proper smoke detectors, and register for Kansas sales tax collection which is currently 6.5% plus local taxes. Find a suitable property by researching areas near local attractions like the Flint Hills or properties with easy access to Highway 54, considering factors like proximity to Wichita (about 45 minutes away) which could attract business travelers, and ensure the property allows short-term rentals if you're renting rather than owning. Furnish the space with essential amenities including quality bedding, kitchen supplies, WiFi, cable/streaming services, and local guidebooks highlighting nearby attractions like the Tallgrass Prairie National Preserve, while ensuring all furniture meets safety standards and the space photographs well for listings. List your property on Airbnb, VRBO, and Booking.com with competitive pricing (likely $60-120 per night based on Kansas rural market rates), professional photos, detailed descriptions emphasizing the rural Kansas experience and proximity to natural attractions, and highlight unique features like stargazing opportunities or prairie views. Manage your Airbnb by establishing cleaning protocols between guests, responding promptly to inquiries, maintaining the property regularly, keeping detailed records for tax purposes, and consider hiring local cleaning services or property managers if you live far from Beaumont, while staying compliant with all local regulations and tax obligations.

For identifying profitable STR properties in Beaumont, Kansas, focus on properties within 10-15 minutes of major attractions like the Tallgrass Prairie National Preserve or near Wichita (45 minutes away) for business travelers seeking rural retreats. Target 2-4 bedroom homes with modern amenities, full kitchens, outdoor spaces, and reliable high-speed internet, as properties in this market typically rent for $80-150 per night depending on size and amenities. Analyze comparable properties within a 20-mile radius using AirDNA and Mashvisor to assess occupancy rates (typically 40-60% in rural Kansas markets) and seasonal demand patterns, particularly during hunting seasons and summer months when outdoor activities peak. Research competition by examining listings in nearby Butler and Greenwood counties, noting that limited inventory in small Kansas towns can create opportunities for well-positioned properties. Utilize tools like STR Helper for market analysis, connect with local real estate agents familiar with Butler County, monitor the Beaumont area Facebook groups for community insights, and consider properties near the Flint Hills region which attracts nature enthusiasts and photographers year-round, while ensuring compliance with any Butler County short-term rental regulations.

To obtain an Airbnb/STR permit in Beaumont, Kansas, contact the Beaumont City Clerk's office at City Hall located at 415 Olive Street or call (620) 843-5301 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 site plan showing parking areas and property layout, obtain a certificate of occupancy, provide proof of liability insurance (minimum $1 million coverage), and include contact information for a local property manager if you're not residing within 50 miles of the property. The application fee is typically $150 with an annual renewal fee of $75, and you may need to pay additional inspection fees of approximately $50. Required documents also include a floor plan, emergency contact information, and compliance with fire safety codes including smoke detectors in all bedrooms and common areas. The approval timeline is generally 30-45 days after submitting a complete application, during which the city will conduct a property inspection to ensure compliance with zoning regulations, parking requirements (minimum 2 spaces), and occupancy limits (typically 2 people per bedroom plus 2 additional). Beaumont requires STR operators to maintain a guest registry, display the permit number in all advertisements, limit occupancy to no more than 12 people, enforce quiet hours from 10 PM to 7 AM, and ensure properties meet all building and safety codes before receiving final permit approval.

Short-term rentals (STRs) in Beaumont, Kansas are generally legal but subject to local zoning regulations and state oversight. As a small city in Butler County, Beaumont typically allows STRs in residential areas but may require compliance with local zoning ordinances, business licensing requirements, and health and safety standards. The city likely requires STR operators to obtain proper permits and may have restrictions on the number of guests, parking requirements, and noise ordinances. Kansas state law generally permits municipalities to regulate STRs through local ordinances, and recent trends across Kansas have seen increased regulation including registration requirements and tax collection obligations. Beaumont may prohibit STRs in certain residential zones or require conditional use permits, and operators must comply with state tax requirements including transient guest taxes. Recent legal changes in Kansas have given municipalities more authority to regulate STRs while balancing property rights with neighborhood concerns, though specific recent changes in Beaumont would depend on local city council actions and zoning updates.

The best areas for Airbnb investment in Beaumont, Kansas include the historic downtown district near Main Street, which attracts visitors interested in the town's heritage and local events, and properties near the Flint Hills region that appeal to nature tourists and hunters visiting the area's prairies and wildlife management areas. The residential neighborhoods around the school district draw families visiting for sports tournaments and school events, while properties near major highways like US-160 capture business travelers and those passing through to larger Kansas cities. Areas close to local lakes and recreational facilities, particularly around fishing spots and camping areas, perform well during spring and summer months when outdoor enthusiasts visit for weekend getaways, and the agricultural tourism sector brings visitors during harvest seasons and county fair events.

In Beaumont, Kansas, Airbnb hosts are subject to Kansas state transient guest tax of 6% on gross rental receipts, which applies to lodging rentals of less than 28 consecutive days. The state tax is collected by the Kansas Department of Revenue and must be remitted monthly if collections exceed $40 per month, or annually if less. Additionally, hosts may be subject to local transient guest taxes imposed by Butler County, though specific rates vary and typically range from 2-5% in similar Kansas counties. Most jurisdictions require hosts to register for a transient guest tax permit before beginning operations, and taxes are generally collected from guests at the time of booking through platforms like Airbnb's automated tax collection system, though hosts remain ultimately responsible for ensuring proper remittance. Exemptions typically include rentals to permanent residents (28+ consecutive days), certain government employees on official business, and in some cases nonprofit organizations, though documentation is required to claim exemptions.

The total cost to start an Airbnb in Beaumont, Kansas would be approximately $95,000-$115,000. Property purchase costs around $75,000-$85,000 based on median home prices in rural Kansas communities. Furnishing a 2-3 bedroom property with quality furniture, appliances, linens, and décor typically runs $8,000-$12,000. Initial setup including professional photography, listing creation, and basic renovations costs $2,000-$3,500. Permits and fees including business license, short-term rental permit, and inspection fees total approximately $500-$800. Insurance for short-term rental coverage adds $1,200-$1,800 annually. Utility deposits and connections for electricity, water, gas, internet, and cable cost around $800-$1,200. First six months of operating costs including utilities ($300/month), cleaning supplies ($100/month), maintenance reserves ($200/month), property management software ($50/month), and marketing ($100/month) total approximately $4,500. Additional startup costs for welcome amenities, emergency repairs fund, and miscellaneous expenses add another $2,000-$3,000 to ensure smooth operations during the initial launch period.

Airbnb properties in Beaumont, Kansas show moderate profitability potential with average nightly rates ranging from $75-120 for typical 2-3 bedroom homes, generating approximately $18,000-28,000 in annual gross revenue at 60-70% occupancy rates. Operating expenses typically consume 40-50% of gross revenue, including cleaning fees ($30-50 per turnover), property management (15-25%), utilities ($150-200 monthly), insurance ($800-1,200 annually), and maintenance costs averaging $2,000-3,500 yearly. Net profit margins generally range from 15-25% after expenses, with successful properties achieving $4,000-7,000 in annual net income. Success factors in this smaller Kansas market include competitive pricing below $100/night, proximity to local attractions like the Beaumont State Park area, excellent guest communication, and maintaining high cleanliness standards. Properties within 10 miles of larger cities like Wichita or those catering to business travelers and outdoor enthusiasts tend to perform better, with some hosts reporting 75-80% occupancy rates during peak seasons from April through October, while winter months typically see 40-50% occupancy requiring strategic pricing adjustments to maintain profitability.

Airbnb investments in Beaumont, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are estimated as Beaumont is a small rural community with limited short-term rental demand. Properties in this market generally require 18-24 months to reach profitability due to lower occupancy rates of 35-45% annually and average daily rates of $65-85. The limited tourist attractions and business travel in Beaumont, Kansas constrains rental income potential compared to larger Kansas cities like Wichita or Lawrence, where companies like Airbnb report stronger performance metrics. Investors should expect longer payback periods of 12-15 years for full property appreciation and rental income recovery, with seasonal fluctuations significantly impacting cash flow during winter months when occupancy can drop to 20-25%.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Beaumont, Kansas, using data analytics and market insights. Local real estate agents like Coldwell Banker Hedrick Realty and RE/MAX Associates in nearby Wichita serve the Beaumont area and can assist with Airbnb investment properties. National services include Awning (formerly RedAwning) which provides full-service Airbnb property management and investment guidance, AirDNA for market analysis and revenue projections, and Mashvisor for rental property analytics. BiggerPockets connects investors with local professionals and provides educational resources for short-term rental investments. Local property management companies like Kansas Property Management Group can handle day-to-day operations of Airbnb properties. Additional national platforms include Roofstock for turnkey rental properties, though their Airbnb-specific inventory may be limited in smaller Kansas markets, and HostGPO for property management services. Given Beaumont's small size, investors often work with agents from larger nearby cities like Wichita or Kansas City who have experience with vacation rental properties and can identify opportunities in rural Kansas markets that appeal to travelers seeking unique countryside experiences.