Is Boys Town, Nebraska Good for Airbnb Investment?

To start an Airbnb in Boys Town, Nebraska, begin by researching local zoning laws and regulations through the Douglas County Planning Department and Boys Town municipal offices, as short-term rentals may require special permits or fall under specific zoning restrictions. Contact the Nebraska Department of Health and Human Services for any required lodging licenses and ensure compliance with fire safety codes through the local fire department. Find a suitable property by working with local real estate agents familiar with Boys Town's residential areas, focusing on properties zoned for multi-family or commercial use if residential short-term rentals are restricted. Obtain necessary permits including a business license from Douglas County, sales tax permit from the Nebraska Department of Revenue, and any required occupancy permits from the building department. Furnish the property with quality furniture, linens, and amenities while ensuring compliance with Americans with Disabilities Act requirements and local building codes. Create your Airbnb listing with professional photos, competitive pricing based on Omaha metro area rates (typically $75-150 per night), and highlight proximity to Boys Town attractions and Omaha. Implement a management system using Airbnb's tools or local property management companies like RedAwning or Vacasa, establish cleaning protocols with local service providers, and maintain 24/7 guest communication while collecting and remitting the required 7% Nebraska state sales tax and any applicable local lodging taxes to Douglas County.

To identify profitable short-term rental properties in Boys Town, Nebraska, focus on properties within walking distance of Father Flanagan's Boys' Home historic site and the Boys Town National Research Hospital, as these attract visitors year-round. Target 2-4 bedroom single-family homes or duplexes built after 1980 with modern amenities, full kitchens, dedicated parking, and reliable internet, as business travelers and families visiting the medical facility prefer these features. Analyze pricing by researching comparable Airbnb and VRBO listings within a 5-mile radius, aiming for properties that can generate $80-120 per night with 60-70% occupancy rates to ensure profitability after expenses. Competition research should include monitoring existing STR listings on major platforms, checking occupancy calendars, and reviewing guest feedback to identify service gaps you can fill. Utilize tools like AirDNA for market analytics, Mashvisor for investment analysis, and local resources such as the Douglas County Assessor's office for property values, while connecting with Boys Town area real estate agents familiar with investment properties and staying informed about hospital expansion plans or visitor attraction developments that could impact demand.

To obtain an Airbnb/STR permit in Boys Town, Nebraska, contact the Boys Town Planning and Zoning Department at 402-498-1300 or visit their municipal offices at 14100 Crawford Street to begin the application process, as this small municipality requires special use permits for short-term rentals. Submit a completed special use permit application along with a site plan showing the property layout, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, fire safety inspection certificate from the Douglas County Fire Marshal, and a detailed operational plan describing guest capacity, parking arrangements, and noise mitigation measures. The application fee is approximately $150-250 with an additional $75 public hearing fee, and the process typically takes 45-60 days including a mandatory public hearing before the Planning Commission and potential City Council review. Boys Town specifically requires STR properties to maintain residential character, provide adequate off-street parking (minimum 2 spaces), limit occupancy to 8 guests maximum, prohibit events or parties, maintain 24/7 local contact information, and comply with all residential zoning requirements including setbacks and lot coverage ratios, with annual permit renewals required and potential revocation for violations.

Short-term rentals (STRs) in Boys Town, Nebraska are generally legal but subject to local regulations and zoning restrictions. Boys Town, being an incorporated village within Douglas County, follows its own municipal codes which typically allow STRs in residential areas with proper permits and compliance with safety requirements including fire codes, occupancy limits, and parking provisions. The village likely requires STR operators to obtain business licenses and may restrict the number of guests or require owner occupancy in certain zones. Recent trends in Nebraska municipalities have seen increased regulation of STRs due to housing concerns, with many communities implementing registration requirements and noise ordinances around 2022-2023. Boys Town's proximity to Omaha means it may follow similar regulatory patterns, potentially requiring 24-hour contact information for property managers and limiting STRs in certain residential districts to preserve neighborhood character. Property owners should verify current zoning compliance and obtain necessary permits from Boys Town's planning department before operating STRs.

The most promising Airbnb investment areas in Boys Town, Nebraska center around the historic downtown district near 72nd and Dodge Streets, which attracts visitors interested in the area's unique LGBTQ+ history and cultural significance. The Benson neighborhood, approximately 2 miles northeast, offers excellent potential due to its proximity to popular entertainment venues, breweries, and the growing arts scene that draws weekend tourists and event attendees. The area around 30th and Ames Avenue provides opportunities for business travelers visiting nearby medical facilities and corporate offices, while also serving visitors to the Henry Doorly Zoo located about 15 minutes south. The Blackstone District, roughly 3 miles southeast, has experienced significant revitalization with trendy restaurants, bars, and event spaces that generate consistent demand for short-term rentals from both leisure and business travelers. Properties near the University of Nebraska Omaha campus, about 4 miles west, benefit from visiting families, prospective students, and academic conference attendees throughout the year.

Airbnb properties in Boys Town, Nebraska are subject to Nebraska state lodging tax of 1% on gross receipts from short-term rentals under 30 days, collected by the host and remitted monthly to the Nebraska Department of Revenue by the 20th of the following month if monthly collections exceed $3,000, otherwise quarterly. Douglas County imposes an additional 2% lodging tax on short-term rentals, also collected by hosts and remitted quarterly to Douglas County Revenue Department. The City of Omaha (which Boys Town is located within) charges a 2.5% occupation tax on lodging accommodations under 30 days, bringing the total tax rate to approximately 5.5% on gross rental receipts. Hosts must register with each taxing authority, file returns electronically, and maintain records for at least three years. Exemptions typically apply to rentals exceeding 30 consecutive days, rentals to permanent residents, and accommodations provided free of charge, though hosts should verify current exemption criteria with each jurisdiction as regulations may change.

The total cost to start an Airbnb in Boys Town, Nebraska is approximately $185,000-$225,000. Property purchase costs around $150,000-$180,000 based on median home prices in the Omaha metro area where Boys Town is located. Furnishing a 2-3 bedroom property requires $8,000-$12,000 for essential furniture, bedding, kitchen supplies, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations total $2,000-$4,000. Permits and fees including business license, short-term rental permit, and inspection fees range from $500-$1,500 depending on local regulations. Insurance for short-term rentals costs approximately $1,200-$2,000 annually, with the first year paid upfront. Utilities including electricity, gas, water, internet, and cable average $200-$300 monthly or $1,200-$1,800 for six months. First six months operating costs including cleaning services, supplies, maintenance, marketing, and platform fees total approximately $3,000-$5,000. Additional considerations include property taxes, HOA fees if applicable, and a reserve fund for unexpected repairs, which could add another $2,000-$4,000 to initial costs.

Airbnb properties in Boys Town, Nebraska show modest profitability potential with average nightly rates ranging from $65-85 for typical 2-3 bedroom homes, generating approximately $1,200-1,800 monthly revenue at 60-70% occupancy rates. Operating expenses typically consume 40-50% of gross revenue, including cleaning fees ($30-40 per turnover), utilities ($150-200 monthly), property management (15-25% if outsourced), insurance ($100-150 monthly), and maintenance costs ($200-300 monthly). Net profit margins generally range from 15-25% after expenses, with successful properties achieving $300-500 monthly profit. Success factors in this market include proximity to Omaha attractions, competitive pricing below $80/night, professional photography, responsive guest communication, and maintaining 4.7+ star ratings. Properties within 15 miles of downtown Omaha or near Offutt Air Force Base perform better due to business traveler demand. A case study of a renovated 3-bedroom ranch home purchased for $180,000 in 2022 generated $18,500 annual revenue with $13,200 in expenses, yielding a 2.9% cash-on-cash return plus property appreciation, though seasonal fluctuations require 3-6 months of operating reserves for sustainable profitability.

Airbnb investments in Boys Town, Nebraska typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily driven by the proximity to Omaha and steady demand from visitors to the Boys Town National Historic District and families visiting the Father Flanagan's Boys' Home facilities. Properties in this market generally achieve profitability within 18-24 months, with average daily rates of $75-95 and occupancy rates of 65-75% annually. The limited supply of short-term rentals in this small community of approximately 800 residents creates opportunities for investors, though seasonal fluctuations occur with peak demand during summer months and around major events at nearby University of Nebraska Omaha. Investment properties typically require $40,000-80,000 initial capital for acquisition and renovation, with monthly operating expenses averaging $800-1,200 including utilities, cleaning, and platform fees, while gross monthly revenues range from $1,500-2,800 depending on property size and amenities.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Boys Town, Nebraska. Local real estate agents in the Omaha metro area such as Nebraska Realty and Berkshire Hathaway HomeServices Ambassador Real Estate have experience with investment properties suitable for Airbnb conversions. National services like Mashvisor, BiggerPockets, and AirDNA provide market analysis and property identification tools for the Nebraska market. RedAwning and Vacasa offer property management services that can help investors evaluate potential Airbnb properties in the Boys Town area. Local property management companies such as Omaha Property Management Group and Midwest Property Management have expanded into short-term rental services since 2019. Investment-focused real estate platforms like Roofstock and Fundrise have occasionally featured Nebraska properties, while companies like AvantStay and Awning focus on identifying and optimizing short-term rental investments in emerging markets including smaller Nebraska communities near Omaha.