Is Boyne Highlands, Michigan Good for Airbnb Investment?

To start an Airbnb in Boyne Highlands, Michigan, begin by researching local regulations through Charlevoix County and the City of Boyne Falls, as Boyne Highlands falls under their jurisdiction - expect to pay approximately $150-300 for short-term rental permits and comply with zoning requirements that typically allow vacation rentals in residential areas with proper registration. Obtain necessary permits including a Michigan sales tax license, local business license, and short-term rental permit from Charlevoix County, which requires property inspections for fire safety and occupancy limits. Find property by targeting ski-accessible locations near Boyne Highlands Resort, with average purchase prices ranging $300,000-800,000 for suitable vacation rental properties, focusing on 2-4 bedroom homes or condos that can accommodate families and ski groups. Furnish the property with ski-themed decor, quality linens, full kitchen amenities, ski storage areas, hot tub if possible, and winter-appropriate heating systems, budgeting $15,000-30,000 for complete furnishing. List your property on Airbnb, VRBO, and local vacation rental sites, emphasizing proximity to Boyne Highlands ski resort, seasonal activities, and unique Michigan features, with competitive rates ranging $150-400 per night depending on season and property size. Manage the property by hiring local cleaning services (typically $80-150 per turnover), establishing relationships with maintenance contractors familiar with winter property issues, implementing dynamic pricing strategies that capitalize on peak ski season (December-March) and summer activities, and maintaining responsive guest communication to achieve high ratings essential for success in this competitive resort market.

To identify profitable short-term rental properties in Boyne Highlands, Michigan, focus on locations within 2-3 miles of Boyne Highlands Resort and ski slopes, prioritizing properties with mountain or golf course views and easy access to outdoor recreation activities. Target 3-4 bedroom properties with amenities like hot tubs, fireplaces, game rooms, and ski storage that can accommodate 8-12 guests, as these command premium rates of $200-400 per night during peak ski season (December-March) and summer months (June-August). Analyze pricing using AirDNA and Mashvisor to benchmark against similar properties, aiming for properties that can achieve 60-70% occupancy rates with average daily rates of $180-250 in shoulder seasons. Research competition by studying existing STR listings within a 5-mile radius, identifying gaps in amenities or pricing, and monitor properties managed by local companies like Boyne Country Rentals and Northern Michigan Vacation Rentals. Utilize tools like Rabbu, STR Helper, and local MLS data through Realcomp, while connecting with Boyne City and Charlevoix County tourism boards for market insights, and consider properties near Deer Lake, Walloon Lake, or within Boyne Mountain Resort communities that offer year-round appeal beyond just winter sports.

To obtain an Airbnb/STR permit in Boyne Highlands, Michigan, you must first apply through the Boyne Highlands Resort Community Association and comply with both local township regulations and state requirements. Begin by contacting the Boyne Highlands Property Management office at (231) 549-6000 to obtain the Short-Term Rental Application Form, then gather required documents including proof of property ownership, liability insurance certificate (minimum $1 million coverage), floor plan showing maximum occupancy, septic system inspection certificate, and Michigan sales tax license from the Department of Treasury. Submit your completed application with a $150 application fee plus $75 annual renewal fee to the Boyne Highlands Community Association office located at 600 Highland Drive, Harbor Springs, MI 49740. The review process typically takes 14-21 business days and includes a property inspection to ensure compliance with fire safety codes, occupancy limits (maximum 2 guests per bedroom plus 2 additional), adequate parking (minimum 2 spaces), and noise ordinance requirements with quiet hours from 10 PM to 8 AM. Once approved, you must register with the Michigan Department of Treasury for sales tax collection, display your permit number in all listings, and maintain a local contact person available 24/7 for guest issues, with annual renewals due by December 31st each year.

Short-term rentals (STRs) are generally legal in Boyne Highlands, Michigan, as the area falls under Charlevoix County jurisdiction, which does not have a blanket prohibition on vacation rentals. However, STR operations are subject to local zoning regulations and must comply with Michigan state requirements including obtaining proper business licenses, collecting state and local taxes, and meeting safety standards. The Boyne Highlands Resort area, being primarily a tourist destination with many condominiums and vacation homes, has historically accommodated short-term rentals, though individual homeowners associations or condo associations may have their own restrictions. Property owners must register their rentals with the state for tax purposes and ensure compliance with local fire safety codes and occupancy limits. Recent changes in Michigan law around 2021-2022 have strengthened state oversight of STRs while generally preserving local control, meaning Charlevoix County and local municipalities retain authority to impose additional regulations such as permit requirements, noise ordinances, or parking restrictions, though no major prohibitive changes have been implemented specifically targeting the Boyne Highlands area as of recent years.

The best areas for Airbnb investment in Boyne Highlands, Michigan are the Harbor Springs vicinity, particularly near the resort base and ski slopes, which attracts year-round visitors for skiing in winter and golf in summer. The Boyne Mountain Resort area offers strong rental potential due to its proximity to the main ski facilities, conference center, and summer activities like zip-lining and scenic chairlift rides. Properties near Deer Lake and the surrounding lakefront areas are highly desirable for summer tourists seeking water activities, fishing, and scenic views. The Village at Boyne Highlands development provides upscale accommodation opportunities for visitors attending corporate retreats, weddings, and golf tournaments at the resort's championship courses. Areas within walking distance of the main lodge and dining facilities command premium rates due to convenience for guests who prefer not to drive. The Crooked Tree Golf Club neighborhood attracts golf enthusiasts during the warmer months, while properties near the cross-country ski trails and hiking paths appeal to outdoor recreation visitors throughout multiple seasons.

Airbnb properties in Boyne Highlands, Michigan are subject to Michigan's 6% state sales tax on lodging accommodations, which is automatically collected by Airbnb and remitted to the Michigan Department of Treasury on behalf of hosts. Additionally, Emmet County imposes a 5% accommodations tax on short-term rentals, bringing the total tax burden to approximately 11% for guests. The county tax is collected through the Emmet County Treasurer's office, and individual hosts may need to register and remit this tax directly if not collected by the platform. Some municipalities within Emmet County may impose additional local lodging taxes ranging from 2-4%, though specific rates for Boyne Highlands township vary. Exemptions typically apply to stays exceeding 30 consecutive days, which are considered long-term rentals rather than transient accommodations. Hosts must maintain detailed records of all bookings and tax collections, with quarterly remittance schedules generally required for county and local taxes, while Airbnb handles state tax compliance automatically for participating properties.

Starting an Airbnb in Boyne Highlands, Michigan requires approximately $485,000-$565,000 in total initial investment. Property purchase costs range from $350,000-$450,000 based on median vacation home prices in the Boyne area as of 2023-2024. Furnishing a 3-4 bedroom property suitable for ski and summer tourists costs $25,000-$35,000 including beds, linens, kitchen equipment, living room furniture, and outdoor gear storage. Initial setup expenses including professional photography, listing optimization, welcome materials, and cleaning supplies total $2,500-$4,000. Permits and fees include Michigan short-term rental registration ($150), Charlevoix County permits ($300-$500), and potential HOA approval fees ($200-$800). Insurance costs $3,500-$5,500 annually for short-term rental coverage through companies like Proper Insurance or CBIZ. Utility setup and deposits for electricity, gas, water, internet, and cable total $1,500-$2,500. First six months operating costs including utilities ($1,800), cleaning services ($3,600), maintenance ($2,000), Airbnb fees (3% of estimated $36,000 revenue = $1,080), marketing ($1,500), and supplies ($1,200) total approximately $11,180, bringing the complete startup investment to $485,000-$565,000 depending on property size and finish level.

Airbnb properties in Boyne Highlands, Michigan demonstrate strong seasonal profitability with average annual revenues ranging from $35,000-$65,000 for well-positioned properties, driven primarily by the area's proximity to Boyne Highlands Resort and seasonal tourism patterns. Properties typically achieve 60-75% occupancy rates during peak ski season (December-March) and summer months (June-August), commanding nightly rates of $200-$400 for luxury cabins and $120-$250 for standard homes. Operating expenses generally run 35-45% of gross revenue, including property management fees (20-25%), cleaning costs ($75-$125 per turnover), utilities ($3,000-$5,000 annually), insurance ($2,000-$3,500), and maintenance reserves, resulting in net profit margins of 25-35% for successful operators. Success factors include proximity to ski slopes and golf courses, high-quality furnishings and amenities, professional photography, dynamic pricing strategies, and partnerships with local property management companies like Vacasa or RedAwning who have established presences in the region since 2018-2019. Properties within 2 miles of Boyne Highlands Resort consistently outperform those further away, with some luxury 4-bedroom ski-in/ski-out properties generating over $80,000 annually, while standard 3-bedroom homes 5+ miles from attractions typically earn $25,000-$40,000 with lower occupancy rates of 45-55%.

Airbnb investments in Boyne Highlands, Michigan typically generate annual ROI of 12-18% due to the area's strong ski tourism at Boyne Highlands Resort and summer outdoor recreation activities. Cash-on-cash returns generally range from 8-14% annually, with properties near the ski slopes and golf courses commanding premium rates of $200-400 per night during peak winter months (December-March) and $150-250 during summer season (June-September). Most investors achieve profitability within 18-24 months, with luxury ski chalets and lakefront properties showing the strongest performance. The market benefits from consistent demand driven by Boyne Mountain Resort's year-round operations, proximity to Petoskey and Harbor Springs, and the region's reputation as a premier Northern Michigan destination. Properties typically maintain 60-75% occupancy rates annually, with gross rental yields of 15-22% before expenses, making the timeframe to break-even relatively quick compared to other Michigan markets.

STRSearch is a national platform that specializes in identifying profitable short-term rental investment properties and provides market analysis for areas like Boyne Highlands, Michigan. Local real estate agents in the Petoskey and Harbor Springs area such as Coldwell Banker Schmidt Realtors, Century 21 Northland, and Berkshire Hathaway HomeServices Michigan Real Estate have agents experienced with vacation rental properties in the Boyne Highlands region. National services include Awning, which offers end-to-end Airbnb investment services, Mashvisor for rental property analytics, and AirDNA for short-term rental market data and insights. RedAwning provides vacation rental investment opportunities and management services, while Vacasa offers property management for short-term rentals in ski resort areas. Local property management companies like Northern Michigan Property Management and Petoskey Area Vacation Rentals can assist with both acquisition advice and ongoing management of Airbnb properties in the Boyne Highlands area, which benefits from strong seasonal demand due to skiing in winter and outdoor recreation in summer months.