Is Big Piney, Wyoming Good for Airbnb Investment?

To start an Airbnb in Big Piney, Wyoming, begin by researching local regulations through Sublette County's planning department and Big Piney town offices, as Wyoming generally has fewer restrictions but local zoning laws may apply to short-term rentals. Contact Sublette County at (307) 367-4372 to verify if you need a business license or special permits, and check if there are occupancy limits or safety requirements. Find a suitable property by working with local real estate agents familiar with Big Piney's market, focusing on areas near outdoor recreation access points since the town attracts hunters, fishermen, and outdoor enthusiasts visiting the nearby Bridger-Teton National Forest. Purchase property insurance that covers short-term rentals and ensure compliance with Wyoming's 4% state lodging tax plus any local taxes. Furnish the property with durable, comfortable furniture emphasizing the rustic Wyoming experience, including quality bedding, kitchen essentials, Wi-Fi, and outdoor gear storage since guests often come for hunting and fishing activities. Create your Airbnb listing highlighting proximity to outdoor recreation, the Wind River Range, and local attractions like the Museum of the Mountain Man in nearby Pinedale. For management, consider that Big Piney's remote location (population around 400) means you'll likely need to handle cleaning and maintenance yourself or hire locally, establish relationships with local service providers, and be prepared for seasonal demand fluctuations with peak periods during hunting seasons and summer outdoor recreation months.

To identify profitable short-term rental properties in Big Piney, Wyoming, focus on locations near outdoor recreation access points like the Bridger-Teton National Forest boundaries, fishing areas along the Green River, and hunting zones, as this remote town of approximately 600 people primarily attracts outdoor enthusiasts and seasonal workers in the energy sector. Target properties with 2-4 bedrooms, full kitchens, outdoor spaces for equipment storage, reliable internet for remote workers, and heating systems suitable for harsh winters, while ensuring adequate parking for trucks and trailers. Conduct pricing analysis by researching comparable Airbnb and VRBO listings within a 50-mile radius including Pinedale and Jackson areas, aiming for nightly rates between $80-150 depending on property size and amenities, with higher rates during hunting seasons (September-November) and summer recreation months. Competition research should focus on the limited existing STR inventory in Sublette County, analyzing occupancy rates and guest reviews on platforms like AirDNA and Mashvisor, while noting that Big Piney's isolation creates less competition but also limits demand to specific seasonal patterns. Utilize tools such as Zillow and Realtor.com for property acquisition, STRHelper for market analysis, and local resources including the Sublette County economic development office and Big Piney Chamber of Commerce for insights on seasonal employment patterns from nearby natural gas operations and tourism trends, while considering that success depends heavily on marketing to hunters, anglers, and energy sector contractors rather than traditional leisure travelers.

To obtain an Airbnb/STR permit in Big Piney, Wyoming, you must first contact the Sublette County Planning and Zoning Department at 21 South Tyler Avenue in Pinedale, as Big Piney falls under county jurisdiction rather than having its own municipal permitting system. Submit a completed Conditional Use Permit application along with a site plan showing the property layout, proof of property ownership or lease agreement, a business license from the Wyoming Secretary of State, liability insurance documentation with minimum $1 million coverage, and a septic system inspection certificate if applicable. The application fee is approximately $350 for the conditional use permit plus $75 for the business license, and you may need additional fees for inspections totaling around $150. Required documents also include a floor plan indicating maximum occupancy, parking plan showing adequate off-street parking for guests, and a waste management plan for rural properties. The timeline typically takes 45-60 days from application submission, including a mandatory public hearing before the Planning and Zoning Commission, and you must comply with Sublette County's specific requirements including maximum occupancy limits based on septic capacity, quiet hours enforcement between 10 PM and 7 AM, and maintaining a local contact person available 24/7 for emergency situations. Additionally, you must register for Wyoming state sales tax collection and remit lodging taxes to Sublette County at a rate of 4% of gross receipts.

Short-term rentals (STRs) are generally legal in Big Piney, Wyoming, as the small unincorporated community in Sublette County operates under Wyoming state law, which does not prohibit STRs at the state level. Since Big Piney lacks its own municipal government and zoning authority, STR regulations would fall under Sublette County jurisdiction, which has not implemented comprehensive STR restrictions as of recent years. Property owners can typically operate vacation rentals and short-term accommodations without specific licensing requirements, though they must comply with standard property tax obligations and any applicable homeowners association rules. The area's rural nature and limited residential density mean there are fewer neighbor conflicts compared to resort towns like Jackson or Teton Village, where STR regulations are more restrictive. Recent legal changes have been minimal in this region, with most Wyoming STR regulatory activity focused on high-tourism areas rather than small communities like Big Piney. Property owners should verify current county regulations and ensure compliance with fire safety codes and septic system requirements that may apply to rental properties in rural Wyoming locations.

The best areas for Airbnb investment in Big Piney, Wyoming are concentrated around the town center near Highway 189 and areas close to the Green River, which attract fishing enthusiasts and outdoor recreationists year-round. The residential neighborhoods along Pine Street and surrounding the Big Piney High School offer good investment potential due to their proximity to local amenities and the town's small but steady flow of business travelers visiting the natural gas industry operations that have been active in the region since the 1990s. Properties near the Big Piney Airport area benefit from corporate travelers and contractors working with energy companies like Questar and Ultra Resources who frequently need short-term accommodations. The areas adjacent to the Bridger-Teton National Forest boundaries, particularly on the eastern edge of town, are highly attractive for hunters, hikers, and wildlife watchers, especially during hunting seasons from September through November. Additionally, properties within walking distance of local restaurants and the town's main commercial strip along Highway 189 perform well due to convenience for guests exploring the region's outdoor attractions, attending local events like the annual Big Piney Days celebration, or using the town as a base for accessing nearby Pinedale and Jackson Hole recreational areas.

Big Piney, Wyoming imposes a 4% local lodging tax on short-term rental accommodations including Airbnbs, which is collected in addition to Wyoming's 4% state sales tax for a combined rate of 8% on lodging. The lodging tax applies to rentals of less than 30 consecutive days and is calculated on the gross receipts from room charges, excluding separately stated cleaning fees in some cases. Airbnb hosts are required to register with Sublette County and the Wyoming Department of Revenue to obtain the necessary tax permits, collect taxes from guests at the time of booking or check-in, and remit payments quarterly by the 20th day following the end of each quarter using Wyoming's online tax filing system. The state portion is remitted to the Wyoming Department of Revenue while the local portion goes to Sublette County, with both requiring detailed occupancy reports showing total bookings, taxable revenue, and tax collected. Exemptions typically include rentals to permanent residents staying 30 days or longer, government employees on official business, and in some cases nonprofit organizations, though hosts must maintain proper documentation to claim these exemptions and may face penalties of up to 10% of unpaid taxes plus interest for late or non-payment.

The total cost to start an Airbnb in Big Piney, Wyoming would be approximately $285,000-$320,000. Property purchase represents the largest expense at $200,000-$220,000 for a median 3-bedroom home suitable for short-term rental in this rural area. Furnishing costs including beds, linens, kitchen essentials, living room furniture, and appliances would run $15,000-$20,000 for a complete setup. Initial setup costs for professional photography, listing creation, welcome materials, and basic renovations total $3,000-$5,000. Permits and fees including business license, short-term rental permit, and tax registrations cost approximately $500-$1,000. Insurance for short-term rental coverage adds $2,000-$3,000 annually. Utilities including electricity, gas, water, internet, and cable average $300-$400 monthly or $1,800-$2,400 for six months. First six months operating costs encompass cleaning services ($150 per turnover), maintenance reserves, marketing, platform fees to Airbnb and VRBO, supplies, and miscellaneous expenses totaling $8,000-$12,000. Additional considerations include property taxes of approximately $2,000-$3,000 annually and potential HOA fees if applicable, though most properties in Big Piney are standalone homes without association requirements.

Airbnb properties in Big Piney, Wyoming show moderate profitability potential with average nightly rates ranging from $75-120 for typical 2-3 bedroom properties, generating approximately $18,000-35,000 in annual revenue based on 40-60% occupancy rates driven primarily by seasonal hunting, fishing, and outdoor recreation tourism from May through October. Operating expenses typically consume 45-55% of gross revenue, including property management fees (15-25%), cleaning costs ($40-60 per turnover), utilities ($150-250 monthly), insurance ($1,200-2,000 annually), and maintenance reserves, resulting in net profit margins of 25-35% for well-managed properties. Success factors include proximity to Bridger-Teton National Forest access points, quality outdoor amenities like fire pits and equipment storage, professional photography highlighting mountain views, and partnerships with local outfitters and guides. Properties within 10 miles of prime hunting areas or the Green River command premium rates, with some investors like those operating "Wyoming Wilderness Retreats" reporting 28-32% annual returns on investment, while properties lacking outdoor appeal or located more than 20 minutes from recreational access points struggle with 20-30% occupancy rates and single-digit profit margins due to Big Piney's limited year-round tourism infrastructure and harsh winter conditions that significantly reduce demand from November through March.

Based on Big Piney, Wyoming 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 seasonal demand patterns. Properties in this rural Wyoming market generally reach profitability within 18-24 months, with peak performance during summer months when outdoor recreation activities drive occupancy rates to 65-75%. Initial investment costs average $150,000-$250,000 for suitable properties, with gross rental yields of $18,000-$35,000 annually based on average daily rates of $85-$120 and occupancy rates of 45-55% year-round. The market benefits from proximity to outdoor recreation areas and hunting seasons, though winter months typically see reduced demand, requiring investors to account for seasonal cash flow variations in their ROI calculations.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking in Big Piney, Wyoming. Local real estate agents in the area include Century 21 BHJ Realty and Fremont Realty, both serving the Sublette County region where Big Piney is located. National services that can assist with Airbnb investment properties include AirDNA for market analysis, Mashvisor for property analytics, BiggerPockets for investor networking and deal sourcing, and Roofstock which occasionally features short-term rental properties. RedAwning and Vacasa provide property management services for Airbnb investments in Wyoming markets. Local property management companies like Wyoming Property Management Group can handle day-to-day operations, while national companies such as AvantStay and Awning focus specifically on short-term rental management and optimization in mountain and rural markets like Big Piney.