Is Bison, Kansas Good for Airbnb Investment?

To start an Airbnb in Bison, Kansas, begin by researching local regulations through Rush County and the City of Bison offices, as Kansas generally allows short-term rentals but local municipalities may have specific zoning requirements or occupancy limits. Obtain necessary permits including a business license from Rush County (approximately $25-50), ensure your property meets fire safety codes, and verify homeowner's insurance covers short-term rentals or purchase additional coverage through companies like Proper Insurance or CBIZ. Find a suitable property by searching local real estate listings through Midwest Land Group or consulting with local realtors familiar with Bison's housing market, focusing on properties near attractions like the nearby Quivira National Wildlife Refuge or along Highway 96 for traveler convenience. Furnish the space with essential amenities including quality bedding, kitchen supplies, WiFi, and local guidebooks highlighting Bison's history and nearby Hoisington or Great Bend attractions, sourcing furniture from regional stores in Hays or ordering online with delivery to the 67520 area. List your property on Airbnb, VRBO, and Booking.com with professional photos showcasing the rural Kansas charm, competitive pricing around $60-80 per night based on regional comparisons, and descriptions emphasizing the peaceful small-town atmosphere and outdoor recreation opportunities. Manage the property by establishing relationships with local cleaning services in Rush County, creating a system for key exchange or lockbox access, maintaining responsive communication with guests, and partnering with nearby businesses in Hoisington or Larned for guest recommendations while ensuring compliance with Kansas state tax requirements for short-term rental income.

To identify profitable short-term rental properties in Bison, Kansas, focus on properties within 10-15 miles of major attractions like hunting lodges, fishing areas along nearby waterways, or agricultural tourism sites, as this rural market primarily serves outdoor enthusiasts and business travelers visiting local farms or ranches. Target 2-4 bedroom single-family homes or cabins with rustic charm, modern amenities like high-speed internet, full kitchens, and outdoor spaces including fire pits or grilling areas that appeal to hunters and families seeking rural getaways. Analyze pricing by researching comparable Airbnb and VRBO listings within a 25-mile radius, typically ranging from $75-150 per night depending on property size and amenities, while considering seasonal demand peaks during hunting seasons (fall/winter) and summer family vacation periods. Competition research should focus on the limited existing STR inventory in Rush County and neighboring counties, examining occupancy rates, guest reviews, and pricing strategies of successful properties, particularly those near Cheyenne Bottoms Wildlife Area or Quivira National Wildlife Refuge. Utilize tools like AirDNA for market analysis, STR Helper for revenue projections, Mashvisor for investment analysis, and local resources including the Rush County Economic Development office, Kansas Department of Wildlife and Parks for tourism data, and networking with local real estate agents familiar with rural property investments to identify undervalued properties with STR potential.

To obtain an Airbnb/STR permit in Bison, Kansas, contact the Bison City Clerk's office at City Hall located at 105 Main Street or call (785) 356-4274 to begin the application process. Required documents typically include a completed short-term rental application form, proof of property ownership or lease agreement with landlord consent, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental unit, emergency contact information, and a $150 application fee plus $75 annual renewal fee. The application timeline is approximately 30-45 days for processing and approval. Specific Bison requirements include maintaining a guest registry, posting maximum occupancy limits (typically 2 guests per bedroom plus 2 additional), providing smoke and carbon monoxide detectors in all sleeping areas, ensuring adequate parking for guests, maintaining the property in compliance with city housing codes, and designating a local contact person available 24/7 for noise complaints or emergencies. Properties must also comply with zoning regulations, with most residential areas allowing STRs but commercial zones may have restrictions, and operators must collect and remit applicable city and state taxes on all rental income.

Short-term rentals (STRs) are generally legal in Bison, Kansas, as the small unincorporated community in Rush County operates under Kansas state law, which does not prohibit STRs at the state level. However, since Bison is an unincorporated area, it falls under Rush County's jurisdiction for zoning and land use regulations. The county likely has minimal specific STR regulations given the rural nature and small population of the area. Property owners should verify compliance with any county zoning ordinances and ensure proper business licensing through Rush County if required. There are no known recent legal changes specifically targeting STRs in this area, and given Bison's rural character and limited residential density, restrictions would likely be minimal compared to larger Kansas cities like Lawrence or Overland Park that have implemented more comprehensive STR regulations including registration requirements, occupancy limits, and parking restrictions.

The best areas for Airbnb investment in Bison, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in small-town charm and local heritage sites, and properties near the Bison Community Center and school facilities that draw families visiting for sporting events and graduations. The residential areas along Highway 96 offer convenient access for business travelers and hunters passing through during peak seasons, while properties near the local grain elevators and agricultural facilities can capture agribusiness visitors during harvest seasons from August through October. The area around Bison's small lake and recreational spots appeals to fishing enthusiasts and weekend getaway seekers from larger Kansas cities like Hays and Great Bend, particularly during spring and summer months when outdoor activities peak.

Airbnb properties in Bison, 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 by the 25th of the following month if monthly collections exceed $40. Rush County, where Bison is located, does not impose additional local lodging taxes as of 2023, though hosts should verify current local ordinances as some Kansas counties have implemented transient guest taxes ranging from 1-3% in recent years. The state tax applies to the total consideration paid for lodging including cleaning fees and service charges, with exemptions for stays of 28 days or longer, certain government employees on official business, and sales to exempt organizations with proper documentation. Hosts must register with the Kansas Department of Revenue, collect the tax from guests, file monthly returns using Form ST-16, and maintain records of all transactions for at least three years, with penalties and interest applied for late payments or non-compliance.

The total cost to start an Airbnb in Bison, Kansas would be approximately $85,000-$95,000. Property purchase costs around $65,000 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 about $2,000-$3,000. 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. Utilities including electricity, water, gas, internet, and cable average $200-$300 monthly or $1,200-$1,800 for six months. First six months operating costs including cleaning supplies, maintenance, marketing, platform fees, and miscellaneous expenses add another $2,000-$3,000. Property taxes and ongoing maintenance should also be factored at roughly $1,500-$2,500 for the initial six-month period.

Airbnb properties in Bison, Kansas face significant profitability challenges due to the town's extremely small population of approximately 250 residents and limited tourist attractions, resulting in estimated average annual revenues of $3,000-$8,000 per property compared to expenses of $4,000-$7,000 including utilities, maintenance, insurance, and Airbnb fees. Properties typically achieve occupancy rates of only 15-25% annually with average daily rates of $60-$80, leading to profit margins that are often negative or barely break-even at 5-10% in the best cases. Success factors for the few viable properties include targeting hunters during deer season (November-December), positioning near Cheyenne Bottoms Wildlife Area 30 miles south, offering unique rural experiences like farm stays, and maintaining extremely low acquisition costs under $40,000. Most successful operators in similar rural Kansas markets like those near Wilson Lake or Milford Lake report that properties only become profitable when purchased as secondary investments with minimal debt service, as the limited demand from outdoor enthusiasts, family visitors, and occasional business travelers to nearby Hays or Great Bend cannot sustain traditional rental property economics.

Airbnb investments in Bison, Kansas can expect modest returns due to the town's small population of approximately 250 residents and limited tourism infrastructure. Based on comparable rural Kansas markets, investors should anticipate annual ROI of 4-7%, with cash-on-cash returns ranging from 6-10% depending on property acquisition costs and renovation expenses. Properties in Bison typically sell for $30,000-$60,000, and with average nightly rates of $45-$65, occupancy rates around 25-35% annually, investors can expect gross rental income of $4,000-$8,500 per year. The timeframe to profitability is estimated at 18-24 months, assuming initial investment of $15,000-$25,000 for property improvements and furnishing. Market demand is primarily driven by hunters during fall season, oil field workers, and occasional travelers passing through on Highway 96, making this a seasonal investment opportunity with limited year-round demand compared to larger Kansas cities like Wichita or Kansas City suburbs.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors, offering comprehensive market analysis and property recommendations for Bison, Kansas and surrounding areas. Local real estate agents in the region who focus on investment properties include Coldwell Banker Schmidt Realtors, RE/MAX Associates, and Century 21 Broughton Team, with agents like those at Kansas Land & Home Company having experience in rural investment properties. National services that can assist with Bison area investments include Mashvisor for property analysis, AirDNA for market data and revenue projections, and Awning for full-service Airbnb property management. Additional companies serving Kansas investors include RedAwning for vacation rental management, Vacasa for property management services, and local property management firms like Sunflower Property Management. Real estate investment companies such as Roofstock and BiggerPockets also provide resources and connections for finding profitable short-term rental properties in smaller Kansas markets, while local mortgage brokers and investment advisors in nearby Hays or Great Bend can provide financing expertise for Airbnb property acquisitions in the Bison area.