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Find Your Airbnb InvestmentInvesting in Airbnb properties in Council Grove, Kansas, presents a unique opportunity, though it's essential to consider the specifics of this smaller market. Current market conditions indicate a limited number of active short-term rentals (15-25 properties), which can mean less competition but also reflects a smaller overall demand. Tourism trends are largely driven by the town's historical significance as a Santa Fe Trail heritage site and outdoor recreation activities around Council Grove Lake and the Neosho River, leading to significant seasonal variations with peak occupancy in summer (June-August) at 40-60% higher rates. Property values are relatively affordable, averaging $80,000-$120,000 for suitable investment properties. While the return on investment typically ranges from 8-12% annually with payback periods of 10-14 years, this is largely dependent on effectively capitalizing on the seasonal tourist influx and offering unique property features like historic character or lake access, which can command premium rates and higher occupancy than standard residential listings.
Based on available market data and regional analysis, Airbnb properties in Council Grove, Kansas typically generate monthly revenues ranging from $800 to $2,200, with most hosts earning between $1,200 to $1,600 per month during peak seasons. Properties experience significant seasonal variation, with summer months (June through August) showing 40-60% higher occupancy rates due to tourism related to the Santa Fe Trail heritage sites and outdoor recreation activities, while winter months often see revenues drop to $600-$1,000 monthly. Single-family homes and cabins near Neosho River or historic downtown areas command premium rates of $85-$140 per night, while smaller properties or those in residential areas typically earn $55-$90 nightly. Key factors affecting earnings include proximity to Council Grove Lake, property size and amenities, seasonal events like the Wah-Shun-Gah Days festival, hunting seasons which boost fall bookings, and competition from approximately 15-25 active short-term rental properties in the area. Properties with unique features such as historic character, lake access, or outdoor amenities consistently outperform standard residential listings by 25-35% in both occupancy rates and nightly pricing, though overall market size remains limited due to the town's population of approximately 2,100 residents.
Airbnb investments in Council Grove, Kansas typically generate ROI between 8-12% annually, with payback periods averaging 10-14 years due to the small market size and limited tourist demand in this rural community of approximately 2,100 residents. Properties averaging $80,000-120,000 can expect gross rental income of $8,000-15,000 annually, though occupancy rates remain modest at 35-50% given Council Grove's position as a minor stop on the Santa Fe Trail with seasonal visitation patterns. Compared to traditional long-term rentals yielding 6-8% ROI with more consistent $600-800 monthly income, Airbnb properties face higher vacancy risk and operational costs but can command $75-120 nightly rates during peak periods. The market benefits from some heritage tourism and outdoor recreation visitors, but lacks the sustained demand seen in major Kansas destinations, making long-term rentals generally more reliable for consistent returns despite lower peak earning potential.
Council Grove, Kansas Airbnb properties typically maintain an average occupancy rate of approximately 45-55% annually, with significant seasonal variations driven by the town's historical tourism appeal and outdoor recreation opportunities. Peak occupancy occurs during late spring through early fall (May-September), reaching 65-75% during summer months when visitors come for Santa Fe Trail historical sites, Neosho Riverwalk activities, and the annual Wah-Shun-Gah Days festival, while winter months drop to 25-35% occupancy. The shoulder seasons of April and October see moderate rates around 50-60% as travelers visit for mild weather and fall foliage. These rates generally underperform both Kansas state averages of 55-65% and national Airbnb averages of 60-70%, primarily due to Council Grove's smaller tourism market, limited year-round attractions, and rural location, though the town's unique historical significance as a Santa Fe Trail landmark helps maintain steady demand among heritage tourists and provides some insulation from broader market fluctuations.
Council Grove offers several promising neighborhoods for Airbnb investment, with the Historic Downtown District being the premier choice due to its proximity to the Santa Fe Trail Museum, Neosho Riverwalk, and numerous historic sites that attract tourists year-round, commanding premium nightly rates of $80-120. The Riverside Area along the Neosho River provides excellent investment potential with scenic waterfront properties appealing to nature enthusiasts and fishing tourists, typically generating $70-100 per night. The Main Street Corridor offers strong walkability to restaurants, shops, and the famous Hays House restaurant, attracting both leisure and business travelers at $65-95 nightly rates. The North Residential District features larger Victorian-era homes perfect for group accommodations and family reunions, with pricing power of $90-130 per night due to higher capacity. The East Side neighborhood near Council Grove Lake attracts outdoor recreation visitors and offers more affordable property acquisition costs while maintaining $60-85 nightly rates. The South Historic District provides charming period homes within walking distance of key attractions like the Post Office Oak and Madonna of the Trail statue, supporting rates of $70-100 per night. Finally, the West End area offers newer construction properties with modern amenities that appeal to business travelers and families seeking comfort, typically commanding $75-105 per night while requiring lower renovation investments.
Short-term rental regulations in Council Grove, Kansas are primarily governed at the county level through Morris County ordinances, as the city has not established comprehensive STR-specific regulations as of 2023. Property owners typically need to obtain a general business license and may require a conditional use permit depending on zoning classification, with most residential areas allowing STRs as accessory uses. Occupancy limits generally follow standard residential occupancy codes of two persons per bedroom plus two additional occupants, though specific limits may vary by property size and septic system capacity. Owner-occupancy requirements are not mandated for most STR operations, allowing for non-resident ownership of rental properties. Zoning restrictions primarily limit STRs to residential and mixed-use districts, with agricultural zoned properties potentially requiring special permits. The registration process involves applying through Morris County for business licensing, providing property information, proof of insurance, and septic system compliance if applicable. Recent regulatory discussions in 2022-2023 have focused on potential taxation structures and noise ordinance enforcement, though no major regulatory overhauls have been implemented, leaving Council Grove with relatively permissive STR regulations compared to larger Kansas municipalities.
Short-term rentals in Council Grove, Kansas are subject to several fees and taxes including Kansas state sales tax of 6.5% plus Morris County sales tax of approximately 1-2%, bringing the total sales tax to around 7.5-8.5% on rental income. The Kansas Transient Guest Tax applies at 6% for accommodations rented for less than 28 consecutive days. Local business registration typically costs $25-50 annually, while a short-term rental permit or license may range from $100-300 per year depending on city ordinances. Property owners must also pay standard property taxes which average 1.2-1.5% of assessed value annually in Morris County. Additional costs may include inspection fees of $50-150, zoning compliance fees of $25-75, and potential homeowners association fees if applicable. Fire safety and building code compliance inspections may cost an additional $75-200 annually, and some properties may require special insurance endorsements costing $200-500 yearly.
Investing in Airbnb properties in Council Grove, Kansas, presents a unique opportunity, though it's essential to consider the specifics of this smaller market. Current market conditions indicate a limited number of active short-term rentals (15-25 properties), which can mean less competition but also reflects a smaller overall demand. Tourism trends are largely driven by the town's historical significance as a Santa Fe Trail heritage site and outdoor recreation activities around Council Grove Lake and the Neosho River, leading to significant seasonal variations with peak occupancy in summer (June-August) at 40-60% higher rates. Property values are relatively affordable, averaging $80,000-$120,000 for suitable investment properties. While the return on investment typically ranges from 8-12% annually with payback periods of 10-14 years, this is largely dependent on effectively capitalizing on the seasonal tourist influx and offering unique property features like historic character or lake access, which can command premium rates and higher occupancy than standard residential listings.
Based on available market data and regional analysis, Airbnb properties in Council Grove, Kansas typically generate monthly revenues ranging from $800 to $2,200, with most hosts earning between $1,200 to $1,600 per month during peak seasons. Properties experience significant seasonal variation, with summer months (June through August) showing 40-60% higher occupancy rates due to tourism related to the Santa Fe Trail heritage sites and outdoor recreation activities, while winter months often see revenues drop to $600-$1,000 monthly. Single-family homes and cabins near Neosho River or historic downtown areas command premium rates of $85-$140 per night, while smaller properties or those in residential areas typically earn $55-$90 nightly. Key factors affecting earnings include proximity to Council Grove Lake, property size and amenities, seasonal events like the Wah-Shun-Gah Days festival, hunting seasons which boost fall bookings, and competition from approximately 15-25 active short-term rental properties in the area. Properties with unique features such as historic character, lake access, or outdoor amenities consistently outperform standard residential listings by 25-35% in both occupancy rates and nightly pricing, though overall market size remains limited due to the town's population of approximately 2,100 residents.
Airbnb investments in Council Grove, Kansas typically generate ROI between 8-12% annually, with payback periods averaging 10-14 years due to the small market size and limited tourist demand in this rural community of approximately 2,100 residents. Properties averaging $80,000-120,000 can expect gross rental income of $8,000-15,000 annually, though occupancy rates remain modest at 35-50% given Council Grove's position as a minor stop on the Santa Fe Trail with seasonal visitation patterns. Compared to traditional long-term rentals yielding 6-8% ROI with more consistent $600-800 monthly income, Airbnb properties face higher vacancy risk and operational costs but can command $75-120 nightly rates during peak periods. The market benefits from some heritage tourism and outdoor recreation visitors, but lacks the sustained demand seen in major Kansas destinations, making long-term rentals generally more reliable for consistent returns despite lower peak earning potential.
Council Grove, Kansas Airbnb properties typically maintain an average occupancy rate of approximately 45-55% annually, with significant seasonal variations driven by the town's historical tourism appeal and outdoor recreation opportunities. Peak occupancy occurs during late spring through early fall (May-September), reaching 65-75% during summer months when visitors come for Santa Fe Trail historical sites, Neosho Riverwalk activities, and the annual Wah-Shun-Gah Days festival, while winter months drop to 25-35% occupancy. The shoulder seasons of April and October see moderate rates around 50-60% as travelers visit for mild weather and fall foliage. These rates generally underperform both Kansas state averages of 55-65% and national Airbnb averages of 60-70%, primarily due to Council Grove's smaller tourism market, limited year-round attractions, and rural location, though the town's unique historical significance as a Santa Fe Trail landmark helps maintain steady demand among heritage tourists and provides some insulation from broader market fluctuations.
Council Grove offers several promising neighborhoods for Airbnb investment, with the Historic Downtown District being the premier choice due to its proximity to the Santa Fe Trail Museum, Neosho Riverwalk, and numerous historic sites that attract tourists year-round, commanding premium nightly rates of $80-120. The Riverside Area along the Neosho River provides excellent investment potential with scenic waterfront properties appealing to nature enthusiasts and fishing tourists, typically generating $70-100 per night. The Main Street Corridor offers strong walkability to restaurants, shops, and the famous Hays House restaurant, attracting both leisure and business travelers at $65-95 nightly rates. The North Residential District features larger Victorian-era homes perfect for group accommodations and family reunions, with pricing power of $90-130 per night due to higher capacity. The East Side neighborhood near Council Grove Lake attracts outdoor recreation visitors and offers more affordable property acquisition costs while maintaining $60-85 nightly rates. The South Historic District provides charming period homes within walking distance of key attractions like the Post Office Oak and Madonna of the Trail statue, supporting rates of $70-100 per night. Finally, the West End area offers newer construction properties with modern amenities that appeal to business travelers and families seeking comfort, typically commanding $75-105 per night while requiring lower renovation investments.
Short-term rental regulations in Council Grove, Kansas are primarily governed at the county level through Morris County ordinances, as the city has not established comprehensive STR-specific regulations as of 2023. Property owners typically need to obtain a general business license and may require a conditional use permit depending on zoning classification, with most residential areas allowing STRs as accessory uses. Occupancy limits generally follow standard residential occupancy codes of two persons per bedroom plus two additional occupants, though specific limits may vary by property size and septic system capacity. Owner-occupancy requirements are not mandated for most STR operations, allowing for non-resident ownership of rental properties. Zoning restrictions primarily limit STRs to residential and mixed-use districts, with agricultural zoned properties potentially requiring special permits. The registration process involves applying through Morris County for business licensing, providing property information, proof of insurance, and septic system compliance if applicable. Recent regulatory discussions in 2022-2023 have focused on potential taxation structures and noise ordinance enforcement, though no major regulatory overhauls have been implemented, leaving Council Grove with relatively permissive STR regulations compared to larger Kansas municipalities.
Short-term rentals in Council Grove, Kansas are subject to several fees and taxes including Kansas state sales tax of 6.5% plus Morris County sales tax of approximately 1-2%, bringing the total sales tax to around 7.5-8.5% on rental income. The Kansas Transient Guest Tax applies at 6% for accommodations rented for less than 28 consecutive days. Local business registration typically costs $25-50 annually, while a short-term rental permit or license may range from $100-300 per year depending on city ordinances. Property owners must also pay standard property taxes which average 1.2-1.5% of assessed value annually in Morris County. Additional costs may include inspection fees of $50-150, zoning compliance fees of $25-75, and potential homeowners association fees if applicable. Fire safety and building code compliance inspections may cost an additional $75-200 annually, and some properties may require special insurance endorsements costing $200-500 yearly.
* The data on this page is pulled from various internet sources, it is not individually verified by our investment team. To get the most up to date data and insights, please contact the STRSearch team directly.
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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, considering proximity to Council Grove's historic attractions like the Kaw Mission State Historic Site and Santa Fe Trail landmarks, with properties typically ranging $80,000-$200,000 depending on size and condition. Furnish the space with quality basics including comfortable beds, linens, kitchen essentials, WiFi, and local guidebooks highlighting Council Grove's pioneer history and outdoor activities like fishing at Council Grove Lake. Create your Airbnb listing with professional photos, competitive pricing around $75-$125 per night based on local market rates, and emphasize unique features like historic charm or proximity to trail sites. Manage the property by establishing cleaning protocols, installing keyless entry systems, responding promptly to guest inquiries, maintaining the property regularly, and collecting Kansas state sales tax (6.5%) plus any local lodging taxes that Council Grove may impose, while building relationships with local cleaning services and maintenance contractors for ongoing support.
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 weekend getaways from Kansas City or Wichita. Analyze pricing by researching comparable Airbnb and VRBO listings within a 20-mile radius, considering seasonal fluctuations during peak tourism months (May-October) and hunting seasons, with average daily rates likely ranging $80-150 depending on property size and amenities. Research competition by monitoring existing STR listings on platforms like AirDNA or Mashvisor, noting occupancy rates and guest reviews to identify market gaps, while also checking local regulations through Morris County and city planning departments. Utilize tools like Rabbu, BiggerPockets calculators, and STR-specific analytics platforms to estimate revenue potential, while connecting with local real estate agents familiar with investment properties and joining Kansas STR Facebook groups for market insights and networking opportunities.
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, floor plan of the rental unit, proof of insurance with minimum $1 million liability coverage, emergency contact information, and a site plan showing parking availability. Application fees generally range from $50-150 for the business license plus potential zoning permit fees of $100-300, with annual renewal fees of $25-75. The approval timeline is estimated at 2-4 weeks for standard applications, though complex cases requiring Planning Commission review may take 6-8 weeks. Council Grove specific requirements likely include maintaining the property's historic character if located in designated historic districts, providing adequate off-street parking (minimum 1-2 spaces per unit), ensuring compliance with residential zoning density limits, maintaining a local contact person available 24/7 within 30 minutes of the property, and adhering to noise ordinances and occupancy limits based on bedroom count and square footage.
Short-term rentals (STRs) are generally legal in Council Grove, Kansas, as the city has not enacted specific prohibitive ordinances against vacation rentals as of 2024. However, STR operators must comply with standard business licensing requirements, zoning regulations that may restrict commercial activities in certain residential areas, and state tax obligations including sales tax collection. The city follows Kansas state regulations regarding rental properties, which include basic safety and habitability standards. Council Grove, being a small historic city of approximately 2,000 residents in Morris County, has not experienced the same regulatory pressures as larger Kansas cities like Lawrence or Overland Park that have implemented more restrictive STR ordinances. Property owners should verify current zoning compliance with the city clerk's office and ensure proper business registration, as local regulations can change and enforcement may vary. No recent major legal changes specific to STRs have been reported in Council Grove, though operators should monitor both city council meetings and Kansas state legislation that could impact short-term rental operations.
The most promising areas for Airbnb investment in Council Grove, Kansas are the Historic Downtown District near the Santa Fe Trail Museum and Neosho Riverwalk area, which attract history enthusiasts visiting the birthplace of the Santa Fe Trail with properties typically earning $80-120 per night during peak season. The residential neighborhoods within walking distance of the Kaw Mission State Historic Site and Madonna of the Trail Monument offer strong potential due to steady tourism from trail historians and genealogy researchers, particularly during the annual Wah-Shun-Gah Days festival in June which can drive rates up to $150-200 per night. Properties near the Council Grove Lake area, approximately 3 miles northwest of downtown, appeal to fishing and outdoor recreation visitors year-round, with consistent bookings from Kansas City metro area residents seeking weekend getaways. The tree-lined streets around Main Street between Union and Chautauqua offer charming historic homes that can be converted to attractive short-term rentals, benefiting from proximity to the Hays House Restaurant (established 1857) and other historic attractions that draw approximately 15,000-20,000 visitors annually to this community of 2,100 residents.
Council Grove, Kansas imposes a transient guest tax of 6% on short-term rental accommodations including Airbnb properties, which applies to stays of less than 30 consecutive days. This tax is collected by the host at the time of booking or check-in and must be remitted to the City of Council Grove monthly by the 15th of the following month using the city's transient guest tax return form. The tax is calculated on the gross rental receipts excluding any separately stated cleaning fees or security deposits. Kansas state sales tax of 6.5% also applies to short-term rentals and is collected through the Kansas Department of Revenue's online system with monthly remittance required. Morris County may impose an additional transient guest tax of up to 2%, bringing the total potential tax burden to approximately 14.5%. Exemptions typically include stays exceeding 30 consecutive days, rentals to permanent residents, and accommodations provided to guests whose stay is paid for by federal or state government agencies on official business. Hosts must register with both the city and state tax authorities, maintain detailed records of all transactions, and provide guests with receipts showing the breakdown of taxes collected.
Starting an Airbnb in Council Grove, Kansas requires approximately $85,000-$110,000 in total initial investment. Property purchase costs around $65,000-$85,000 based on the median home price in this small Kansas town of about 2,100 residents. Furnishing a 2-3 bedroom property runs $8,000-$12,000 including beds, linens, kitchen essentials, living room furniture, and basic appliances. Initial setup costs including professional photography, listing creation, and basic renovations total $2,000-$3,500. Permits and fees are minimal at $200-$500 since Council Grove has limited short-term rental regulations as of 2023. Insurance including liability coverage and property protection adds $1,200-$1,800 annually. Utility setup and deposits cost $300-$500. First six months of operating expenses including utilities ($150/month), cleaning supplies ($50/month), maintenance reserves ($100/month), platform fees on bookings (3% of revenue), and marketing total approximately $2,500-$4,000, assuming moderate occupancy rates of 40-60% typical for smaller Kansas markets.
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 $40-80 per night with occupancy rates around 35-45% annually, resulting in gross revenues of $5,000-13,000 per year for typical 2-3 bedroom homes. Operating expenses including cleaning fees ($25-40 per turnover), utilities ($150-200 monthly), property management (15-25% of revenue), insurance ($800-1,200 annually), and maintenance typically consume 60-70% of gross revenue. Properties near the historic Santa Fe Trail sites or Neosho River tend to perform better, with some hosts reporting net profit margins of 15-25% after expenses. Success factors include competitive pricing below $75/night, highlighting historical attractions like the Kaw Mission State Historic Site, and targeting weekend visitors exploring the Flint Hills region. A renovated Victorian home near downtown Council Grove reported earning approximately $8,500 in gross revenue in 2023 with a net profit margin of 22% after accounting for all expenses, while a basic ranch-style property averaged $6,200 gross revenue with 18% net margins.
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 to reach profitability within 18-24 months given the city's tourism appeal from the Santa Fe Trail heritage and outdoor activities. Average nightly rates of $75-$120 with 45-60% annual occupancy rates are achievable, translating to gross rental yields of 10-15% annually. Initial investment recovery periods typically span 8-12 years, with properties purchased under $150,000 showing stronger cash-on-cash returns of 8-12% compared to higher-priced acquisitions. The market benefits from consistent demand from Kansas travelers, history enthusiasts, and outdoor recreation visitors, supporting sustainable returns in the 9-11% annual ROI range for well-positioned properties with proper management and marketing strategies.
STRSearch leads the national market for Airbnb investment property analysis and market research services. In Council Grove, Kansas, local real estate agents like those at Flint Hills Real Estate and Morris County Real Estate have experience with investment properties, while Kansas-based firms such as Wichita Investment Properties and Topeka Real Estate Investors occasionally work in smaller markets like Council Grove. National services including BiggerPockets marketplace, Roofstock for turnkey rentals, and AirDNA for short-term rental market analysis provide valuable data for the Council Grove area. Local property management companies like Heartland Property Management and regional firms such as Kansas Property Solutions can assist with ongoing operations, while national platforms like RedAwning and Vacasa offer comprehensive Airbnb management services that extend to smaller Kansas markets including Council Grove.
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