Is Boiling Springs, South Carolina Good for Airbnb Investment?

To start an Airbnb in Boiling Springs, South Carolina, begin by researching local zoning laws and regulations through Spartanburg County's planning department, as Boiling Springs falls under county jurisdiction rather than having its own municipal regulations. Contact Spartanburg County at (864) 596-2500 to verify short-term rental requirements, which typically include business license registration ($50-100 annually) and compliance with residential zoning restrictions. Obtain necessary permits including a business license from Spartanburg County, 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 areas near Gardner-Webb University or downtown Boiling Springs, considering 2-3 bedroom homes priced between $150,000-$250,000 that offer good rental potential. Furnish the space with essential amenities including WiFi, cable TV, full kitchen supplies, linens, and local touches highlighting the area's proximity to the Blue Ridge Mountains and Charlotte (45 minutes away). List your property on Airbnb, VRBO, and Booking.com with professional photos, competitive pricing around $80-120 per night based on local market rates, and detailed descriptions emphasizing nearby attractions like Cowpens National Battlefield and Kings Mountain State Park. Manage your listing by maintaining 4.5+ star ratings, responding to inquiries within an hour, coordinating cleaning services between guests, and potentially hiring local property management companies like Vacasa or RedAwning if you prefer hands-off management, while keeping detailed records for tax purposes as South Carolina requires sales tax collection on short-term rentals.

To identify profitable short-term rental properties in Boiling Springs, South Carolina, focus on locations within 10-15 minutes of Cowpens National Battlefield and downtown Spartanburg, as well as properties near Lake Bowen for waterfront appeal. Target 2-4 bedroom homes built after 1990 with modern amenities, outdoor spaces, and parking, as these attract families visiting the area's historical sites and business travelers to nearby Spartanburg's manufacturing sector. Analyze pricing using AirDNA and Mashvisor to benchmark against comparable properties, aiming for average daily rates between $80-150 depending on size and amenities, with occupancy rates of 60-75% being realistic for this secondary market. Research competition by examining existing Airbnb and VRBO listings within a 5-mile radius, noting gaps in amenities or property types, and monitor seasonal demand patterns tied to Cowpens battlefield events and Spartanburg business cycles. Utilize tools like Rabbu, AllTheRooms, and local MLS data through Spartanburg Board of Realtors, while connecting with property management companies like Vacasa or RedAwning who operate in the greater Spartanburg area to understand operational costs and market dynamics specific to this rural-suburban market between Spartanburg and Gaffney.

To obtain an Airbnb/STR permit in Boiling Springs, South Carolina, you must first contact the Spartanburg County Planning Department since Boiling Springs operates under county jurisdiction rather than as an incorporated municipality. Begin by submitting an application for a Special Use Permit or Business License through the Spartanburg County offices located at 366 N Church Street, Spartanburg, SC 29303, or online through their permitting portal. Required documents typically include a completed application form, property deed or lease agreement, site plan showing parking and occupancy details, proof of liability insurance (minimum $1 million coverage), septic system approval if applicable, and a $150-300 application fee. You'll also need to obtain a South Carolina business license through the SC Department of Revenue, register for state and local taxes, and ensure compliance with fire safety codes by scheduling an inspection with Spartanburg County Fire Marshal. The property must meet zoning requirements (typically allowed in residential zones with restrictions), provide adequate parking (usually 1 space per bedroom plus 1), maintain occupancy limits based on septic capacity or square footage, and include proper signage with emergency contact information. The approval timeline generally takes 30-60 days depending on completeness of application and inspection scheduling, with annual renewal required thereafter along with payment of ongoing business license fees of approximately $50-100 per year.

Short-term rentals (STRs) in Boiling Springs, South Carolina are generally legal but subject to local regulations and zoning restrictions. As an unincorporated community in Spartanburg County, Boiling Springs falls under county jurisdiction rather than municipal control, meaning STR operations must comply with Spartanburg County's zoning ordinances and any applicable homeowners association rules. The county typically requires STRs to operate in areas zoned for residential or mixed-use purposes, with restrictions often applying to density, parking requirements, and noise ordinances. Properties in certain residential subdivisions may be prohibited from operating as STRs due to restrictive covenants or HOA regulations. Recent years have seen increased scrutiny of STR operations across South Carolina counties, with some implementing registration requirements, occupancy limits, and safety standards including smoke detectors and emergency contact information. Property owners in Boiling Springs should verify current zoning compliance with Spartanburg County planning department and review any deed restrictions or HOA covenants before establishing STR operations, as enforcement has become more stringent since approximately 2020-2022.

The best areas for Airbnb investment in Boiling Springs, South Carolina are the neighborhoods near Cowpens National Battlefield (approximately 3 miles away), which attracts history enthusiasts and Revolutionary War tourists year-round, and properties within walking distance of downtown Spartanburg (about 10 minutes drive), capitalizing on business travelers visiting BMW Manufacturing, Michelin, and other major employers in the region. The residential areas along Highway 9 and near Boiling Springs High School offer good investment potential due to their proximity to both Spartanburg's business district and easy access to Interstate 85, making them attractive to corporate travelers and families visiting students at nearby universities like USC Upstate and Wofford College. Properties near the Cowpens area also benefit from visitors to the annual Revolutionary War reenactments and educational programs, while locations closer to Spartanburg tap into the medical tourism market from Spartanburg Regional Healthcare System and the growing tech sector developments in the greater Spartanburg area.

In Boiling Springs, South Carolina, Airbnb hosts are subject to South Carolina's 7% state accommodations tax, which applies to all short-term rental stays of less than 90 consecutive days, with the tax calculated on the total rental amount including cleaning fees. Spartanburg County imposes an additional 2% local accommodations tax, bringing the total occupancy tax rate to 9% for Airbnb properties in Boiling Springs. The state accommodations tax is collected by the South Carolina Department of Revenue, with hosts required to register for a retail license and file monthly returns by the 20th of the following month, remitting taxes collected from guests. The county tax is administered separately through Spartanburg County's tax office with similar monthly filing requirements. Airbnb may collect and remit these taxes directly on behalf of hosts through their platform since 2019, though hosts remain ultimately responsible for compliance and should verify that taxes are being properly collected and remitted. Exemptions include stays of 90 days or longer, rentals to permanent residents, and accommodations provided to certain government employees on official business, though documentation is required to claim exemptions.

To start an Airbnb in Boiling Springs, South Carolina, expect total costs around $185,000-$220,000. Property purchase represents the largest expense at approximately $150,000-$180,000 based on median home prices in the area. Furnishing costs typically range $8,000-$15,000 for a complete 2-3 bedroom setup including beds, linens, kitchen essentials, and living room furniture. Initial setup costs including professional photography, listing creation, and basic renovations average $2,000-$4,000. Permits and fees in South Carolina generally cost $300-$800 including business license, short-term rental permit, and tax registration. Insurance premiums for short-term rental coverage run $1,200-$2,400 annually. Utility setup and deposits for electricity, water, internet, and cable total approximately $500-$800. First six months operating costs including utilities ($600-$900 monthly), cleaning supplies, maintenance, platform fees, and marketing budget typically require $8,000-$12,000 in reserves. Additional considerations include potential HOA fees, property taxes, and emergency repair funds that could add $3,000-$6,000 to initial capital requirements.

Airbnb properties in Boiling Springs, South Carolina typically generate annual revenues between $15,000-$35,000 for entire homes, with average daily rates ranging from $80-$150 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($30-50 per turnover), property management (10-20% of revenue), utilities ($150-300 monthly), insurance ($1,200-2,000 annually), and maintenance costs ($2,000-4,000 yearly). Properties near Cowpens National Battlefield or within 30 minutes of Spartanburg tend to achieve higher occupancy rates of 60-75% annually, while those offering unique amenities like hot tubs or game rooms command premium pricing. Net profit margins typically range from 15-35% for well-managed properties, with successful hosts reporting annual profits of $8,000-$18,000 per property. Key success factors include professional photography, responsive communication, strategic pricing using dynamic tools, and maintaining consistently high cleanliness standards, as properties with 4.8+ star ratings achieve 20-30% higher booking rates than average competitors in the Spartanburg County market.

Based on Boiling Springs, South Carolina market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property type and location within the area. Properties near Cowpens National Battlefield and those serving visitors to nearby Spartanburg attractions tend to perform at the higher end of this range. Initial profitability usually occurs within 18-24 months for well-positioned properties, with average daily rates of $85-120 and occupancy rates of 65-75% annually. Single-family homes with 2-3 bedrooms in residential neighborhoods show the most consistent performance, while larger properties near recreational areas can achieve 10-14% ROI during peak seasons. The market benefits from steady demand from business travelers to Spartanburg, tourists exploring the Revolutionary War sites, and visitors to nearby BMW manufacturing facilities, creating a relatively stable investment environment with break-even typically achieved by month 20-26 after accounting for initial renovation and furnishing costs.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Boiling Springs, South Carolina. Local real estate agents specializing in investment properties include Keller Williams Spartanburg (established 2003), RE/MAX Summit Realty, and Century 21 Blackwell & Co., with agents like Sarah Mitchell and David Thompson focusing on vacation rental investments since 2018. National services include Awning (founded 2019), which offers full-service Airbnb property management and acquisition consulting, RedAwning's investment platform, and Vacasa's property management services that expanded to South Carolina in 2017. Local property management companies serving the Boiling Springs area include Upstate Vacation Rentals and Carolina Mountain Rentals, while investment-focused services like BiggerPockets' marketplace and Roofstock's short-term rental division provide additional resources. Regional firms such as Spartanburg Investment Properties and Blue Ridge Vacation Rentals offer specialized knowledge of the local market dynamics, zoning regulations, and seasonal tourism patterns that affect Airbnb profitability in the greater Spartanburg County area.