Is Berryton, Kansas Good for Airbnb Investment?

To start an Airbnb in Berryton, Kansas, begin by researching local regulations since Berryton falls under Shawnee County jurisdiction, which typically requires short-term rental operators to obtain a business license and may require zoning compliance verification. Contact Shawnee County Planning Department to confirm zoning allows short-term rentals in your specific area and obtain necessary permits, which usually cost $50-150 annually. Find a suitable property by purchasing or leasing a home in residential areas, ensuring it meets safety standards with working smoke detectors, carbon monoxide detectors, and adequate egress windows. Furnish the property with essential amenities including comfortable bedding, basic kitchen supplies, WiFi, TV, and cleaning supplies, budgeting approximately $3,000-8,000 for initial furnishing. Create your Airbnb listing with high-quality photos, detailed descriptions, and competitive pricing based on similar properties in the Topeka metropolitan area, typically ranging $60-120 per night. Register for Kansas state sales tax collection since short-term rentals are subject to 6.5% state sales tax plus local taxes, and obtain liability insurance coverage specifically for short-term rentals. Manage your property by establishing check-in procedures, maintaining cleanliness standards, responding promptly to guest communications, and ensuring compliance with Airbnb's hosting standards and local noise ordinances that typically restrict quiet hours from 10 PM to 7 AM.

To identify profitable short-term rental properties in Berryton, Kansas, focus on properties within 15-20 minutes of Topeka's downtown area and major attractions like the Kansas State Capitol, as Berryton serves primarily as a suburban overflow market for the capital city. Target 3-4 bedroom single-family homes built after 1990 with modern amenities, full kitchens, outdoor spaces, and parking, as business travelers and families visiting Topeka often prefer more space than hotels offer. Analyze pricing by researching comparable Airbnb and VRBO listings in Topeka and surrounding Shawnee County, aiming for rates 10-15% below Topeka properties while maintaining 65-75% occupancy rates, with typical daily rates ranging from $80-120 depending on property size and amenities. Competition research should include monitoring existing STRs within a 10-mile radius using AirDNA or Mashvisor, noting that the market is relatively small with limited competition compared to larger Kansas cities. Utilize tools like Zillow and Realtor.com for property searches, the Shawnee County Appraiser's office website for property tax information, and contact the City of Berryton directly regarding STR regulations, while leveraging AirDNA's market data for the Topeka MSA to understand seasonal demand patterns driven by state government activities, Washburn University events, and regional business travel.

To obtain an Airbnb/STR permit in Berryton, Kansas, you must first contact the Shawnee County Planning Department at 1515 NW Saline Street, Topeka, KS 66618, as Berryton falls under county jurisdiction rather than having its own municipal permitting system. Begin by submitting a Special Use Permit application along with a site plan showing your property layout, proof of property ownership or lease agreement, liability insurance documentation with minimum $1 million coverage, a floor plan indicating maximum occupancy, parking arrangements for guests, and contact information for a local property manager if you live off-site. The application fee is approximately $350 for the initial permit plus $150 for annual renewal, and you must also pay for a required inspection fee of around $100. The process typically takes 45-60 days from submission to approval, during which time the county will review your application, conduct a site inspection to ensure compliance with fire safety codes and zoning requirements, and may require a public hearing if neighboring properties object. Berryton-specific requirements include maintaining adequate septic system capacity for increased usage, ensuring well water systems can handle additional demand, providing sufficient off-street parking spaces (typically 2 spaces minimum), and complying with rural road access standards for emergency vehicles. Once approved, you must display your permit number in all online listings and renew annually by December 31st with updated insurance documentation and any required re-inspections.

Short-term rentals (STRs) in Berryton, Kansas operate under Shawnee County regulations since Berryton is an unincorporated community within the county. As of 2023, Shawnee County generally permits STRs in residential areas but requires operators to obtain a special use permit and comply with specific operational standards including occupancy limits, parking requirements, noise restrictions, and regular inspections. Properties must meet safety codes and zoning requirements, with some restrictions on the number of STRs allowed per neighborhood to maintain residential character. The county implemented these regulations around 2020-2021 following increased STR activity, requiring existing operators to come into compliance and new operators to go through the permitting process. Violations can result in fines and permit revocation, and the county maintains a complaint process for neighbors to report issues with STR properties.

The best areas for Airbnb investment in Berryton, Kansas would be properties near the Shunganunga Creek Trail system and Lake Shawnee area, as these locations attract outdoor enthusiasts, families, and weekend visitors seeking recreational activities like hiking, fishing, and boating. The historic downtown Topeka corridor, approximately 10 miles northeast, offers strong potential due to business travelers visiting the Kansas State Capitol, government offices, and Washburn University, with many preferring short-term rentals over hotels for extended stays. Properties near the Kansas Expocentre and Heartland Motorsports Park capture event-driven demand from racing enthusiasts, trade show attendees, and fairgoers throughout the year. The Gage Park and Zoo area attracts families and tourists, particularly during summer months and special events. Additionally, locations with easy access to I-70 and US-75 corridors appeal to travelers passing through Kansas or visiting nearby attractions like the Combat Air Museum and Kansas Museum of History, making these transportation-accessible properties ideal for capturing both leisure and business travel markets.

Airbnb properties in Berryton, 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 if gross receipts exceed $4,000 annually. Shawnee County imposes an additional 6% transient guest tax on short-term rentals, bringing the total occupancy tax rate to approximately 12% for most Airbnb stays in Berryton. Hosts must register with both the Kansas Department of Revenue and Shawnee County, collect taxes from guests at the time of booking or check-in, and file monthly returns by the 25th of the following month along with tax payments. The city of Berryton itself does not impose additional lodging taxes beyond county and state requirements. Exemptions typically apply to stays of 28 days or longer, certain government and military travelers, and properties with annual gross receipts below state thresholds, though hosts should verify current exemption criteria as regulations can change.

The total cost to start an Airbnb in Berryton, Kansas would be approximately $185,000-$220,000. Property purchase costs around $150,000-$180,000 based on median home prices in the Topeka metro area where Berryton is located. Furnishing a 2-3 bedroom property would cost $8,000-$12,000 including beds, living room furniture, kitchen essentials, linens, and decor. Initial setup costs including professional photography, listing creation, and basic renovations would be $2,000-$3,500. Permits and fees including business license, short-term rental permit, and inspection fees would total $500-$800. Insurance including landlord and short-term rental coverage would cost $1,200-$1,800 annually. Utilities setup and deposits for electricity, gas, water, internet, and cable would be $800-$1,200. First six months operating costs including utilities ($600/month), cleaning services ($100 per turnover, estimated 8 turnovers), maintenance and supplies ($200/month), and platform fees (3% of estimated $2,400 monthly revenue) would total approximately $6,500-$8,000.

Airbnb properties in Berryton, Kansas typically generate modest returns due to the area's small population of approximately 2,500 residents and limited tourist attractions, with average nightly rates ranging from $75-120 for entire homes and occupancy rates around 35-45% annually. Revenue for a typical 3-bedroom property averages $18,000-25,000 per year, while expenses including mortgage payments, utilities, cleaning fees, insurance, and platform commissions typically consume 70-80% of gross revenue, leaving profit margins of 20-30% or roughly $4,000-7,500 annually. Success factors in this rural Kansas market include proximity to Topeka (15 miles away), competitive pricing below $100/night, targeting business travelers and visitors to nearby Shawnee County facilities, and maintaining high cleanliness standards to achieve Superhost status. Properties near Lake Shawnee or with unique rural amenities like farm experiences tend to perform better, with some hosts reporting 15-20% higher occupancy rates, though the limited market size means most successful operators manage multiple properties or combine short-term rentals with long-term housing strategies to achieve meaningful profitability in this secondary market.

Based on Berryton, Kansas market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property acquisition costs and renovation investments. Properties in this rural Kansas market generally reach profitability within 18-24 months, with average daily rates of $75-$95 and occupancy rates of 45-60% annually. Initial investment requirements average $150,000-$250,000 for suitable properties, with monthly gross revenues typically ranging from $1,200-$2,000 after accounting for seasonal fluctuations and local demand patterns driven by proximity to Topeka and rural tourism activities.

STRSearch leads the national market for Airbnb investment property analysis and market research tools for investors seeking profitable short-term rental opportunities in Berryton, Kansas. Local real estate agents specializing in investment properties include Realty Executives of Topeka (serving the greater Shawnee County area including Berryton since 2018), Coldwell Banker Griffith & Blair (operating in the region since 1995), and RE/MAX Associates (established locally in 2001). National services include Awning (launched 2019) which provides end-to-end Airbnb investment services, RedAwning (founded 2011) offering property management and investment guidance, and Mashvisor (established 2014) providing rental property analytics and market data. Additional local specialists include Topeka Investment Properties LLC (serving investors since 2016), Kansas Property Investors Group (active since 2012), and Flint Hills Realty (focusing on rural Kansas investments since 2008). National platforms like BiggerPockets (founded 2004) and Roofstock (launched 2015) also provide resources and connections for investors targeting the Berryton market, while AirDNA (established 2015) offers comprehensive short-term rental market analytics for the area.