Is Brookings, Oregon Good for Airbnb Investment?

To start an Airbnb in Brookings, Oregon, begin by researching local regulations through the City of Brookings Planning Department, as the city requires short term rental permits and has specific zoning restrictions that limit STRs to certain residential areas while prohibiting them in others.

Launch checklist

• Contact Brookings City Hall at 541 to 469 2163 to obtain the necessary Conditional Use Permit (approximately $500 to 800) and ensure compliance with their 2019 short term rental ordinance that requires owner registration, neighbor notification.
• Find a suitable property in approved zones like R 1 or R 2 residential areas, avoiding properties near Chetco River sensitive areas where restrictions may apply.
• Furnish the property with coastal appropriate furniture from stores like Costco in Crescent City (30 minutes south) or order online, focusing on durable, moisture resistant pieces suitable for the humid coastal climate.
• Install safety features including smoke detectors, carbon monoxide detectors, fire extinguisher, and first aid kit as required by Oregon state law.
• List your property on Airbnb, VRBO, and Booking.com with competitive pricing around $120 to 180 per night based on Brookings' 2023 market rates, highlighting proximity to Harris Beach State Park, Chetco River, and redwood forests.
• For ongoing management, consider hiring local cleaning services like Coastal Cleaning Solutions, establish relationships with maintenance contractors familiar with coastal property challenges.

To identify profitable short term rental properties in Brookings, Oregon, focus on locations within walking distance of the beach, particularly near Harris Beach State Park, Chetco River access points.

What to prioritize

• Target properties with 2 to 4 bedrooms, ocean or river views, outdoor spaces like decks or patios, updated kitchens, and parking, as these features can increase occupancy rates to 70 to 85% annually compared to 50 to 60% for basic properties.
• Analyze comparable STR pricing using AirDNA and Mashvisor, which show Brookings properties averaging $180 to 220 per night in summer and $90 to 120 in winter, with annual revenues of $35,000 to 65,000 for well positioned properties.
• Research competition through Airbnb and VRBO searches within 5 mile radius, noting that Brookings has approximately 200 to 300 active STRs with highest concentration near Gold Beach border and Chetco River mouth.
• Utilize STR specific tools like Rabbu and AllTheRooms for Brookings market data, monitor Curry County vacation rental regulations, connect with local property managers like Vacasa or RedAwning who operate in the area, and track seasonal tourism patterns through Visit Oregon Coast data.

To obtain an Airbnb/STR permit in Brookings, Oregon, you must apply through the City of Brookings Planning Department located at 898 Elk Drive, Brookings, OR 97415, by submitting a Short Term Rental Business License application along with required documents including a completed application form, property deed or lease agreement. The application fee is approximately $200 with an annual renewal fee of $150, and you must also obtain a general business license from the city for an additional $50.

Documents and approvals

• The review process typically takes 4 to 6 weeks, during which the city will conduct a site inspection to ensure compliance with safety codes, parking requirements (minimum 2 spaces), and occupancy limits based on bedroom count.
• Brookings requires STRs to maintain a guest registry, display the permit number in all advertisements, limit occupancy to 2 people per bedroom plus 2 additional guests, provide adequate parking.

Short term rentals (STRs) are legal in Brookings, Oregon, but operate under specific regulations established by the city.

Core operating requirements

• Brookings requires STR operators to obtain a business license and comply with zoning restrictions that primarily allow STRs in residential and commercial zones.
• The city typically requires STR properties to meet safety standards, maintain adequate parking, and follow noise ordinances to minimize impacts on neighboring residents.
• Recent changes around 2020 to 2022 have seen Oregon coastal communities, including Brookings, implementing stricter oversight due to housing shortage concerns, with some areas limiting new STR permits or requiring annual renewals with compliance checks.
• Property owners must also comply with state tax requirements and may face restrictions in certain residential neighborhoods to preserve long term housing stock, though commercial and mixed use areas generally have fewer limitations on STR operations.

The best areas for Airbnb investment in Brookings, Oregon are the Oceanfront/Beach District along Highway 101 near Gold Beach Road, which attracts tourists year round for its proximity to pristine beaches, tide pools, and the famous Arch Rock formation; the Historic Downtown area around Chetco Avenue, which draws visitors to local restaurants. These locations benefit from Brookings' position as the "Pulse of America's Wild Rivers Coast," attracting tourists visiting Oregon's southern coast, retirees exploring relocation options.

Airbnb properties in Brookings, Oregon are subject to multiple lodging taxes including the Oregon state transient lodging tax of 1.8%, Curry County's transient room tax of 7%, and the City of Brookings transient lodging tax of 9%, totaling approximately 17.8% in combined lodging taxes.

Taxes and filing responsibilities

• These taxes apply to stays of less than 30 consecutive days and are typically collected by Airbnb directly from guests at the time of booking for most jurisdictions through their automated tax collection system.
• Property owners must register with the Oregon Department of Revenue and local jurisdictions, with remittance generally required monthly by the 15th of the following month.
• Exemptions typically include stays of 30 days or longer, certain government employees on official business, and some nonprofit organization stays, though specific exemption criteria vary by jurisdiction.
• Property owners should verify current rates and collection procedures with the Oregon Department of Revenue, Curry County, and the City of Brookings as tax rates and collection methods can change.

Starting an Airbnb in Brookings, Oregon requires approximately $450,000 to $550,000 in total initial investment.

Cost breakdown

• Property purchase costs average $380,000 to $420,000 based on median home prices in the coastal market as of 2023 to 2024.
• Furnishing a 2 to 3 bedroom property runs $15,000 to $25,000 including beds, linens, kitchen essentials, living room furniture, and outdoor equipment.
• Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations total $3,000 to $5,000.
• Permits and fees include business license ($150), transient occupancy tax registration ($100), potential conditional use permits ($500 to $2,000), and STR registration fees ($200 to $400).
• Insurance including liability and property coverage specifically for short term rentals costs $2,000 to $3,500 annually.
• Utilities setup and deposits for electricity, water, sewer, garbage, internet, and cable total $800 to $1,200.
• First six months operating costs including utilities ($1,800), cleaning services ($2,400), supplies and maintenance ($1,500), platform fees ($3,600 assuming $12,000 revenue), marketing ($500).

Airbnb properties in Brookings, Oregon typically generate annual revenues between $25,000 to $45,000 for well positioned coastal properties, with oceanview units commanding premium rates of $150 to $250 per night during peak summer months and $80 to $120 in off season periods. Operating expenses generally range from 40 to 55% of gross revenue, including property management fees (15 to 25%), cleaning costs ($50 to $75 per turnover), utilities ($200 to $400 monthly), insurance premiums ($1,500 to $3,000 annually).

Profitability indicators

• Profit margins typically fall between 25 to 35% for successful operators, with properties within walking distance of Harris Beach State Park or featuring direct ocean access achieving occupancy rates of 65 to 75% annually compared to 45 to 55% for inland properties.
• Success factors include professional photography showcasing coastal views, responsive guest communication, partnerships with local activity providers like Chetco River jet boat tours, and strategic pricing during events like the Brookings Harbor Seafood Festival in May.

Airbnb investments in Brookings, Oregon typically generate annual ROI of 12 to 18% due to the coastal location's strong tourism demand, particularly during summer months when visitors flock to the area's beaches and outdoor recreation opportunities. Cash on cash returns generally range from 8 to 14% annually, with properties averaging $150 to 250 per night during peak season (May through September) and $80 to 120 during off season months.

Return planning figures

• Most investors achieve profitability within 18 to 24 months, assuming a 20 to 25% down payment on properties valued between $400,000 to 650,000 in the current market.
• The combination of Brookings' proximity to Redwood National Park, consistent Pacific Northwest tourism, and limited hotel inventory creates favorable conditions for short term rental investments.

STRSearch is a national platform that specializes in identifying profitable short term rental properties for investors looking in Brookings, Oregon.

Companies and resources

• Local real estate agents like Coldwell Banker Coast Real Estate, Century 21 Agate Realty, and Pacific Properties have experience with vacation rental investments along the Oregon coast.
• National services include Mashvisor, which provides Airbnb analytics and property recommendations, AirDNA for market data analysis, and BiggerPockets for investor networking and deal sourcing.
• Vacasa, a property management company with strong Oregon presence since 2009, offers acquisition services for vacation rental properties.
• RedAwning and AvantStay also provide investment property identification services.
• Local property management companies like Brookings Vacation Rentals and Gold Beach Vacation Rentals often have insights into profitable investment opportunities.
• Real estate investment firms such as Roofstock and Awning focus on turnkey rental properties, while platforms like RentSpree and Reonomy help identify investment opportunities through market analysis tools.