Is Bishop, California Good for Airbnb Investment?

To start an Airbnb in Bishop, California, begin by researching local regulations through the Inyo County Planning Department and Bishop City Hall, as Bishop requires short-term rental permits and compliance with zoning ordinances that typically limit rentals to residential zones with specific occupancy limits. Obtain necessary permits including a business license from the City of Bishop (approximately $50-100 annually), a Transient Occupancy Tax (TOT) permit (Bishop charges 10% TOT), and a short-term rental permit which requires property inspection, parking compliance, and neighbor notification. Find a suitable property in permitted zones, ensuring it meets safety requirements including smoke detectors, carbon monoxide detectors, and adequate egress routes. Furnish the property with essential amenities including quality bedding, kitchen supplies, WiFi, and outdoor gear storage given Bishop's proximity to the Eastern Sierra recreation areas. Create your Airbnb listing with professional photos highlighting mountain views and outdoor access, set competitive pricing based on seasonal demand (higher during ski season and summer hiking months), and emphasize proximity to Mammoth Mountain, fishing, and hiking trails. Manage the property by establishing cleaning protocols between guests, maintaining 24/7 guest communication, coordinating with local cleaning services, and ensuring compliance with the maximum occupancy limits and quiet hours typically enforced in Bishop's residential neighborhoods, while keeping detailed records for tax purposes and permit renewals.

To identify profitable short-term rental properties in Bishop, California, focus on locations within walking distance of downtown Bishop or with mountain views toward the Sierra Nevada range, particularly properties near Highway 395 which serves as the main corridor for outdoor enthusiasts heading to Mammoth Lakes, Yosemite, and Eastern Sierra recreation areas. Target 2-4 bedroom single-family homes or cabins with outdoor amenities like hot tubs, fire pits, or large decks that capitalize on Bishop's appeal as a basecamp for hiking, fishing, and climbing activities, with properties built after 1980 generally performing better due to modern amenities and insulation for year-round comfort. Conduct pricing analysis by researching comparable Airbnb and VRBO listings in Bishop, noting that properties typically command $150-300 per night depending on size and amenities, with peak seasons during summer months (June-September) and winter holidays when nearby Mammoth Mountain is active. Research competition by analyzing occupancy rates and guest reviews of existing STRs within a 5-mile radius, paying attention to properties that consistently book 60-70% occupancy or higher, and identify gaps in the market such as pet-friendly options or properties that accommodate larger groups. Utilize tools like AirDNA for market data specific to Bishop's 93514 zip code, Mashvisor for investment property analysis, and local resources including the Bishop Chamber of Commerce for tourism trends and the Inyo County planning department for zoning regulations and permit requirements that may affect STR operations in this Eastern Sierra gateway community.

To obtain an Airbnb/STR permit in Bishop, California, you must first contact the Inyo County Planning Department at 168 N Edwards Street, Independence, CA 93526, as Bishop falls under county jurisdiction for short-term rental regulations. Submit a completed short-term rental permit application along with required documents including property deed or lease agreement, floor plan showing maximum occupancy, parking plan demonstrating adequate off-street parking, septic system inspection (if applicable), and proof of liability insurance with minimum $1 million coverage. The application fee is approximately $500-800 with annual renewal fees around $200-400. You must also obtain a business license from the Town of Bishop for approximately $50-100 annually and register for transient occupancy tax collection with Inyo County. The property must comply with fire safety requirements including smoke detectors, carbon monoxide detectors, and fire extinguishers, plus meet health department standards for water quality and septic systems. Maximum occupancy is typically limited to 2 guests per bedroom plus 2 additional guests, with a 30-day maximum stay per guest per year. The approval process takes 4-8 weeks depending on completeness of application and any required inspections. Properties must maintain quiet hours from 10 PM to 8 AM, provide adequate parking for all guests, and display the permit number in all advertising. Annual inspections may be required, and violations can result in permit suspension or revocation.

Short-term rentals (STRs) are legal in Bishop, California, but operate under specific regulations established by the city. Bishop requires STR operators to obtain a business license and comply with zoning restrictions that generally limit short-term rentals to certain residential zones while prohibiting them in some neighborhoods to preserve long-term housing stock. The city typically requires a minimum stay period of 2-3 nights, limits the number of guests, mandates parking requirements, and enforces quiet hours to minimize impacts on residential areas. Property owners must also comply with safety requirements including smoke detectors, fire extinguishers, and emergency contact information. Recent changes around 2020-2022 have included stricter enforcement of existing regulations and enhanced permit requirements, with the city conducting periodic reviews of STR policies to balance tourism revenue with housing availability concerns. Violations can result in fines and permit revocation, and the city maintains a registry of approved short-term rental properties to ensure compliance with local ordinances.

The best Airbnb investment areas in Bishop, California include the downtown historic district near Main Street, which attracts visitors year-round due to its proximity to restaurants, shops, and serves as a convenient base for outdoor enthusiasts heading to the Eastern Sierra. The areas near Bishop City Park and surrounding residential neighborhoods are highly desirable for families and groups visiting for fishing, hiking, and camping activities, particularly during peak seasons from May through October. Properties located along or near Highway 395 corridor offer excellent visibility and accessibility for travelers passing through to destinations like Mammoth Lakes, Yosemite's eastern entrance, or Death Valley. The neighborhoods close to the Bishop Airport and surrounding areas cater well to business travelers and those seeking convenient access to backcountry adventures. Areas within walking distance of the Bishop Creek Canyon access points are particularly attractive to fishing enthusiasts and photographers, especially during fall foliage season around September-October, while properties near the Tri-County Fairgrounds benefit from increased demand during the annual Mule Days celebration in May and other seasonal events throughout the year.

In Bishop, California, Airbnb properties are subject to the Inyo County Transient Occupancy Tax (TOT) of 12% on gross rental receipts for stays of 30 days or less, which applies to all short-term rental accommodations including Airbnbs. The tax is collected from guests at the time of booking and must be remitted to Inyo County monthly by the 15th of the following month using the county's TOT return form, with properties requiring a business license and TOT permit before operating. Additionally, California state sales tax of 7.25% may apply to certain ancillary services provided with the rental, though basic lodging is generally exempt from state sales tax. Airbnb typically collects and remits the TOT directly to Inyo County on behalf of hosts through their platform, but individual hosts remain ultimately responsible for compliance and must register with the county even when using collection services. There are no standard exemptions for the TOT based on rental duration under 30 days, property value, or guest type, making virtually all short-term rental transactions subject to the full 12% rate.

Starting an Airbnb in Bishop, California requires approximately $450,000-$550,000 in total initial investment. Property purchase represents the largest expense at $380,000-$450,000 based on median home prices in the Eastern Sierra region as of 2023-2024. Furnishing costs typically range $15,000-$25,000 for a complete setup including beds, linens, kitchen essentials, living room furniture, and outdoor amenities suitable for the area's outdoor recreation focus. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations average $3,000-$5,000. Permits and fees in Mono County include business license ($100-$200), transient occupancy tax registration ($50-$100), and potential conditional use permits ($500-$2,000) depending on zoning. Insurance costs run $2,000-$3,500 annually for short-term rental coverage. Utility setup and deposits for electricity, gas, water, internet, and cable total approximately $1,000-$1,500. First six months of operating costs including utilities ($800/month), cleaning services ($150 per turnover), supplies and maintenance ($300/month), platform fees (3% of bookings), and marketing expenses total approximately $8,000-$12,000, assuming moderate occupancy rates typical for Bishop's seasonal tourism patterns driven by nearby attractions like Mammoth Lakes and Eastern Sierra recreation areas.

Airbnb properties in Bishop, California, typically generate annual revenues of $25,000-$45,000 for well-positioned properties, with average daily rates ranging from $120-$200 depending on proximity to outdoor recreation areas like the Eastern Sierra mountains and Mammoth Lakes. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($50-$80 per turnover), property management (15-25% of revenue), utilities ($200-$400 monthly), insurance ($1,500-$3,000 annually), and maintenance costs averaging $3,000-$5,000 yearly. Properties within walking distance of downtown Bishop or offering mountain views achieve occupancy rates of 65-75% annually, while those positioned as base camps for hiking, fishing, and skiing activities command premium pricing during peak seasons (June-September and December-February). A typical 3-bedroom property purchased for $400,000-$500,000 can generate net profits of $15,000-$25,000 annually, representing profit margins of 35-55% after all expenses. Success factors include strategic location near outdoor recreation access points, professional photography highlighting mountain scenery, responsive guest communication, and seasonal pricing strategies that capitalize on Bishop's role as a gateway to popular destinations like Yosemite's eastern entrance and the Alabama Hills filming location.

Airbnb investments in Bishop, California typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, driven by the town's proximity to popular outdoor destinations like Mammoth Lakes and the Eastern Sierra recreation areas. Properties in Bishop generally achieve profitability within 18-24 months, with peak earning potential during ski season (December-March) and summer hiking months (June-September) when nightly rates can reach $150-250 for well-appointed 2-3 bedroom properties. The market benefits from consistent year-round demand from outdoor enthusiasts, with average occupancy rates of 65-75% and gross rental yields of 10-14% annually, though investors should factor in seasonal fluctuations and the need for professional property management given the remote location and tourist-focused clientele.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for investors looking in Bishop, California. Local real estate agents in the Bishop area who focus on investment properties include Mammoth Lakes Real Estate and Sierra Sotheby's International Realty, both serving the Eastern Sierra region since the early 2000s. National services like AirDNA (founded 2015) and Mashvisor (established 2014) provide market analysis and property identification tools specifically for Airbnb investments. RedAwning, a vacation rental management company operating since 2009, offers property acquisition consulting services. Local property management companies such as Mammoth Mountain Chalets and Eastern Sierra Property Management can assist with identifying properties that would make good short-term rentals. Additional national platforms include Roofstock (2015), which occasionally features short-term rental properties, and BiggerPockets, which connects investors with local agents experienced in vacation rental markets. Century 21 and Coldwell Banker offices in the Mammoth Lakes and Bishop area often have agents specializing in investment properties suitable for Airbnb conversion.