Is Conway, South Carolina Good for Airbnb Investment?

To start an Airbnb in Conway, South Carolina, begin by researching local zoning laws and regulations through the City of Conway Planning Department, as short-term rentals may require special permits or be restricted in certain residential zones. Contact Conway City Hall at 843-248-1725 to obtain necessary business licenses and permits, which typically include a business license ($50-100 annually) and potentially a short-term rental permit if required by city ordinance. Find a suitable property by searching areas near Coastal Carolina University or downtown Conway, considering properties with 2-3 bedrooms that can accommodate families visiting the university or tourists exploring the region, with average purchase prices ranging $150,000-$300,000. Furnish the property with essential amenities including comfortable beds, linens, towels, kitchen supplies, WiFi, cable TV, and local guidebooks, budgeting approximately $5,000-$15,000 for initial furnishing depending on property size. Create your Airbnb listing with professional photos highlighting proximity to Myrtle Beach (20 minutes), Conway Riverwalk, and university attractions, setting competitive rates around $75-150 per night based on local market analysis. Manage the property by establishing cleaning protocols between guests, responding promptly to inquiries, coordinating key exchanges or installing smart locks, and maintaining compliance with South Carolina's 7% state sales tax and 2% local accommodations tax requirements, while considering hiring local property management companies like Vacasa or RedAwning if you live out of area.

To identify profitable short-term rental properties in Conway, South Carolina, focus on locations within 15-20 minutes of Myrtle Beach attractions, near the Waccamaw River waterfront, or close to Coastal Carolina University for consistent demand from tourists and visiting families. Target 3-4 bedroom single-family homes or condos with 2+ bathrooms, outdoor spaces like decks or patios, parking for multiple vehicles, and amenities such as pools, hot tubs, or water access, as these features command premium rates of $150-300 per night during peak summer months. Analyze comparable properties using AirDNA and Mashvisor to benchmark occupancy rates (typically 60-75% annually in this market) and average daily rates, while factoring in seasonal fluctuations where summer rates can be 40-60% higher than off-season. Research competition by examining similar properties within a 3-mile radius on Airbnb and VRBO, noting their pricing strategies, amenities, and guest reviews to identify market gaps or oversaturated areas. Utilize tools like Rabbu, BiggerPockets calculators, and local MLS data through Realtor.com, while connecting with Conway-area real estate agents familiar with investment properties and short-term rental regulations, as the city requires business licenses and has specific zoning requirements that vary by neighborhood.

To obtain an Airbnb/STR permit in Conway, South Carolina, you must first contact the Conway Planning and Development Department at City Hall located at 1201 Third Avenue to determine if short-term rentals are permitted in your specific zoning district, as Conway follows county zoning regulations which may restrict STRs in certain residential areas. You'll need to submit an application that includes a completed business license application, proof of property ownership or lease agreement with landlord consent, a site plan showing parking arrangements, proof of liability insurance (typically $1 million minimum), a floor plan indicating maximum occupancy, contact information for a local property manager if you're not local, and evidence of compliance with fire safety codes including smoke detectors and fire extinguishers. The application fee is approximately $100-200 for the business license plus any additional zoning permits required. You must also register with the South Carolina Department of Revenue for accommodations tax collection and remit the required 2% state tax plus any local accommodations taxes. The approval process typically takes 30-45 days depending on zoning review requirements, and you may need to attend a planning commission meeting if your property requires special approval. Once approved, you'll receive a business license that must be renewed annually, and you must maintain compliance with all local noise ordinances, parking requirements (typically 1-2 spaces per unit), and occupancy limits as determined by the city.

Short-term rentals (STRs) are generally legal in Conway, South Carolina, but operate under specific municipal regulations that were updated around 2019-2020. The city requires STR operators to obtain a business license and comply with zoning restrictions that primarily limit short-term rentals to commercial and mixed-use districts, while residential neighborhoods have stricter limitations or prohibitions depending on the specific zoning classification. Conway has implemented occupancy limits, parking requirements, and noise ordinances specifically targeting STRs, with properties required to have designated local contacts for complaints and maintain certain safety standards. The city has been increasingly active in enforcement, particularly in historic residential areas near Coastal Carolina University where student-oriented rentals were creating neighborhood concerns, leading to enhanced restrictions on rentals in single-family residential zones. Recent changes have included stricter permitting processes and increased fines for violations, with the city conducting regular compliance checks and requiring annual license renewals with updated documentation.

The best areas for Airbnb investment in Conway, South Carolina include the Historic Downtown District, which attracts tourists interested in the city's antebellum architecture and proximity to the Waccamaw River, offering steady bookings from heritage tourism and weekend getaways. The Coastal Carolina University area presents strong rental potential due to consistent demand from visiting families during graduation, sporting events, and academic conferences, with properties near campus commanding premium rates during peak university seasons. The Riverfront District along the Waccamaw River is highly attractive for investors due to its scenic waterfront properties that appeal to fishing enthusiasts, boaters, and nature tourists, particularly during spring and fall months. Properties near Conway Medical Center and the business district capture medical tourism and business travelers, providing more consistent year-round occupancy rates. The areas close to Highway 501 and Highway 17 intersections offer strategic locations for guests traveling between Myrtle Beach and inland attractions, benefiting from overflow tourism when beach accommodations are at capacity, especially during summer months and major events like Carolina Country Music Fest and Myrtle Beach Bike Week.

In Conway, South Carolina, Airbnb hosts are subject to both state and local lodging taxes. The South Carolina state accommodations tax is 2% of gross rental receipts, while Horry County imposes an additional accommodations tax of 1.5%, bringing the total accommodations tax to 3.5%. Conway may also impose a local accommodations tax of up to 3%, though the exact rate varies by municipality. Additionally, the standard South Carolina sales tax of 6% applies to short-term rental income, plus any applicable local sales taxes which can add another 1-3%. These taxes are typically collected from guests at the time of booking through Airbnb's automatic tax collection system for accommodations taxes, though hosts remain responsible for ensuring proper remittance. Hosts must register with the South Carolina Department of Revenue and file monthly returns by the 20th of the following month, remitting collected taxes along with their returns. Properties rented for 90 consecutive days or more to the same guest may be exempt from accommodations taxes, and certain agricultural or religious organization properties may qualify for exemptions under specific circumstances.

Starting an Airbnb in Conway, South Carolina requires approximately $180,000-220,000 in total initial investment. Property purchase costs around $150,000-180,000 based on median home prices in the Conway area as of 2023-2024. Furnishing a 2-3 bedroom property typically costs $8,000-12,000 including beds, linens, kitchen essentials, living room furniture, and décor. Initial setup expenses including professional photography, listing creation, and basic renovations run $2,000-3,500. Permits and fees in Horry County include business license ($50-100), short-term rental permit ($200-400), and potential HOA approval costs totaling $500-800. Annual insurance for short-term rentals costs $1,200-2,000, with six months upfront at $600-1,000. Utility deposits and six months of electricity, water, internet, and cable average $1,800-2,400. First six months operating costs including cleaning services ($150 per turnover), supplies, maintenance, platform fees (3% of bookings), and marketing total approximately $3,000-4,500 assuming 60-70% occupancy rates and $100-130 average nightly rates typical for Conway's tourism market.

Airbnb properties in Conway, South Carolina typically generate annual revenues between $15,000-$35,000 for entire home listings, with average daily rates ranging from $85-$150 depending on proximity to Myrtle Beach (15 miles away) and property 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-$250 monthly), insurance ($1,200-$2,000 annually), and maintenance costs averaging $2,000-$4,000 yearly. Properties within 10 miles of Coastal Carolina University and those offering family-friendly amenities near the Waccamaw River achieve higher occupancy rates of 65-75% annually, while standard residential properties average 45-55% occupancy. Successful Conway Airbnb operators like those managing properties in the Riverfront and downtown historic districts report net profit margins of 15-25% after all expenses, with peak earnings during CCU events, summer beach season overflow, and fall golf tourism. Key success factors include competitive pricing 10-15% below Myrtle Beach rates, professional photography highlighting proximity to attractions, responsive guest communication, and partnerships with local cleaning services, as properties leveraging Conway's position as an affordable alternative to beachfront accommodations while maintaining quality standards consistently outperform the market average.

Airbnb investments in Conway, South Carolina typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%, driven by the area's proximity to Myrtle Beach tourism and Coastal Carolina University. Properties within 15 miles of the beach or university campus command higher nightly rates of $85-150, while inland properties average $60-95 per night with 65-75% annual occupancy rates. Initial investment recovery typically occurs within 6-8 years, with most investors reaching profitability within 18-24 months after accounting for startup costs, furnishing, and initial marketing expenses. The market benefits from year-round demand due to university events, golf tourism, and seasonal beach visitors, with peak summer months generating 40-50% of annual revenue and shoulder seasons maintaining steady 50-60% occupancy rates.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking in Conway, South Carolina. Local real estate agents like Coldwell Banker Chicora Advantage and Century 21 Boling & Associates have agents experienced in investment properties and vacation rentals in the Conway area. RE/MAX Southern Shores and Keller Williams Realty also serve the Conway market with agents knowledgeable about Airbnb investment opportunities. National services include Mashvisor, which provides rental property analytics and market data for Conway properties, and BiggerPockets, which connects investors with local professionals and market insights. AirDNA offers short-term rental market analysis specifically for the Conway area, while Awning provides full-service Airbnb property management and can help identify profitable properties. Local property management companies like Grand Strand Property Management and Coastal Carolina Property Management can assist with both finding properties and managing them as short-term rentals. RedAwning and Vacasa also operate in the Conway market, offering property management services and investment guidance for Airbnb properties.