Is Campobello, South Carolina Good for Airbnb Investment?

To start an Airbnb in Campobello, South Carolina, begin by researching local zoning laws and regulations through Spartanburg County's planning department, as Campobello falls under county jurisdiction rather than having its own municipal regulations. Contact the Spartanburg County Planning and Development office to verify that short-term rentals are permitted in your desired area and obtain any required business licenses, which typically cost around $50-100 annually. Since South Carolina requires hosts to collect and remit state sales tax (currently 6%) plus local accommodations tax (varies by county, typically 2-3%), register with the South Carolina Department of Revenue for tax collection purposes. Find a suitable property by searching rural areas near Cowpens National Battlefield or properties with mountain views, as Campobello attracts visitors interested in Revolutionary War history and outdoor activities, with average property prices ranging from $150,000-300,000 for suitable homes. Furnish the property with comfortable, durable furniture focusing on a rustic or historic theme that appeals to the area's tourism demographic, budgeting approximately $15,000-25,000 for a complete 2-3 bedroom setup. List your property on Airbnb and VRBO platforms with professional photos highlighting nearby attractions like Cowpens National Battlefield (8 miles away) and proximity to Spartanburg (20 minutes), setting competitive rates around $80-150 per night based on local market analysis. Manage the property by establishing relationships with local cleaning services, maintenance contractors, and consider using property management software or hiring a local co-host if you live more than 30 minutes away, while maintaining communication with guests about local attractions and providing recommendations for nearby restaurants in Spartanburg or Gaffney.

To identify profitable short-term rental properties in Campobello, South Carolina, focus on locations within 15-20 minutes of popular destinations like Spartanburg or near outdoor recreation areas such as Cowpens National Battlefield and Croft State Park, as Campobello's rural setting attracts visitors seeking peaceful retreats and nature access. Target properties with 2-4 bedrooms, outdoor spaces like decks or fire pits, modern amenities including high-speed internet for remote workers, and unique features such as farmhouse aesthetics or mountain views that capitalize on the area's rural charm. Conduct pricing analysis using AirDNA and Mashvisor to evaluate comparable properties within a 25-mile radius including Spartanburg and Greenville markets, aiming for properties under $200,000 that can generate $100-150 per night during peak seasons. Research competition by analyzing existing STRs on Airbnb and VRBO within Spartanburg County, noting that limited inventory in Campobello itself creates opportunity but requires understanding broader regional demand patterns. Utilize tools like Rabbu and STR Helper for market analysis, partner with local real estate agents familiar with Spartanburg County's rural markets, and leverage the South Carolina Department of Parks, Recreation & Tourism data to understand visitor trends, while ensuring compliance with Spartanburg County's zoning regulations and any HOA restrictions that may apply to rural properties.

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 of the rental unit, parking plan, septic system approval if applicable, fire safety inspection certificate, and liability insurance documentation with minimum $1 million coverage. The application fee is estimated at $150-300 initially with annual renewal fees of approximately $100-150, and you may need additional inspections costing $75-150 each. The timeline typically spans 4-8 weeks from submission to approval, depending on inspection scheduling and document completeness. Specific Campobello/Spartanburg County requirements likely include maximum occupancy limits based on bedrooms and septic capacity, adequate parking spaces (typically 2 per unit), smoke and carbon monoxide detectors in all sleeping areas, emergency contact information posted prominently, quiet hours enforcement between 10 PM and 8 AM, and compliance with residential zoning restrictions that may limit the number of rental days per year or require minimum separation distances between STR properties.

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. Property owners should ensure compliance with state tax obligations, including collecting and remitting accommodations taxes, and may need to obtain proper business licenses from both the county and state level.

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 visitation during spring and fall months when Revolutionary War reenactments and commemorative events occur. Properties within 2-3 miles of Interstate 85 are highly desirable due to business travelers and tourists using this major corridor between Charlotte and Atlanta, providing consistent occupancy from corporate guests visiting nearby manufacturing facilities including automotive suppliers and textile companies that established operations in the region during the 2000s-2010s. The rural countryside areas offering mountain views toward the Blue Ridge foothills appeal to weekend retreat seekers from Charlotte (45 minutes away) and Greenville-Spartanburg metro areas, particularly properties with outdoor amenities like fire pits, hiking access, or farm experiences. The downtown Campobello area near local antique shops and the seasonal farmers market provides charm for visitors seeking authentic small-town experiences, while properties near Cowpens town center benefit from proximity to restaurants and the annual Mighty Moo Festival held each September, drawing regional visitors for this popular community celebration.

Airbnb properties in Campobello, South Carolina are subject to the state accommodations tax of 2% on gross rental receipts, which is collected by the South Carolina Department of Revenue and must be remitted monthly by hosts who exceed $1,200 in annual rental income. Additionally, Spartanburg County imposes a 2% accommodations tax that applies to short-term rentals, bringing the total tax rate to approximately 4% for most Airbnb stays in Campobello. Hosts are required to register with both the state and county tax authorities, collect taxes from guests at the time of booking or check-in, and file returns by the 20th of each month following the rental period. The state provides an online portal for registration and remittance, while Spartanburg County requires separate registration and filing procedures. Exemptions typically include stays exceeding 90 consecutive days, rentals to permanent residents, and properties rented for less than 15 days per year by the owner, though hosts should verify current exemption criteria as regulations have evolved since 2019 when South Carolina began more actively enforcing short-term rental tax compliance.

The total cost to start an Airbnb in Campobello, South Carolina would be approximately $185,000-$220,000. Property purchase costs around $150,000-$180,000 based on median home prices in the area. Furnishing a 2-3 bedroom property would cost $8,000-$12,000 including beds, sofas, dining sets, appliances, linens, and decor. 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 tax registration would total $300-$800. Insurance for short-term rental coverage would cost $1,200-$2,000 annually. Utility deposits and connections for electricity, water, internet, and cable would be $500-$800. First six months operating costs including utilities ($900), cleaning supplies ($300), maintenance ($600), platform fees ($1,800 assuming $300 monthly revenue), marketing ($400), and miscellaneous expenses ($500) would total approximately $4,500. Additional considerations include potential HOA fees, property management software subscriptions, and emergency repair funds which could add another $2,000-$3,000 to initial costs.

Airbnb properties in Campobello, South Carolina typically generate annual revenues of $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, with some three-bedroom homes achieving 65-75% occupancy rates and net profit margins of 25-35%. Success factors include proximity to Spartanburg (20 minutes away), competitive pricing against nearby Greenville and Asheville markets, professional photography, and targeting business travelers to BMW Manufacturing and Milliken & Company facilities. A typical investment property purchased for $180,000-$250,000 can generate $8,000-$18,000 in annual net profit after expenses, representing a 4-9% cash-on-cash return, though seasonal fluctuations significantly impact performance with peak months (April-October) generating 70% of annual bookings.

Airbnb investments in Campobello, South Carolina typically generate annual ROI of 12-18% based on the area's proximity to Spartanburg and growing tourism market. Cash-on-cash returns average 8-14% annually, with properties near Cowpens National Battlefield and outdoor recreation areas performing at the higher end. Initial profitability usually occurs within 18-24 months for well-positioned properties, with average daily rates of $85-120 and occupancy rates of 65-75% during peak seasons. The market benefits from business travelers to nearby Spartanburg manufacturing facilities including BMW suppliers, plus weekend leisure guests exploring the Blue Ridge Mountains foothills. Properties requiring minimal renovation typically achieve break-even by month 20, while extensive rehabs may take 30-36 months to reach positive cash flow, though they often command premium rates of $130-160 per night once established in the market.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Campobello, South Carolina. Local real estate agents specializing in investment properties include Keller Williams Greer, RE/MAX Executive Realty, and Century 21 Blackwell & Co Realty who have experience with vacation rental properties in the greater Spartanburg County area. National services like Mashvisor, AirDNA, and BiggerPockets offer market analysis tools and investment property identification specifically for short-term rentals. RedAwning and Vacasa provide property management services that can help investors identify profitable markets, while local property management companies such as Carolina Mountain Vacations and Upstate SC Vacation Rentals offer insights into the Campobello market dynamics. Real estate investment firms like Roofstock and Awning focus on turnkey rental properties including short-term rental opportunities, and local mortgage brokers such as First Citizens Bank and BB&T (now Truist) have experience financing investment properties in the South Carolina market.