Is Dodge City, Kansas Good for Airbnb Investment?

To start an Airbnb in Dodge City, Kansas, begin by researching local regulations through the Dodge City Planning Department and Ford County offices, as Kansas generally allows short-term rentals but municipalities may have specific zoning requirements and occupancy limits. Contact Dodge City Hall at 311 North Spruce Street to obtain necessary business licenses and permits, which typically include a general business license ($25-50 annually) and potentially a transient guest tax permit since Kansas imposes a 6.5% state transient guest tax plus local taxes. Find a suitable property by searching residential areas near downtown attractions like Boot Hill Museum or the Santa Fe Trail, considering properties with 2-3 bedrooms that can accommodate families visiting local attractions, with average property prices ranging $80,000-150,000 for suitable homes. Furnish the property with Western-themed decor reflecting Dodge City's cowboy heritage, including essential amenities like WiFi, cable TV, full kitchen appliances, quality bedding for 4-6 guests, and outdoor seating to capitalize on Kansas weather. List your property on Airbnb and VRBO platforms with competitive pricing around $75-125 per night based on local hotel rates, highlighting proximity to historic attractions, Boot Hill Casino, and easy highway access for travelers. Manage the property by establishing relationships with local cleaning services (typically $40-60 per turnover), maintenance contractors familiar with older Kansas homes, and consider property management companies like Vacasa or local firms if you're not residing in Dodge City, while maintaining compliance with Kansas Department of Revenue requirements for collecting and remitting transient guest taxes quarterly.

To identify profitable short-term rental properties in Dodge City, Kansas, focus on locations within walking distance of Boot Hill Museum, the historic downtown district, and near major highways like US-50 and US-283 that bring tourists and business travelers. Target 2-4 bedroom single-family homes or historic properties built between 1900-1950 that can accommodate families visiting local attractions, with essential features including reliable Wi-Fi, air conditioning, parking, and Western/historical themed decor that appeals to tourists. Analyze pricing by researching comparable Airbnb listings in the $80-150 per night range, considering seasonal fluctuations during summer months and Dodge City Days festival periods when rates can increase 20-30%. Competition research should focus on the limited supply of existing STRs, with approximately 15-25 active listings in the area as of 2023, creating opportunities for new entrants who can offer superior amenities or unique experiences. Utilize AirDNA for market analysis, STR Helper for performance tracking, and local resources like the Dodge City Convention & Visitors Bureau for tourism data, while monitoring occupancy rates around Boot Hill Casino, Wright Park Zoo, and the Santa Fe Trail Center to identify underserved areas with high visitor traffic but limited accommodation options.

To obtain an Airbnb/STR permit in Dodge City, Kansas, contact the Dodge City Planning Department at City Hall located at 806 N Second Avenue or call (620) 225-8100 to begin the application process. Required documents typically include a completed short-term rental application form, proof of property ownership or lease agreement, floor plan of the rental unit, proof of liability insurance (minimum $1 million coverage), contact information for a local property manager if you're not local, and a $150-200 application fee. You'll need to schedule a safety inspection which costs approximately $75-100, ensure the property meets fire safety codes including smoke detectors in all bedrooms and common areas, provide adequate parking spaces, and maintain the property according to city housing standards. The timeline is generally 4-6 weeks from application submission to permit approval, assuming all requirements are met and inspections pass. Dodge City requires STR operators to register with the city annually, maintain a guest registry, provide neighbors with contact information, limit occupancy to 2 people per bedroom plus 2 additional guests, and ensure quiet hours are observed between 10 PM and 7 AM. Additional requirements may include displaying the permit number in all advertisements and maintaining the property in compliance with residential zoning regulations.

Short-term rentals (STRs) are generally legal in Dodge City, Kansas, as the city has not enacted specific prohibitions against vacation rentals or short-term accommodations. 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 sales tax collection. The city follows Ford County and Kansas state regulations, which typically require proper business registration and adherence to health and safety codes. Most residential properties can operate as STRs provided they meet zoning compliance, though some neighborhoods with restrictive covenants may have private limitations. There have been no major recent legal changes specifically targeting STRs in Dodge City as of 2023-2024, but operators should verify current zoning restrictions with the city planning department and ensure compliance with fire safety codes and occupancy limits that apply to all rental properties in the jurisdiction.

The best areas for Airbnb investment in Dodge City, Kansas include the Historic Downtown District near Front Street, which attracts tourists visiting the Boot Hill Museum, historic saloons, and Wild West attractions that draw approximately 100,000 visitors annually. The area around the United Wireless Arena is excellent for capturing business travelers and event attendees, as the venue hosts rodeos, concerts, and trade shows throughout the year. Properties near Dodge City Community College benefit from visiting families, prospective students, and academic events. The Wright Park neighborhood offers a quieter residential setting that appeals to families visiting the zoo and recreational facilities, while still being close to downtown attractions. The area around the Dodge City Regional Airport captures business travelers and those attending agricultural conferences, as Dodge City serves as a major cattle and agricultural hub with companies like Cargill and National Beef operating large facilities that bring in corporate visitors year-round.

In Dodge City, Kansas, Airbnb hosts are subject to both state and local lodging taxes. The Kansas state transient guest tax is 6% on gross receipts from lodging rentals under 28 days, which applies to all short-term rentals including Airbnbs. Ford County, where Dodge City is located, imposes an additional 2% transient guest tax, bringing the total lodging tax rate to approximately 8%. These taxes are typically collected from guests at the time of booking through Airbnb's automatic tax collection system, which remits payments directly to the Kansas Department of Revenue on a monthly basis for properties that qualify for this service. For hosts not covered by Airbnb's automatic collection, they must register with the Kansas Department of Revenue, collect taxes from guests, and file monthly returns by the 25th of the following month. The city of Dodge City may also require a local business license for short-term rental operations. Exemptions generally apply to stays exceeding 28 consecutive days, which are considered long-term rentals rather than transient accommodations, and certain government or charitable organization bookings may qualify for exemptions with proper documentation.

The total cost to start an Airbnb in Dodge City, Kansas is approximately $185,000-$220,000. Property purchase costs around $120,000-$140,000 based on median home prices in the area. Furnishing a 2-3 bedroom property requires $15,000-$25,000 for quality furniture, appliances, linens, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations total $3,000-$5,000. Permits and fees including business license, short-term rental permits, and city registration fees cost approximately $500-$1,200. Insurance for short-term rental coverage runs $2,000-$3,000 annually. Utility deposits and connections for electricity, gas, water, internet, and cable cost around $800-$1,500. First six months operating costs including utilities ($600/month), cleaning supplies and services ($300/month), maintenance reserves ($200/month), marketing ($100/month), and platform fees average $7,200 total. Additional considerations include property management software subscriptions ($50/month), welcome amenities ($200), and emergency repair fund ($2,000-$3,000).

Airbnb properties in Dodge City, Kansas typically generate modest returns with average daily rates ranging from $65-85 for entire homes and $35-50 for private rooms, resulting in monthly revenues of $800-1,500 for well-managed properties with 60-70% occupancy rates. Operating expenses generally consume 40-50% of gross revenue, including cleaning fees ($25-40 per turnover), utilities ($80-120 monthly), property management (15-25% if outsourced), insurance ($800-1,200 annually), and maintenance costs averaging $100-200 monthly. Properties near historic Front Street and the Boot Hill Museum command premium rates, particularly during summer months when tourism peaks, with successful hosts like those operating renovated Victorian homes reporting net profit margins of 15-25% annually. The market benefits from Dodge City's position as a regional hub and tourist destination, though seasonality impacts winter occupancy, dropping to 40-50% from December through February. Properties that differentiate themselves with Western themes, modern amenities, or proximity to attractions like the Santa Fe Trail typically achieve higher profitability, with some hosts reporting annual net returns of $8,000-15,000 on properties valued at $80,000-120,000, though success heavily depends on active management, competitive pricing strategies, and maintaining high guest satisfaction ratings above 4.7 stars.

Airbnb investments in Dodge City, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily driven by tourism to historic attractions like Boot Hill Museum and the Santa Fe Trail. Properties near downtown and historic districts command average daily rates of $75-$120, with occupancy rates of 45-60% annually, peaking during summer months and cattle drive season events. Initial investment recovery generally occurs within 7-10 years, with properties requiring $15,000-$25,000 in startup costs for furnishing and renovations. The market benefits from limited hotel inventory and steady visitor traffic from western heritage tourism, though seasonal fluctuations impact winter months with occupancy dropping to 25-35%. Cash-on-cash returns improve to 12-15% for investors who purchase properties under $80,000 and maintain occupancy above 55% through competitive pricing and quality amenities targeting both leisure travelers and business visitors to the agricultural and energy sectors.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking in Dodge City, Kansas. Local real estate agents like those at Coldwell Banker American Dream in Dodge City and RE/MAX Advantage have experience with investment properties and can assist with Airbnb acquisitions in the area. National services include AirDNA for market analysis, Mashvisor for property analytics, and BiggerPockets for investor networking and deal sourcing. Vacasa and RedAwning provide property management services that can help investors understand the rental potential of properties in Dodge City. Local property management companies like Dodge City Property Management can offer insights into the rental market dynamics. Real estate investment firms such as Roofstock and Fundrise, while primarily focused on traditional rentals, sometimes have short-term rental opportunities. Additionally, local real estate agents at Century 21 and Keller Williams in the Dodge City area often work with investors seeking vacation rental properties, and platforms like VRBO and Airbnb themselves provide market insights for potential property purchases in the region.