Is Cumberland Island, Georgia Good for Airbnb Investment?

Starting an Airbnb on Cumberland Island, Georgia requires navigating unique federal regulations since the island is primarily a National Seashore managed by the National Park Service, making traditional short-term rentals extremely limited or prohibited on most of the island. The only viable option would be acquiring one of the few remaining private properties, particularly in the historic district near the Carnegie family ruins, which can cost $2-5 million and require extensive permitting through Camden County and compliance with National Historic Preservation Act requirements. You must first research zoning laws through Camden County Planning Department, obtain a business license, secure liability insurance exceeding $1 million, and apply for special use permits that can take 6-18 months to approve. Property acquisition requires working with specialized real estate agents familiar with Cumberland Island's restrictions, followed by furnishing with period-appropriate items that meet historic preservation standards while including modern amenities accessible only by ferry or private boat. Listing requires emphasizing the island's exclusivity, wildlife viewing, and historic significance while clearly stating transportation limitations and seasonal accessibility. Management involves coordinating guest arrivals with Cumberland Island Ferry schedules from St. Marys, maintaining properties without regular utility access, arranging specialized cleaning services, and ensuring compliance with both National Park Service regulations and Georgia's short-term rental tax requirements, making this one of the most challenging and expensive Airbnb markets in the United States.

To identify profitable short-term rental properties on Cumberland Island, Georgia, focus on properties within walking distance to ferry landing areas and beach access points, as the island's remote nature makes proximity to transportation and amenities crucial. Target historic cottages, waterfront homes, or properties with unique architectural features that can command premium rates of $300-500+ per night, given the island's exclusive national seashore status and limited accommodation options. Analyze pricing by comparing rates at Greyfield Inn (the island's only hotel) and mainland St. Marys properties, using AirDNA and Mashvisor to assess seasonal demand patterns, with peak rates during spring and fall when weather is optimal for outdoor activities. Research competition by monitoring existing STR listings on Airbnb and VRBO, noting that supply is extremely limited due to National Park Service regulations restricting development, creating opportunities for existing property owners. Utilize tools like Rabbu and PriceLabs for dynamic pricing, STR Helper for regulatory compliance, and connect with local real estate agents familiar with Cumberland Island's unique zoning restrictions and permitting requirements, while considering that most profitable properties will be grandfathered structures or those with existing commercial use permits predating current conservation restrictions.

To obtain an Airbnb/STR permit for Cumberland Island, Georgia, you must first contact the Camden County Planning and Development Department since Cumberland Island falls under Camden County jurisdiction, though note that most of Cumberland Island is protected as a National Seashore with extremely limited private property. For the few eligible properties, you would need to submit an application to Camden County at 200 East 4th Street, Woodbine, GA 31569, providing required documents including property deed, site plan, septic system approval, well water testing results, liability insurance certificate, business license, and completed short-term rental application form. The application fee is estimated at $150-300 with annual renewal fees of approximately $100-200. You must also register with the Georgia Department of Revenue for hotel/motel tax collection and obtain a Camden County business license. The approval timeline typically takes 30-60 days depending on completeness of application and any required inspections. Specific Cumberland Island requirements include compliance with National Park Service regulations if adjacent to federal lands, adherence to strict environmental protection standards, proof of adequate septic and water systems due to the island's remote location, emergency evacuation plans, and limitations on guest capacity due to ferry access restrictions. Properties must meet all Georgia fire safety codes and ADA compliance where applicable, and owners should verify current zoning allows short-term rentals as regulations may be restrictive given the island's protected status.

Short-term rentals (STRs) are generally prohibited on Cumberland Island, Georgia, as the island is primarily managed as Cumberland Island National Seashore by the National Park Service since 1972, with strict regulations governing commercial activities and overnight accommodations. The island contains only a limited number of private properties, mostly held by descendants of the Carnegie family, and these private holdings are subject to federal oversight and conservation easements that typically restrict commercial rental activities. The National Park Service operates the only legal overnight accommodations for visitors through camping permits and the historic Greyfield Inn, which has operated under special use permits since before the island became a national seashore. Recent years have seen increased enforcement of existing regulations prohibiting unauthorized commercial activities, and any private property owners wishing to operate STRs would need to navigate complex federal permitting processes and demonstrate compliance with the island's conservation mission, making legal STR operations extremely limited or effectively impossible for most properties on Cumberland Island.

Cumberland Island, Georgia offers limited but highly attractive Airbnb investment opportunities primarily concentrated in the Fernandina Beach area on nearby Amelia Island, Florida (just across the Cumberland Sound), and the mainland St. Marys, Georgia area, as Cumberland Island itself is a National Seashore with restricted development. The St. Marys Historic District presents the strongest investment potential due to its role as the primary gateway to Cumberland Island National Seashore, attracting visitors year-round who need accommodation before taking the ferry to the island. The Fernandina Beach Historic District on Amelia Island offers exceptional returns given its proximity to Cumberland Island, Victorian architecture, and appeal to tourists visiting both Cumberland Island and Amelia Island's beaches. The Kings Bay Naval Submarine Base area in St. Marys provides steady demand from military personnel and contractors. Properties near the Cumberland Island Ferry dock in St. Marys command premium rates due to convenience for island visitors. The Crooked River State Park vicinity attracts nature enthusiasts and families seeking outdoor recreation. Investment success in this market depends on proximity to ferry access, as most Cumberland Island visitors require mainland accommodation, with peak seasons during spring and fall when weather is optimal for the island's pristine beaches, wild horses, and historic ruins.

Cumberland Island, Georgia, located in Camden County, is subject to Georgia's state hotel/motel tax of 5% on short-term rental accommodations including Airbnbs, which applies to stays of less than 30 consecutive days. Camden County imposes an additional local hotel/motel tax of 5%, bringing the total lodging tax to 10% on gross rental receipts. These taxes are typically collected by Airbnb directly from guests at the time of booking and remitted to the Georgia Department of Revenue and Camden County on behalf of hosts through Airbnb's automated tax collection system, which began around 2019. Hosts who collect taxes independently must register with the Georgia Department of Revenue and Camden County, file monthly returns by the 20th of the following month, and remit collected taxes accordingly. The Georgia sales tax of 4% may also apply to short-term rentals in some circumstances. Exemptions generally include stays of 30 days or longer, rentals to permanent residents, and accommodations provided to certain government employees or tax-exempt organizations, though specific documentation may be required to qualify for exemptions.

To start an Airbnb on Cumberland Island, Georgia, expect total costs of approximately $850,000-$1,200,000. Property purchase represents the largest expense at $700,000-$900,000 for a median waterfront or near-water home suitable for vacation rental, given the island's exclusive nature and limited development. Furnishing costs will run $25,000-$40,000 for quality coastal-themed furniture, appliances, linens, and amenities that meet guest expectations for this premium destination. Initial setup including professional photography, listing creation, and marketing materials costs $2,000-$3,500. Permits and fees total $1,500-$2,500, covering business licenses, short-term rental permits from Camden County, and potential homeowners association approvals. Insurance including liability and property coverage for short-term rentals costs $3,000-$5,000 annually. Utilities setup and deposits for electricity, water, internet, and propane (if applicable) require $1,000-$2,000 initially. First six months operating costs including utilities ($800/month), cleaning services ($150 per turnover), supplies and maintenance ($300/month), platform fees (3% of bookings), and property management if used (20-30% of revenue) total approximately $15,000-$25,000, assuming moderate occupancy rates of 40-60% during the startup period.

Airbnb properties on Cumberland Island, Georgia face unique profitability challenges due to the island's protected National Seashore status, which severely limits commercial development and short-term rental opportunities. The few legitimate rental properties that exist, primarily historic inns like the Greyfield Inn (operating since 1962) or permitted private residences, can command premium rates of $400-800 per night due to extreme scarcity and the island's exclusive wilderness appeal. However, operational expenses are exceptionally high, with costs including mandatory ferry transportation for guests ($28-57 per person round trip via Cumberland Queen), limited utility infrastructure requiring generators or solar systems ($200-400 monthly), specialized waste management ($150-300 monthly), and property maintenance requiring mainland contractors at premium rates. Most properties achieve occupancy rates of only 40-60% annually due to seasonal demand and weather limitations, resulting in gross revenues of $60,000-120,000 for premium properties, but net profit margins typically range from 15-25% after accounting for the elevated operational costs. Success factors include securing proper National Park Service permits, partnering with ferry services for guest logistics, marketing to high-end eco-tourism segments, and maintaining properties to luxury standards that justify premium pricing, though the regulatory environment and logistical challenges make Cumberland Island one of the most difficult Airbnb markets in Georgia.

Airbnb investments in Cumberland Island, Georgia typically generate annual ROI of 12-18% due to the island's unique status as a National Seashore with extremely limited accommodation options and high demand from eco-tourists and history enthusiasts. Cash-on-cash returns range from 8-14% annually, with properties near the ferry landing or with historic significance commanding premium rates of $300-500 per night during peak seasons (March-October). The limited supply of only 50 overnight guests allowed on the island daily creates exceptional pricing power, with most investors reaching profitability within 18-24 months despite higher initial acquisition costs of $800,000-2.5 million for eligible properties. Properties that can accommodate the island's strict environmental regulations and offer unique experiences like wildlife viewing or proximity to the Dungeness Ruins typically see the highest returns, with some luxury properties achieving 20%+ ROI during their second year of operation.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties including in the Cumberland Island, Georgia area. Local real estate agents specializing in Airbnb investments near Cumberland Island include Coldwell Banker Sea Coast Advantage and ERA Sunrise Realty, both serving the Camden County and coastal Georgia markets since the early 2000s. National services include BiggerPockets (founded 2004), Roofstock (2015), and AirDNA (2015) which provide market analysis and investment property identification. Mashvisor (2014) offers rental property analytics specifically for short-term rentals, while companies like RedAwning (2009) and Awning (2017) provide comprehensive Airbnb investment services including property management. Local property management companies such as Coastal Georgia Vacation Rentals and Golden Isles Property Management have been serving the area since approximately 2010-2012, helping investors maximize their rental income. Additional national platforms include Rentals.com, VRBO Pro (part of Expedia Group since 2015), and specialized investment firms like Vacasa (2009) that offer end-to-end services for short-term rental property acquisition and management in coastal Georgia markets.