Is Campobello, South Carolina Good for Airbnb Investment?

To start an Airbnb in Campobello, South Carolina, begin by researching local regulations through Spartanburg County's zoning department and the Town of Campobello's municipal offices, as short-term rentals may require special permits or fall under specific zoning restrictions. Contact Spartanburg County's business licensing department to obtain necessary business licenses and check if a conditional use permit is required for short-term rentals in residential areas. Find a suitable property by working with local real estate agents familiar with Campobello's market, focusing on areas near popular attractions like Cowpens National Battlefield or properties with lake access given the region's outdoor recreation appeal. Furnish the property with quality, durable furniture and amenities that appeal to visitors exploring the Blue Ridge Mountains foothills, including outdoor furniture for porches and patios. Create your Airbnb listing with professional photos highlighting the property's proximity to Spartanburg, Greenville, and North Carolina attractions, setting competitive rates based on similar properties in the Spartanburg County area. For ongoing management, establish relationships with local cleaning services, maintenance contractors, and consider property management companies in nearby Spartanburg if you're not local, while ensuring compliance with South Carolina's 5.5% accommodations tax and any local occupancy taxes that Spartanburg County may impose.

To identify profitable short-term rental properties in Campobello, South Carolina, focus on locations within 15-20 minutes of Spartanburg's downtown area and near Interstate 85 for business traveler accessibility, while targeting properties close to Cowpens National Battlefield (10 miles away) and within 45 minutes of popular destinations like Greenville and the Blue Ridge Mountains. Seek properties with 3-4 bedrooms, 2+ bathrooms, outdoor spaces like decks or fire pits, modern amenities including high-speed internet, and unique features such as rustic charm or mountain views that appeal to both leisure and business guests. Conduct pricing analysis using AirDNA and Mashvisor to research comparable properties in nearby Spartanburg, Gaffney, and Boiling Springs, targeting properties under $200,000 that can command $80-120 nightly rates with 60-70% occupancy. Research competition by analyzing existing Airbnb and VRBO listings within a 10-mile radius, identifying gaps in amenities or property types, and studying seasonal demand patterns around BMW Manufacturing plant schedules and regional events. Utilize tools like Rabbu for market analysis, STR Helper for performance tracking, local MLS data through Spartanburg Board of Realtors, and connect with local property management companies familiar with Cherokee County regulations to ensure compliance with any emerging STR ordinances while leveraging the area's growing appeal to visitors exploring the South Carolina upcountry region.

To obtain an Airbnb/STR permit in Campobello, South Carolina, you must first contact the Spartanburg County Planning Department since Campobello is an unincorporated area, typically requiring a business license application through the county office located at 366 N Church Street, Spartanburg, SC 29303, or online through their permitting portal. Required documents generally include a completed short-term rental application, proof of property ownership or lease agreement, floor plan showing maximum occupancy, parking plan, contact information for a local property manager within 30 minutes of the property, general liability insurance certificate for at least $1,000,000, and septic system inspection if applicable. The application fee is estimated at $150-250 with an annual renewal fee of approximately $100-150, and you may need additional zoning compliance verification costing around $75. The approval timeline typically takes 4-6 weeks after submitting a complete application, during which the county will conduct inspections for fire safety, building code compliance, and septic system functionality. Specific Campobello requirements likely include maintaining a guest registry, posting emergency contact information prominently, ensuring adequate parking for the maximum occupancy, limiting occupancy to 2 persons per bedroom plus 2 additional guests, maintaining quiet hours from 10 PM to 8 AM, and providing trash collection arrangements that comply with county waste management regulations.

Short-term rentals (STRs) are generally legal in Campobello, South Carolina, as the town does not have specific municipal ordinances prohibiting them as of 2023. However, operators must comply with South Carolina state regulations and Spartanburg County requirements, which typically include business license registration, tax collection responsibilities, and adherence to zoning restrictions that may limit STRs in certain residential areas. The town follows standard residential zoning guidelines that could restrict commercial activities in purely residential zones, so property owners should verify their specific zoning designation before operating an STR. Recent trends in South Carolina have seen increased regulation at the county and municipal levels, with some jurisdictions implementing registration requirements, occupancy limits, and noise ordinances, though Campobello has remained relatively permissive compared to larger tourist destinations like Charleston or Myrtle Beach that have implemented stricter controls since 2020-2022.

The best areas for Airbnb investment in Campobello, South Carolina are primarily concentrated around the Cowpens National Battlefield vicinity and properties near the North Carolina border corridor. The Cowpens National Battlefield area attracts history enthusiasts and educational tourists year-round, with peak seasons during spring and fall when weather is ideal for battlefield tours and Revolutionary War reenactments. Properties along Highway 11 and near the Cherokee Scenic Highway benefit from tourists traveling between North Carolina mountain destinations and South Carolina attractions, creating consistent demand for overnight stays. The downtown Campobello area, though small, offers charm for visitors seeking authentic small-town experiences and serves business travelers working with local agricultural operations and small manufacturers. Areas near Landrum (just across the county line) capture overflow demand from visitors to that town's antique shops and equestrian events. Properties with easy access to Interstate 26 perform well due to their convenience for travelers heading to Spartanburg, Greenville, or Asheville, making them attractive for both leisure and business guests who prefer quieter, more affordable accommodations outside major cities while maintaining reasonable commute times.

Airbnb properties in Campobello, South Carolina are subject to the state accommodations tax of 2% on gross proceeds from short-term rentals under 90 days, which is collected by the South Carolina Department of Revenue and must be remitted monthly by the 20th of the following month if monthly gross receipts exceed $100. Spartanburg County, where Campobello is located, imposes an additional 2% local accommodations tax, bringing the total accommodations tax to 4%. Property owners must register with both the state and county tax authorities, collect taxes from guests at the time of booking or check-in, and file returns even if no tax is due during a reporting period. The state accommodations tax applies to rentals of less than 90 consecutive days and exempts rentals to permanent residents (90+ days), while the county tax follows similar guidelines. Airbnb may collect and remit these taxes on behalf of hosts through their platform in some cases, but hosts remain ultimately responsible for compliance and should verify that taxes are being properly collected and remitted, as failure to comply can result in penalties and interest charges from both state and county authorities.

The total cost to start an Airbnb in Campobello, South Carolina is approximately $285,000-$350,000. Property purchase costs around $220,000-$280,000 based on median home prices in the area. Furnishing a 2-3 bedroom property requires $15,000-$25,000 for quality furniture, appliances, linens, and decor suitable for short-term rentals. Initial setup costs including professional photography, listing creation, welcome materials, and basic supplies total $2,000-$3,500. Permits and fees vary but typically include business license ($50-$100), short-term rental permit if required ($200-$500), and potential HOA approval fees ($100-$300). Insurance for short-term rentals costs $1,500-$2,500 annually, significantly higher than standard homeowner's insurance. Utility setup and deposits for electricity, water, internet, cable, and trash service require $500-$800 initially. First six months of operating costs including utilities ($200-$300/month), cleaning services ($75-$100 per turnover), maintenance supplies ($100-$200/month), platform fees (3% of bookings), property management software ($20-$50/month), and marketing expenses total approximately $4,000-$7,000, assuming moderate occupancy rates during the initial period.

Airbnb properties in Campobello, South Carolina typically generate annual revenues between $15,000-$35,000 for whole-home listings, with average daily rates ranging from $85-$150 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($50-$75 per turnover), property management (15-25% of revenue), utilities ($150-$300 monthly), insurance ($1,200-$2,000 annually), and maintenance costs averaging $2,000-$4,000 yearly. Properties near Cowpens National Battlefield or those offering lake access command premium rates and achieve 65-75% occupancy during peak seasons (spring through fall), while standard residential properties average 45-55% occupancy year-round. Net profit margins typically range from 15-35% for well-managed properties, with successful hosts focusing on professional photography, responsive communication, local experience recommendations, and strategic pricing during NASCAR events at nearby Charlotte Motor Speedway and Spartanburg regional festivals. Properties featuring amenities like hot tubs, fire pits, or proximity to outdoor recreation areas consistently outperform basic accommodations, with some hosts reporting annual net profits of $8,000-$18,000 on properties valued between $150,000-$250,000, representing solid returns of 5-12% annually when combined with property appreciation in this growing Spartanburg County market.

Airbnb investments in Campobello, South Carolina typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% based on the area's proximity to Spartanburg and growing tourism market. Properties in this small town benefit from visitors to nearby Cowpens National Battlefield and those seeking rural retreats, with average daily rates of $85-120 depending on property size and amenities. Initial profitability usually occurs within 18-24 months for well-positioned properties, with investors seeing break-even on cash invested by month 20-28. The market shows seasonal variations with peak performance during spring and fall months when outdoor activities and historical tourism drive demand, while winter months typically see 30-40% lower occupancy rates affecting overall annual returns.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Campobello, South Carolina. Local real estate agents serving the Campobello area include Keller Williams Greer, RE/MAX Moves, and Century 21 Blackwell & Co. Realty, who have experience with investment properties in the Blue Ridge Mountains region. National services like Mashvisor, BiggerPockets, and AirDNA provide market analysis and property identification tools for the Campobello market. RedAwning and Vacasa offer property management services for Airbnb investments in the area. Local investment-focused agents include those from Coldwell Banker Caine and The Cliffs Communities, who understand the vacation rental market near attractions like Campbell's Covered Bridge and proximity to Spartanburg. Additional services include STR Helper for market analysis, Awning for property management, and local property management companies like Mountain View Property Management that serve the greater Spartanburg County area including Campobello's growing short-term rental market.