Is Caney, Kansas Good for Airbnb Investment?

To start an Airbnb in Caney, Kansas, begin by researching local zoning laws and regulations through the Caney City Hall (620-879-5114) as Montgomery County and Caney may have specific short-term rental ordinances requiring business licenses or special permits. Contact the Montgomery County Planning Department to verify zoning compliance for your intended property location. Obtain necessary permits including a general business license from Caney City Hall (estimated $25-50 annually) and register for Kansas state tax collection through the Kansas Department of Revenue for transient guest tax (6.5% state sales tax plus any local taxes). Find a suitable property by searching local real estate listings through companies like Coldwell Banker or RE/MAX in the Coffeyville-Independence area, focusing on properties near Caney's downtown area or close to attractions like the Caney City Lake. Furnish the property with essential amenities including quality bedding, kitchen supplies, WiFi, and local guidebooks highlighting nearby attractions like the Safari Zoological Park in Caney. Create your Airbnb listing with professional photos emphasizing the small-town Kansas charm and proximity to outdoor activities, pricing competitively around $60-80 per night based on the local market. Manage your property by establishing cleaning protocols between guests, maintaining responsive communication, and considering property management services from companies like Vacasa or local cleaning services in the Independence-Coffeyville metropolitan area if you live outside the region.

To identify profitable short-term rental properties in Caney, Kansas, focus on properties within 2-3 miles of Caney Lake and near Highway 75 for accessibility, as these locations attract fishing enthusiasts and travelers passing through southeastern Kansas. Target 2-4 bedroom single-family homes or cabins built after 1980 with outdoor amenities like decks, fire pits, or lake access, as these features command premium rates of $80-150 per night compared to basic properties at $50-80. Analyze comparable rentals within a 15-mile radius including Independence and Coffeyville using AirDNA and Mashvisor to assess occupancy rates (typically 40-60% in rural Kansas markets) and seasonal demand patterns, with peak periods during summer months and hunting seasons. Research competition by monitoring existing STR listings on Airbnb and VRBO within Caney and surrounding Montgomery County, noting that limited inventory creates opportunities for well-positioned properties. Utilize tools like Rabbu for Kansas-specific STR regulations, STR Helper for market analysis, and connect with Caney's city planning department to understand local zoning restrictions, while leveraging the Kansas Tourism Division's data on regional visitor patterns and partnering with local real estate agents familiar with properties near recreational areas and the Elk City Lake region.

To obtain an Airbnb/STR permit in Caney, Kansas, you must first contact the Caney City Hall at 201 West 4th Avenue or call (620) 879-5274 to inquire about their specific short-term rental ordinance requirements, as many small Kansas municipalities have adopted STR regulations since 2020-2022. You will likely need to submit a completed STR permit application form, provide proof of property ownership or lease agreement with landlord consent, submit a floor plan of the rental unit, provide proof of liability insurance (typically $1 million minimum), pass a safety inspection covering smoke detectors, carbon monoxide detectors, fire extinguishers, and emergency egress routes, and pay application fees ranging from $100-300 annually. Required documents typically include a valid Kansas driver's license or state ID, property tax records, utility bills showing current service, emergency contact information for a local representative available 24/7, parking plan showing adequate off-street parking, and waste management plan. The timeline usually involves submitting your application, scheduling and passing the required safety inspection within 2-3 weeks, receiving approval within 30-45 days if all requirements are met, and renewing annually. Caney may also require compliance with occupancy limits based on bedrooms and square footage, quiet hours enforcement between 10 PM and 7 AM, posting of permit numbers in rental listings, and maintaining a guest registry, though you should verify current specific requirements directly with the city as ordinances can change.

Short-term rentals (STRs) in Caney, Kansas are generally legal but operate under limited local regulation as of 2024. The city of Caney, a small community in Montgomery County with approximately 2,000 residents, does not appear to have comprehensive STR-specific ordinances, meaning they typically fall under existing residential zoning and business licensing requirements. Property owners must comply with standard building codes, safety regulations, and may need to obtain a general business license from the city. Like many small Kansas municipalities, Caney has not implemented the detailed STR regulations seen in larger cities such as registration requirements, occupancy limits, or parking mandates. The Kansas state legislature has generally favored property rights regarding STRs, and Montgomery County does not impose county-wide STR restrictions. However, operators must still comply with state tax obligations including transient guest taxes. Recent legal changes have been minimal at the local level, though Kansas passed legislation in 2021 limiting municipalities' ability to completely ban STRs in residential areas. Property owners should verify current zoning compliance and business licensing requirements with Caney city officials, as small municipalities can update regulations without extensive public notice.

The best areas for Airbnb investment in Caney, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in the town's oil boom heritage and antique shopping, and properties near the Caney City Lake area, which draws fishing enthusiasts and outdoor recreation visitors year-round. The residential neighborhoods around East 4th Avenue offer good investment potential due to their proximity to local businesses and the Caney Valley Historical Society Museum, appealing to heritage tourists exploring the region's petroleum industry history. Properties near the Caney Municipal Golf Course attract golf tourism, particularly during spring and summer months, while areas close to Highway 75 provide convenient access for business travelers passing through southeastern Kansas and those visiting nearby Coffeyville for industrial purposes. The neighborhoods around Caney High School and community facilities also present opportunities for visitors attending local sporting events, family gatherings, and small-town festivals that occur throughout the year.

Airbnb properties in Caney, 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. Montgomery County, where Caney is located, does not impose additional county-level lodging taxes as of 2023. The city of Caney does not currently have a municipal occupancy tax ordinance in place. Hosts must register with the Kansas Department of Revenue, collect the 6% tax from guests, and file returns by the 25th of the following month using form ST-16. Exemptions include stays of 28 days or longer, certain government employees on official business, and sales to exempt organizations with proper documentation. Airbnb may collect and remit these taxes automatically for hosts in Kansas through their platform's tax collection service, 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 Caney, Kansas would be approximately $95,000-$115,000. Property purchase costs around $75,000-$85,000 based on median home prices in small Kansas towns. Furnishing a 2-3 bedroom property would require $8,000-$12,000 for essential furniture, appliances, linens, and decor to create an attractive rental space. 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 permits, and inspection fees would total $500-$800. Insurance for short-term rental coverage would cost $1,200-$1,800 annually, with $600-$900 needed upfront for six months. Utilities including electricity, water, gas, internet, and cable would run $200-$300 monthly, requiring $1,200-$1,800 for the first six months. Additional operating costs for the first six months including cleaning supplies, maintenance, marketing, and platform fees would add another $2,500-$4,000, bringing the total initial investment to start operations to approximately $95,000-$115,000.

Airbnb properties in Caney, Kansas typically generate modest returns due to the small town's limited tourism infrastructure and population of approximately 2,000 residents. Average nightly rates range from $45-75 for entire homes, with occupancy rates averaging 35-45% annually, resulting in gross revenues of $6,000-12,000 per year for typical 2-3 bedroom properties. Operating expenses including utilities, cleaning, maintenance, insurance, and Airbnb fees typically consume 40-50% of gross revenue, while property taxes and mortgage payments further reduce net margins to 15-25% of gross revenue. Success factors in this market include proximity to Elk City Lake recreational activities, competitive pricing below $70/night, and targeting extended-stay guests or workers from nearby Coffeyville's industrial facilities. Properties within walking distance of downtown antique shops or historic sites perform marginally better, though the limited demand from major metropolitan areas like Tulsa (45 minutes away) constrains overall profitability compared to urban markets, making Caney more suitable for supplemental income rather than primary investment strategies.

Airbnb investments in Caney, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily due to the town's small population of approximately 2,000 residents and limited tourism infrastructure. Properties in this rural southeastern Kansas community, with median home prices around $65,000-$85,000, can achieve profitability within 18-24 months when targeting travelers visiting nearby Coffeyville for business or families attending local events. The market benefits from low property acquisition costs and minimal competition, though occupancy rates average 35-45% annually due to limited demand drivers, resulting in gross rental yields of 15-20% before expenses. Investors can expect net monthly cash flows of $200-$400 per property after accounting for cleaning, maintenance, and platform fees, with break-even typically occurring in months 12-18 depending on initial renovation costs and financing structure.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Caney, Kansas, offering comprehensive market analysis and property recommendations. Local real estate agents serving the Caney area include Coldwell Banker Hedrick Realty in nearby Coffeyville and Century 21 offices in Independence, Kansas, who have experience with investment properties in Montgomery County. National services like Awning, RedAwning, and AvantStay provide end-to-end Airbnb investment solutions including property identification, purchase assistance, and management services for the southeastern Kansas market. BiggerPockets marketplace and Roofstock also feature investment properties in smaller Kansas markets like Caney, while local property management companies such as Kansas Property Solutions and Sunflower State Property Management offer specialized short-term rental services. Real estate investment firms like HomeVestors and We Buy Ugly Houses occasionally work in rural Kansas markets, and platforms like Mashvisor and AirDNA provide market analytics specifically for short-term rental investments in emerging markets throughout Kansas including the Caney area.