Is Council Grove, Kansas Good for Airbnb Investment?

To start an Airbnb in Council Grove, Kansas, begin by researching local regulations through the Council Grove City Hall (620-767-5716) and Morris County offices, as Kansas generally allows short-term rentals but municipalities may have specific zoning requirements, occupancy limits, and registration processes. Obtain necessary permits including a business license from the city, sales tax permit from Kansas Department of Revenue, and potentially a conditional use permit if operating in residential zones. Find a suitable property by searching local real estate listings through companies like Coldwell Banker or RE/MAX in the Emporia-Council Grove area, focusing on properties near historic attractions like the Kaw Mission or Santa Fe Trail sites that attract tourists. Furnish the property with essential amenities including comfortable bedding, kitchen supplies, WiFi, and local guidebooks highlighting Council Grove's historic significance as a Santa Fe Trail stop. Create your Airbnb listing with professional photos showcasing the property's proximity to attractions like the Council Oak Tree and Neosho Riverwalk, setting competitive rates based on similar properties in the $60-120 per night range typical for small Kansas towns. Manage the property by establishing cleaning protocols, coordinating with local cleaning services, responding promptly to guest inquiries, and maintaining compliance with Kansas lodging tax requirements (typically 6.5% state sales tax plus any local taxes), while building relationships with local businesses for guest recommendations and potential partnerships.

To identify profitable short-term rental properties in Council Grove, Kansas, focus on locations within walking distance of the historic downtown district, near the Santa Fe Trail Museum, or close to Council Grove Lake for outdoor recreation access. Target properties with 2-4 bedrooms, full kitchens, outdoor spaces like patios or decks, and period charm that aligns with the town's historic character, as these features appeal to heritage tourists and fishing enthusiasts. Conduct pricing analysis by researching comparable Airbnb and VRBO listings within a 20-mile radius, considering seasonal fluctuations during peak fishing months (spring/summer) and hunting seasons, with average daily rates likely ranging $80-150 depending on property size and amenities. Research competition by analyzing existing STR listings on platforms like AirDNA, noting occupancy rates, guest reviews, and pricing strategies of successful properties, while identifying gaps in the market such as pet-friendly options or larger group accommodations. Utilize tools like Mashvisor, BiggerPockets calculators, and local resources including the Council Grove Chamber of Commerce for tourism data, Morris County property records for acquisition costs, and Kansas Department of Wildlife fishing reports to understand seasonal demand patterns that drive rental income in this rural heritage tourism market.

To obtain an Airbnb/STR permit in Council Grove, Kansas, contact the Council Grove City Hall at 212 W Main Street or call (620) 767-5716 to begin the application process, as the city likely requires a business license and potentially a special use permit for short-term rentals. Required documents typically include a completed business license application, property deed or lease agreement, proof of liability insurance (minimum $1 million recommended), floor plan of the rental unit, emergency contact information, and parking plan. Application fees generally range from $50-150 for the business license plus potential zoning permit fees of $100-300. Submit your application to the City Clerk's office and allow 2-4 weeks for processing, during which time the city may conduct a property inspection to ensure compliance with fire safety codes, occupancy limits, and zoning requirements. Council Grove specific requirements likely include maintaining guest registries, providing 24-hour contact information to neighbors, ensuring adequate parking spaces, and complying with residential zoning restrictions that may limit the number of guests or require owner occupancy. Contact the Morris County Health Department at (620) 767-6312 for any additional health permits that may be required, and verify current regulations as ordinances may have been updated since 2023.

Short-term rentals (STRs) are generally legal in Council Grove, Kansas, as the city has not enacted specific prohibitive ordinances against vacation rentals or short-term accommodations as of 2024. However, STR operators must comply with standard business licensing requirements, zoning regulations that may restrict commercial activities in residential areas, and state tax obligations including Kansas sales tax and transient guest tax collection. The city follows typical small-town Kansas regulations where residential properties can be used for short-term rentals provided they meet health and safety codes, maintain adequate parking, and don't create nuisances for neighbors. Council Grove's historic downtown area and proximity to attractions like the Tallgrass Prairie National Preserve make it attractive for STRs, though operators should verify current zoning compliance with the city clerk's office since local ordinances can change. No major recent legal changes have specifically targeted STRs in Council Grove, but operators must ensure compliance with Morris County health department regulations and maintain proper insurance coverage for rental activities.

The downtown historic district of Council Grove offers the strongest Airbnb investment potential due to its concentration of attractions including the Kaw Mission State Historic Site, Last Chance Store, and Madonna of the Trail monument, drawing history enthusiasts and Santa Fe Trail tourists year-round. The residential areas within walking distance of the Neosho Riverwalk and Allegawaho Memorial Heritage Park provide excellent opportunities as visitors seek proximity to outdoor recreation and the annual Wah-Shun-Gah Days festival held each June. Properties near the Council Grove Lake area, particularly on the north and east shores, attract fishing enthusiasts, boaters, and families seeking weekend getaways, with peak demand during summer months and hunting seasons. The neighborhoods surrounding the Council Grove Country Club appeal to golf tourists and those attending regional tournaments, while areas close to the Morris County Hospital can capture medical tourism and visiting family members. The residential districts near USD 417 schools see increased demand during graduation ceremonies, sports tournaments, and school-related events, making them viable for short-term rental investments targeting families and alumni visitors.

In Council Grove, Kansas, Airbnb properties 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 by the 25th of the following month if monthly collections exceed $40. Morris County, where Council Grove is located, may impose an additional transient guest tax of up to 2%, though the specific rate varies by jurisdiction and would need verification with county authorities. The City of Council Grove does not appear to have a separate municipal lodging tax as of 2023, but hosts should verify current local ordinances as small municipalities can implement such taxes. Collection typically occurs through the booking platform or directly by the host, with remittance required to the Kansas Department of Revenue using form ST-16 for state taxes, while any county taxes would be remitted to Morris County. Exemptions generally include stays of 28 days or longer, government employees on official business, and certain nonprofit organization stays, though documentation may be required to claim exemptions.

The total cost to start an Airbnb in Council Grove, Kansas would be approximately $165,000-$185,000. Property purchase costs around $120,000-$140,000 based on the median home price in this small Kansas town. Furnishing a 2-3 bedroom property would require $8,000-$12,000 for beds, linens, kitchen essentials, living room furniture, 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 cost $300-$800. Insurance including landlord and short-term rental coverage would be $1,200-$1,800 annually. Utilities setup and deposits for electricity, gas, water, internet, and cable would cost $500-$800. First six months operating costs including utilities ($600/month), cleaning supplies ($100/month), maintenance ($200/month), platform fees on estimated $2,000 monthly revenue ($300/month), and marketing would total approximately $7,200. Additional costs for linens replacement, welcome amenities, and emergency repairs should be budgeted at $1,500-$2,000 for the initial period.

Airbnb properties in Council Grove, Kansas typically generate modest returns due to the small market size and limited tourist traffic in this rural community of approximately 2,100 residents. Properties in Council Grove generally earn between $8,000-$15,000 annually in gross revenue, with average daily rates ranging from $65-$95 depending on property size and amenities. Operating expenses typically consume 40-50% of gross revenue, including cleaning fees ($25-$40 per turnover), utilities ($150-$250 monthly), property management (10-15% if outsourced), insurance ($800-$1,200 annually), and maintenance costs. Net profit margins generally range from 15-25% after expenses, translating to annual profits of $2,000-$4,500 for most properties. Success factors include proximity to the Flint Hills Nature Trail, historic downtown attractions, and competitive pricing relative to limited hotel options. Properties that perform best are typically well-maintained 2-3 bedroom homes or unique accommodations like renovated historic buildings, with occupancy rates averaging 35-45% annually. The market benefits from visitors to the Tallgrass Prairie National Preserve and travelers seeking authentic small-town Kansas experiences, though seasonal fluctuations significantly impact revenue with peak months being May through September.

Based on Council Grove, 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 occupancy rates. Properties in Council Grove, particularly those near the historic downtown area or Neosho River recreational zones, can expect 45-65% annual occupancy rates at average daily rates of $85-120, generating gross rental yields of 10-15% annually. Initial profitability usually occurs within 18-24 months after accounting for startup costs, furnishing, and marketing expenses, with properties requiring $15,000-25,000 in initial investment beyond purchase price. The market benefits from tourism related to the Santa Fe Trail heritage sites and outdoor recreation, with peak seasons during spring and fall generating 70-80% occupancy rates, while winter months typically see 25-35% occupancy, resulting in stabilized annual returns of 9-11% for well-managed properties in prime locations within the city limits.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking in Council Grove, Kansas. Local real estate agents like those at Flint Hills Realty and Morris County Real Estate have experience with investment properties in the area, while national services such as Mashvisor, AirDNA, and Rabbu provide market analysis and property identification tools for Airbnb investments. BiggerPockets connects investors with local professionals, and companies like Awning and RedAwning offer property management services for short-term rentals. Local property management companies such as Heartland Property Management and regional firms like Kansas Property Solutions can assist with ongoing operations, while national platforms like Vacasa and AvantStay provide full-service Airbnb management for investors seeking hands-off investment opportunities in the Council Grove market.