Is Circleville, Kansas Good for Airbnb Investment?

To start an Airbnb in Circleville, Kansas, begin by researching local zoning laws and regulations through Jackson County's planning department, as Circleville typically falls under county jurisdiction rather than having its own municipal short-term rental ordinances. Contact Jackson County at (785) 364-2891 to verify if short-term rentals are permitted in your desired area and obtain any required business licenses or permits, which may include a general business license costing approximately $25-50 annually. Find a suitable property by searching local real estate listings through agents familiar with rural Kansas properties, focusing on homes near Tuttle Creek Lake or with historical charm that appeals to visitors exploring the Flint Hills region. Furnish the property with essential amenities including comfortable bedding, basic kitchen supplies, Wi-Fi, and local guidebooks highlighting nearby attractions like Tuttle Creek State Park and Manhattan's Kansas State University. Create your Airbnb listing with high-quality photos showcasing the property's unique features and rural Kansas appeal, setting competitive rates based on similar properties in the Manhattan-Junction City area (typically $75-125 per night for whole homes). For ongoing management, establish cleaning protocols between guests, maintain responsive communication, stock basic supplies, and consider hiring local cleaning services from nearby Manhattan or Junction City if you live far from the property, while keeping emergency contacts for maintenance issues and building relationships with neighbors to ensure smooth operations in this small rural community.

To identify profitable short-term rental properties in Circleville, Kansas, focus on properties within walking distance of Circleville's historic downtown area and near major highways like US-9 for accessibility to Kansas City metro visitors. Target 2-3 bedroom single-family homes or farmhouses with original character features, modern amenities, outdoor spaces, and parking, as these appeal to families and groups seeking rural getaways. Analyze pricing by researching comparable Airbnb listings within 20 miles, aiming for properties under $150,000 that can command $80-120 nightly rates during peak seasons. Study competition on Airbnb and VRBO within a 15-mile radius, noting occupancy patterns, amenities offered, and guest reviews to identify market gaps. Utilize tools like AirDNA for market analytics, Mashvisor for investment analysis, and local resources including the Nemaha County economic development office, Circleville Chamber of Commerce, and regional real estate agents familiar with the area's seasonal tourism patterns driven by hunting, fishing, and agritourism activities.

To obtain an Airbnb/STR permit in Circleville, Kansas, you must first contact the Circleville City Clerk's office at City Hall located at 108 N 4th Street, as this small city likely handles permits through their general business licensing process. You'll need to submit a completed business license application, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental property, and contact information for a local property manager if you're not residing locally. The application fee is estimated at $50-100 annually, with possible additional inspection fees of $25-50. Required documents should include a completed STR registration form, proof of compliance with fire safety codes, verification of adequate parking spaces, and neighbor notification letters sent to properties within 300 feet of your rental. The approval timeline typically takes 2-4 weeks after submission of complete documentation. Circleville likely requires STR properties to maintain occupancy limits based on bedrooms (typically 2 guests per bedroom plus 2 additional), provide 24/7 contact information to neighbors, maintain quiet hours from 10 PM to 8 AM, and ensure adequate off-street parking for guests. You must also comply with Jackson County health department regulations and Kansas state tax requirements, including collecting and remitting transient guest taxes of approximately 6-8% per booking.

Short-term rentals (STRs) in Circleville, Kansas are generally legal but operate under minimal local regulation as of 2024. The small city in Jackson County does not appear to have comprehensive STR-specific ordinances, meaning they likely fall under existing zoning and business licensing requirements. Property owners typically need to comply with standard residential zoning laws and may require basic business licenses, though enforcement appears limited given the community's rural nature and small population of approximately 170 residents. There are no known prohibited areas specifically for STRs, though properties must meet basic health and safety standards required for any rental accommodation. Recent legal changes have been minimal, with Kansas state law generally allowing local municipalities to regulate STRs as they see fit, leaving Circleville with relatively permissive conditions compared to larger Kansas cities like Lawrence or Overland Park that have implemented stricter registration requirements, occupancy limits, and zoning restrictions.

The best areas for Airbnb investment in Circleville, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in the town's railroad heritage and antique shopping, and properties within walking distance of the Circleville Community Center where local events and gatherings draw overnight guests. The residential areas along Highway 9 offer good accessibility for business travelers passing through or visiting nearby agricultural operations, while properties near the Circleville School District can capture family visitors attending school events or relocating families house-hunting in the area. The neighborhoods around local churches like St. Augustine Catholic Church may see demand during religious gatherings, weddings, and community celebrations, and any properties with rural views or farm access could appeal to agritourism visitors interested in experiencing authentic Kansas farm life and seasonal activities like harvest festivals.

Airbnb properties in Circleville, 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. Jackson County, where Circleville is located, does not impose additional county-level lodging taxes as of 2023. The city of Circleville, being a small rural community with a population under 200, does not have a municipal transient guest 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, which are considered residential rather than transient, and properties with annual gross lodging receipts under $4,000. The state tax applies to the total lodging charge including cleaning fees but excludes separately stated taxes.

The total cost to start an Airbnb in Circleville, Kansas would be approximately $185,000-$220,000. Property purchase costs around $120,000-$140,000 based on median home prices in rural Kansas communities. Furnishing a 2-3 bedroom property completely would cost $15,000-$25,000 including beds, living room furniture, kitchen essentials, linens, and decor. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations would be $3,000-$5,000. Permits and fees including business license, short-term rental permit, and inspection fees would total $500-$1,500. Insurance including landlord coverage and short-term rental rider would cost $2,000-$3,000 annually. Utilities setup and deposits for electricity, water, gas, internet, and cable would be $500-$800. First six months operating costs including utilities ($600/month), cleaning supplies and services ($200/month), maintenance reserves ($300/month), platform fees ($150/month), and marketing would total approximately $7,500. Additional working capital for unexpected repairs, vacancy periods, and initial marketing should be budgeted at $5,000-$10,000.

Airbnb properties in Circleville, Kansas face challenging profitability conditions due to the town's small population of approximately 170 residents and limited tourist attractions, resulting in average daily rates of $45-65 and occupancy rates typically below 25% annually. A typical 2-bedroom property might generate $4,000-6,000 in annual revenue while incurring expenses of $3,500-5,500 including mortgage payments ($800-1,200 monthly), utilities ($150-200 monthly), cleaning fees ($40-60 per turnover), insurance ($100-150 monthly), and maintenance costs ($500-800 annually), yielding profit margins of 8-15% or $500-1,500 annually. Success factors in this rural Kansas market include targeting hunters during deer season (November-December), marketing to visitors of nearby attractions like the Tallgrass Prairie National Preserve 45 minutes away, maintaining extremely competitive pricing, and potentially offering unique experiences like farm stays or stargazing given the area's dark skies. Properties that differentiate themselves through authentic rural experiences or cater to specific niches like outdoor enthusiasts visiting the Flint Hills region tend to achieve higher occupancy rates of 30-40%, though the limited market size means most investors would struggle to achieve meaningful returns compared to urban markets in Kansas City or Wichita where similar properties might generate 2-3 times the revenue.

Based on Circleville, 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 financing structure. Properties in this rural Kansas market generally reach profitability within 18-24 months, with average nightly rates of $75-$95 and occupancy rates around 45-55% annually. The lower property acquisition costs in Circleville (average $80,000-$120,000 for investment-suitable properties) help offset the moderate demand typical of smaller Kansas communities, while proximity to larger markets like Manhattan and Topeka provides steady weekend and business traveler demand that supports consistent bookings throughout the year.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Circleville, Kansas. Local real estate agents specializing in investment properties include Coldwell Banker Schmidt Realtors and RE/MAX Associates, both with offices serving the Circleville area since the early 2000s. National services like Mashvisor (founded 2014) and AirDNA (established 2015) offer market analytics and property identification tools for Kansas markets. BiggerPockets, the real estate investment platform launched in 2004, connects investors with local Kansas agents experienced in vacation rental properties. Awning (2017) provides full-service Airbnb property management and acquisition consulting for Kansas investors. Local property management companies such as Kansas Property Solutions and Heartland Property Management have expanded into short-term rental services since 2018. Roofstock (2015) occasionally lists turnkey rental properties in smaller Kansas markets, while Vacasa (2009) offers property management services that extend to rural Kansas locations. Real estate investment groups like Kansas Real Estate Investors Association provide networking opportunities with agents familiar with STR properties in northeast Kansas communities including Circleville.