Is Buzzards Bay, Massachusetts Good for Airbnb Investment?

To start an Airbnb in Buzzards Bay, Massachusetts, begin by researching local zoning laws and regulations through the Bourne Town Hall, as Buzzards Bay falls under Bourne's jurisdiction, where short-term rentals typically require a special permit and must comply with the town's lodging house regulations established around 2019. Contact the Bourne Building Department to obtain necessary permits including a lodging house license, occupancy permit, and ensure compliance with fire safety codes and septic system requirements for properties built before 1995. Find a suitable property within residential zones that allow short-term rentals, focusing on areas near Buzzards Bay's waterfront or close to attractions like the Cape Cod Canal, with properties typically ranging from $400,000-$800,000 depending on proximity to water. Furnish the property with coastal-themed decor, essential amenities including Wi-Fi, air conditioning for summer months, and outdoor furniture to capitalize on the area's appeal to summer visitors and boaters. Register for Massachusetts state taxes including the 5.7% short-term rental excise tax implemented in 2019, obtain liability insurance coverage of at least $1 million, and create listings on platforms like Airbnb and VRBO highlighting proximity to beaches, fishing, and Cape Cod attractions. Manage the property by establishing relationships with local cleaning services, maintenance contractors familiar with coastal property challenges like salt air corrosion, and consider hiring a property management company specializing in Cape Cod rentals if you're not local, as peak season runs from May through September with rates typically ranging from $150-$400 per night depending on property size and amenities.

To identify profitable short-term rental properties in Buzzards Bay, Massachusetts, focus on waterfront or water-view locations within walking distance of beaches, marinas, and the Cape Cod Canal, as these command premium rates of $200-400+ per night during peak summer months. Target 3-4 bedroom single-family homes or condos built after 1980 with modern amenities, outdoor spaces, parking, and water access, as families and groups seeking Cape Cod experiences drive demand from May through October. Analyze comparable properties on Airbnb and VRBO to establish pricing benchmarks, noting that properties near Onset Beach, Buzzards Bay Park, or with canal views typically achieve 70-85% occupancy rates during summer and 30-40% off-season. Research competition by monitoring active STR listings within a 2-mile radius, identifying gaps in amenities or pricing, and checking local regulations through Bourne's planning department since some areas restrict short-term rentals. Utilize AirDNA for market analytics, STR Helper for revenue projections, and MLS data from local realtors like Kinlin Grover or Robert Paul Properties to identify acquisition opportunities, while considering that successful properties in this market typically generate $40,000-80,000 annually with purchase prices ranging from $400,000-800,000 depending on proximity to water and property condition.

To obtain an Airbnb/STR permit in Buzzards Bay, Massachusetts, you must first contact the Buzzards Bay Building Department at Town Hall located at 2 Spring Street to initiate the application process, as the town requires short-term rental operators to obtain a lodging house license under state regulations. Required documents typically include a completed application form, proof of property ownership or lease agreement, floor plans showing maximum occupancy, certificate of insurance with minimum $1 million liability coverage, septic system inspection certificate if applicable, and fire safety inspection report from the local fire department. The application fee is approximately $200-300 annually, with additional inspection fees of around $100-150 for fire and building inspections. The timeline for approval generally takes 4-6 weeks from submission of complete application, depending on inspection scheduling and any required corrections. Specific Buzzards Bay requirements include compliance with the town's zoning bylaws which may restrict STRs in certain residential districts, adherence to maximum occupancy limits based on septic capacity and square footage, installation of smoke and carbon monoxide detectors in all sleeping areas, provision of adequate parking spaces as determined by the building inspector, and registration with the Massachusetts Department of Revenue for state lodging taxes. Property owners must also ensure compliance with any homeowners association restrictions and maintain current contact information with the town for emergency purposes.

Short-term rentals (STRs) in Buzzards Bay, Massachusetts are generally legal but subject to local regulations and state requirements. As of 2024, Massachusetts requires STR operators to register with the state, collect occupancy taxes, and comply with safety standards including smoke and carbon monoxide detectors. Buzzards Bay, being part of Bourne, falls under the town's STR regulations which typically require operators to obtain local permits, maintain liability insurance, and adhere to occupancy limits and noise restrictions. The town has implemented registration requirements and may restrict STRs in certain residential zones to preserve neighborhood character. Recent changes include stricter enforcement of existing regulations and enhanced registration processes following statewide legislation passed in 2018-2019 that established comprehensive STR oversight. Property owners must comply with both state tax collection requirements and local zoning ordinances, with some areas potentially having additional restrictions near waterfront or environmentally sensitive zones common in coastal Massachusetts communities.

The best areas for Airbnb investment in Buzzards Bay, Massachusetts include the Onset Beach neighborhood, which attracts summer tourists with its sandy beaches and proximity to Cape Cod Canal, generating strong seasonal rental demand from families seeking waterfront accommodations. The Bourne Bridge area offers excellent potential due to its strategic location as a gateway to Cape Cod, capturing overflow visitors during peak summer months when Cape Cod accommodations are fully booked. The Monument Beach district is highly attractive for its pristine beaches, sailing community, and upscale summer residents who often host guests needing nearby lodging. The Sagamore Beach area benefits from year-round appeal with its scenic coastline and proximity to both Boston (60 miles) and Providence (45 miles), attracting weekend getaways and business travelers. The Buzzards Bay village center provides opportunities for investors targeting visitors to the Massachusetts Maritime Academy, local maritime businesses, and those attending events at the Cape Cod Canal visitor centers, offering more consistent occupancy rates compared to purely seasonal beach locations.

In Buzzards Bay, Massachusetts, Airbnb hosts are subject to multiple lodging taxes including the Massachusetts state room occupancy excise tax of 5.7% on rentals under 90 consecutive days, which applies to the total rent charged including cleaning fees but excluding separately stated taxes. The state also imposes a Community Impact Fee of $2.00 per night for short-term rentals under 31 days, capped at $20 per stay. Additionally, Barnstable County levies a county excise tax of 2.75% on short-term rental accommodations. These taxes are typically collected by Airbnb directly from guests when the platform has agreements with the taxing authorities, which Massachusetts has established since 2019, and Airbnb remits these taxes quarterly to the state Department of Revenue. Hosts must register with the Massachusetts Department of Revenue and obtain a room occupancy excise tax registration number, and if Airbnb doesn't collect taxes for any reason, hosts are responsible for collecting and remitting them monthly by the 20th of the following month. Exemptions include rentals of 90 consecutive days or longer, which are considered long-term leases rather than transient accommodations, and certain properties rented for 14 days or fewer per year may qualify for personal residence exemptions under specific circumstances.

To start an Airbnb in Buzzards Bay, Massachusetts, the total initial costs would be approximately $485,000-$535,000. Property purchase represents the largest expense at $400,000-$450,000 based on median home prices in the area as of 2023-2024. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom coastal property including furniture, linens, kitchen supplies, and decor suitable for vacation rentals. Initial setup costs including professional photography, listing creation, welcome materials, and basic supplies total around $2,000-$3,000. Permits and fees in Massachusetts include short-term rental registration ($200-$500), local permits ($300-$800), and potential HOA approvals. Insurance costs approximately $2,500-$4,000 annually for short-term rental coverage through companies like Proper Insurance or CBIZ. Utility setup and deposits for electricity, gas, water, internet, and cable run $500-$800 initially, with monthly costs of $300-$500. First six months of operating costs including utilities ($1,800-$3,000), cleaning services ($1,200-$2,400), maintenance ($1,000), marketing ($600), and platform fees to Airbnb and VRBO ($2,000-$4,000 assuming 60% occupancy) total approximately $6,600-$10,400. Additional considerations include property taxes averaging $8,000-$12,000 annually and potential property management fees of 15-25% of gross revenue if outsourced.

Airbnb properties in Buzzards Bay, Massachusetts typically generate annual revenues between $25,000-$45,000 for seasonal rentals, with peak summer months (June-August) commanding $200-$350 per night for waterfront properties and $120-$200 for inland homes. Operating expenses generally run 40-50% of gross revenue, including property management fees (15-25%), cleaning costs ($75-$125 per turnover), utilities ($2,400-$3,600 annually), insurance ($1,800-$2,500), maintenance ($3,000-$5,000), and local taxes. Properties within walking distance of beaches like Onset Beach or near Bourne Bridge typically achieve 65-75% occupancy rates during peak season, resulting in net profit margins of 15-25% annually. Success factors include waterfront proximity, modern amenities, professional photography, and responsive hosting, with properties managed by companies like Vacasa or RedAwning often outperforming owner-managed units by 20-30% in bookings. A typical 3-bedroom cottage near Buzzards Bay Park might gross $38,000 annually with $19,000 in expenses, yielding approximately $19,000 net profit, though properties requiring significant renovations or lacking water views may see margins drop to 5-10% in the first few years of operation.

Airbnb investments in Buzzards Bay, Massachusetts typically generate annual ROI of 12-18% based on the area's strong summer tourism market and proximity to Cape Cod attractions. Cash-on-cash returns generally range from 8-14% annually, with properties averaging $150-250 per night during peak season (June-September) and $80-120 during off-season months. Most investors achieve profitability within 18-24 months, assuming a 20-25% down payment on properties valued between $400,000-$650,000. The market benefits from consistent demand from Boston-area visitors (90 minutes drive), fishing enthusiasts, and families seeking waterfront access, with occupancy rates typically reaching 65-75% annually. Properties within walking distance of beaches or with water views command premium rates and faster profitability timelines of 12-18 months, while inland properties may require 24-30 months to reach positive cash flow due to lower nightly rates and seasonal demand fluctuations.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Buzzards Bay, Massachusetts, using data analytics and market insights. Local real estate agents specializing in Airbnb investments in the area include Cape Cod & Islands Association of Realtors members like Kinlin Grover Real Estate and Robert Paul Properties, who have extensive knowledge of the Cape Cod vacation rental market. National services like AirDNA provide market data and revenue projections for Buzzards Bay properties, while Mashvisor offers investment property analysis tools specifically for short-term rentals in Massachusetts coastal areas. RedAwning and Awning.com help investors find and analyze vacation rental properties in the region, and local property management companies like Cape Cod Oceanview and Vacasa can assist with both property acquisition advice and subsequent management. Real estate investment firms such as Roofstock and Arrived Homes occasionally feature Cape Cod area properties including Buzzards Bay, while local mortgage brokers like Cape Cod 5 and Rockland Trust offer specialized financing for investment properties in the Massachusetts market.