Is Brownell, Kansas Good for Airbnb Investment?

To start an Airbnb in Brownell, Kansas, begin by researching local zoning laws and regulations through Ness County offices, as Brownell falls under county jurisdiction rather than having its own municipal government. Contact the Ness County Clerk's office to verify if short-term rentals are permitted in your intended location and obtain any required business licenses, which typically cost around $25-50 annually in rural Kansas counties. Since Brownell is an unincorporated community, you'll primarily need to comply with county health department requirements and potentially obtain a food service permit if offering breakfast, costing approximately $100-200. Find a suitable property by checking local real estate listings or consider purchasing one of the historic homes in the area, with property values typically ranging from $30,000-80,000 for older homes requiring renovation. Furnish the space with essential amenities including reliable internet (which may require satellite service like HughesNet or Viasat due to limited broadband infrastructure), comfortable bedding, basic kitchen supplies, and heating/cooling systems suitable for Kansas weather extremes. Create your Airbnb listing emphasizing the rural charm, proximity to Ness County attractions, and peaceful small-town atmosphere, setting competitive rates around $40-70 per night based on regional comparisons. For management, establish relationships with local contacts for maintenance and cleaning since professional property management services are limited in the area, and consider offering unique experiences like farm tours or stargazing given the low light pollution in rural western Kansas.

To identify profitable short-term rental properties in Brownell, Kansas, focus on properties within 2-3 miles of major attractions like nearby lakes, hunting areas, or agricultural facilities that draw seasonal workers and outdoor enthusiasts. Target 2-4 bedroom single-family homes or cabins built after 1980 with updated kitchens, reliable Wi-Fi capability, and parking for multiple vehicles, as rural guests often travel in groups. Analyze pricing by researching comparable Airbnb and VRBO listings within a 25-mile radius, aiming for properties that can generate $75-150 per night depending on seasonality, with peak rates during hunting seasons (fall/winter) and summer lake activities. Competition research should include monitoring occupancy rates of existing STRs in nearby towns like Ness City or Scott City, identifying gaps in amenities like hot tubs, fire pits, or pet-friendly options that command premium pricing. Utilize AirDNA for market analysis, Mashvisor for investment property evaluation, and local Facebook groups or the Ness County economic development office for insights on upcoming events or industrial projects that could drive demand, while considering properties near US Highway 283 for accessibility and those with agricultural views that appeal to urban visitors seeking rural experiences.

To obtain an Airbnb/STR permit in Brownell, Kansas, you must first contact the Ness County Planning and Zoning Department since Brownell falls under county jurisdiction, as the city has a population under 500 residents. Submit your application to the Ness County Courthouse located at 202 West Sycamore Street in Ness City, Kansas, or contact them at (785) 798-2401. Required documents typically include a completed short-term rental application form, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental property, septic system inspection certificate (common in rural Kansas areas), water quality test results, fire safety inspection report, and zoning compliance verification. The application fee is estimated at $150-250 with an annual renewal fee of approximately $100-150. You must also register for Kansas state sales tax collection through the Kansas Department of Revenue and obtain a transient guest tax license if applicable. The approval timeline is typically 30-45 days after submitting a complete application. Specific Brownell/Ness County requirements include maintaining adequate parking spaces (minimum 2 per rental unit), ensuring proper waste disposal arrangements, providing emergency contact information to neighbors within 300 feet, limiting occupancy to 2 persons per bedroom plus 2 additional guests, maintaining quiet hours from 10 PM to 7 AM, and conducting annual safety inspections of smoke detectors, carbon monoxide detectors, and fire extinguishers.

Short-term rentals (STRs) in Brownell, Kansas are generally legal as the small unincorporated community in Ness County operates under Kansas state law, which does not prohibit STRs at the state level. However, Ness County may have zoning regulations or permit requirements that could apply to STR operations, and property owners should verify compliance with any county-level restrictions regarding commercial use in residential areas. Given Brownell's rural nature and limited population of approximately 50 residents, there are likely minimal specific STR regulations compared to larger Kansas cities like Lawrence or Overland Park that have implemented registration requirements and occupancy limits. Recent trends in Kansas show increasing local regulation of STRs since 2020, with some counties adopting safety inspections, business license requirements, and noise ordinances, though specific recent changes in Ness County or affecting Brownell directly are not well-documented. Property owners should contact Ness County planning and zoning departments to confirm current requirements, as rural Kansas communities are increasingly addressing STR regulations on a case-by-case basis.

The best areas for Airbnb investment in Brownell, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in small-town charm and local events like harvest festivals and community gatherings. The residential neighborhoods within walking distance of Brownell Community Center and local parks offer appeal for family reunions and extended stays, as this area sees business travelers working with local agricultural operations and grain elevators. Properties near the outskirts of town with rural views are attractive for hunting and fishing enthusiasts visiting nearby wildlife areas and for travelers seeking authentic Kansas prairie experiences. The area around any local schools or community facilities would benefit from visiting family members attending graduations, sports events, and school functions, while properties with easy highway access appeal to road trippers and business travelers passing through central Kansas who prefer small-town accommodations over larger city hotels.

Airbnb properties in Brownell, 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 if gross receipts exceed $4,000 annually. Ness County, where Brownell is located, does not impose additional county-level lodging taxes as of 2023. The city of Brownell, being a small unincorporated community, does not have municipal lodging taxes. Hosts must register with the Kansas Department of Revenue, collect the 6% tax from guests at the time of booking or check-in, and file returns by the 25th of the following month using form ST-16. Exemptions include stays of 28 days or longer, government employees on official business, and certain nonprofit organization stays. Airbnb may collect and remit these taxes automatically for hosts in Kansas through their platform, but hosts remain ultimately responsible for compliance and should verify that taxes are being properly collected and remitted.

The total cost to start an Airbnb in Brownell, Kansas would be approximately $85,000-$95,000. Property purchase costs around $45,000-$55,000 based on the median home price in rural Kansas communities. Furnishing a 2-3 bedroom property would require $8,000-$12,000 for essential furniture, bedding, kitchenware, and appliances from retailers like IKEA, Wayfair, and local furniture stores. Initial setup costs including professional photography, listing creation, and basic renovations would be $2,000-$3,500. Permits and fees including business license, short-term rental permit, and inspection fees would total $500-$800. Insurance including landlord and short-term rental coverage would cost $1,200-$1,800 annually. Utility deposits and connections for electricity, water, gas, internet, and cable would be $800-$1,200. First six months operating costs including utilities ($600-$900), cleaning supplies and services ($1,200-$1,800), maintenance reserves ($1,000), marketing ($500), and platform fees would total approximately $4,000-$6,000. Additional working capital of $2,000-$3,000 should be reserved for unexpected expenses and vacancy periods during the initial launch phase.

Airbnb properties in Brownell, Kansas face significant profitability challenges due to the town's extremely small population of approximately 50 residents and limited tourism infrastructure. Properties in this rural area typically generate annual revenues between $3,000-$8,000, with average daily rates around $45-65 and occupancy rates of 15-25% annually. Operating expenses including utilities, maintenance, insurance, and platform fees typically consume 60-75% of gross revenue, resulting in net profit margins of 10-25% before mortgage costs. Success factors for the few profitable properties include targeting hunters during pheasant season (October-January), positioning as rural retreats for Kansas City or Wichita residents seeking weekend getaways, and maintaining extremely low acquisition costs under $40,000. Properties that succeed often combine Airbnb income with long-term rental strategies or agricultural uses to diversify revenue streams, as the limited population base and lack of major attractions make pure short-term rental operations marginally viable at best.

Based on Brownell, Kansas market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property acquisition costs and renovation requirements. Properties in this rural Kansas market generally reach profitability within 18-24 months, with average nightly rates of $75-$120 for well-appointed 2-3 bedroom homes. The limited competition in Brownell creates opportunities for consistent 45-60% occupancy rates, particularly during hunting seasons and agricultural events, though investors should expect seasonal fluctuations with stronger performance from April through October. Initial investment recovery typically occurs within 3-4 years, with properties purchased under $150,000 showing the strongest cash-on-cash performance due to lower carrying costs and property taxes averaging $1,200-$2,000 annually.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking to enter the Airbnb market in Brownell, Kansas. Local real estate agents like Coldwell Banker Schmidt Realtors and RE/MAX Associates serve the broader Ellis County area and can assist with Airbnb property acquisitions, while Kansas-based firms such as Flint Hills Real Estate Group have experience with investment properties in rural Kansas markets. National services including AirDNA provide market analysis and revenue projections for short-term rentals in small Kansas towns, and Mashvisor offers investment property analysis tools that cover the Brownell area. BiggerPockets connects investors with local professionals familiar with Kansas Airbnb regulations, while companies like RedAwning and Vacasa provide property management services for short-term rentals in rural Kansas locations. Local property management companies such as Hays Property Management, operating out of nearby Hays, Kansas, can assist with Airbnb operations in the Brownell area, and investment-focused real estate professionals like those at Kansas Land and Home Realty specialize in identifying properties with rental income potential throughout western Kansas.