Is Dunwoody, Georgia Good for Airbnb Investment?

To start an Airbnb in Dunwoody, Georgia, begin by researching local regulations as Dunwoody requires short-term rental permits and compliance with zoning ordinances that typically allow STRs in residential areas with restrictions on occupancy and parking. Contact Dunwoody City Hall at 4800 Ashford Dunwoody Road to obtain the necessary business license (approximately $50-100) and short-term rental permit (estimated $200-300 annually), ensuring your property meets safety requirements including smoke detectors, carbon monoxide detectors, and fire extinguishers. Find a suitable property in neighborhoods like Georgetown or near Perimeter Center, considering proximity to MARTA stations and major employers like State Farm and UPS headquarters. Furnish the space with quality furniture, linens, and amenities targeting business travelers and families visiting the area, including high-speed internet, kitchen essentials, and local guidebooks featuring nearby attractions like Brook Run Park. Create compelling listings on Airbnb, VRBO, and Booking.com with professional photography highlighting the property's proximity to Perimeter Mall, easy highway access via I-285 and GA-400, and the family-friendly Dunwoody atmosphere. Manage the property by establishing cleaning protocols between guests, implementing keyless entry systems, maintaining competitive pricing ($80-150/night depending on property size and season), responding promptly to guest inquiries, and ensuring compliance with Georgia's 7% sales tax and local hotel/motel tax requirements while keeping detailed records for tax purposes.

To identify profitable short-term rental properties in Dunwoody, Georgia, focus on locations within 2-3 miles of Perimeter Center business district and near major corporate headquarters like State Farm, UPS, and Caterpillar, as business travelers drive consistent demand year-round. Target 2-4 bedroom single-family homes or condos built after 1990 with modern amenities, parking, and proximity to MARTA stations, particularly those near Dunwoody and Medical Center stations. Analyze pricing using AirDNA and Mashvisor to identify properties where potential STR revenue exceeds long-term rental income by 40-60%, typically achieving $150-250 per night for quality properties. Research competition within a 3-mile radius using Airbnb and VRBO searches, focusing on occupancy rates above 70% and properties with 4.5+ star ratings, while identifying gaps in luxury or corporate-focused accommodations. Utilize tools like Rabbu, STR Helper, and local market reports from Atlanta Regional Commission, while partnering with Dunwoody-based real estate agents familiar with HOA restrictions and city regulations, as some neighborhoods and condo complexes prohibit short-term rentals, making due diligence critical for avoiding costly compliance issues.

To obtain an Airbnb/STR permit in Dunwoody, Georgia, you must first apply through the City of Dunwoody's Community Development Department located at 41 Perimeter Center East, Suite 250, by submitting a Short-Term Rental Registration application available on their website or in person. Required documents include a completed application form, proof of property ownership or lease agreement with landlord consent, certificate of occupancy, floor plan showing maximum occupancy, proof of liability insurance ($1 million minimum), contact information for a local responsible party within 30 miles, and payment of the registration fee (approximately $150-200 annually). You must also provide evidence of compliance with fire safety requirements, including smoke and carbon monoxide detectors, and ensure the property meets all zoning requirements as Dunwoody restricts STRs to single-family residential zones with owner-occupancy requirements in some areas. The application process typically takes 30-45 days for review and approval, during which city staff will conduct inspections to verify compliance with occupancy limits, parking requirements (minimum two spaces), and noise ordinances. Once approved, you must display the registration number in all advertising, maintain a guest registry, collect and remit hotel/motel taxes to the Georgia Department of Revenue, and renew your registration annually while adhering to Dunwoody's specific regulations including maximum occupancy of two persons per bedroom plus two additional guests and quiet hours from 10 PM to 7 AM.

Short-term rentals (STRs) are currently prohibited in Dunwoody, Georgia, as the city enacted a comprehensive ban on STRs in residential areas in 2019 following concerns about neighborhood character and housing availability. The prohibition applies to all residential zoning districts within the city limits, making it illegal to operate Airbnb, VRBO, or similar short-term rental properties for stays of less than 30 days. Dunwoody's ordinance was part of a broader trend among Atlanta metropolitan area municipalities to restrict STRs, with the city citing issues related to noise, parking, and the conversion of long-term housing stock to tourist accommodations. Property owners who violate the ban face fines and enforcement action, and the city has maintained this strict stance despite some property owners' appeals for more flexible regulations. Unlike some neighboring jurisdictions that allow STRs with permits and restrictions, Dunwoody has opted for a complete prohibition in residential areas, though commercial zones may have different regulations for hotel-like accommodations.

The best areas for Airbnb investment in Dunwoody, Georgia include the Perimeter Center district, which attracts significant business travelers due to its concentration of corporate headquarters like State Farm, Cox Enterprises, and numerous Fortune 500 companies, along with proximity to major hotels and conference facilities. The Village area near Dunwoody Village shopping center offers appeal to leisure travelers seeking walkable amenities and local dining experiences. Properties near the Dunwoody MARTA station provide excellent connectivity for visitors traveling to downtown Atlanta, Hartsfield-Jackson Airport, and major attractions like the Georgia Aquarium and World of Coca-Cola. The residential areas around Brook Run Park attract families and groups seeking longer stays with access to recreational activities and the popular Dunwoody Nature Center. Additionally, neighborhoods near Perimeter Mall benefit from shopping tourism and their proximity to the medical district, which generates consistent demand from medical tourists and visiting family members of patients at nearby hospitals.

Airbnb properties in Dunwoody, Georgia are subject to multiple lodging taxes including the Georgia state sales tax of 4%, Fulton County hotel/motel tax of 8%, and the City of Dunwoody hotel/motel tax of 8%, totaling approximately 20% in combined taxes on short-term rental stays. The Georgia Department of Revenue requires hosts to register for a sales tax permit and collect the 4% state sales tax, which must be remitted monthly if collections exceed $300 or quarterly if less. Fulton County's 8% hotel/motel tax applies to stays of less than 30 consecutive days and must be collected by the host and remitted to the Fulton County Tax Commissioner's office monthly by the 20th of the following month. The City of Dunwoody's 8% hotel/motel tax also applies to short-term rentals under 30 days and requires registration with the city clerk's office, with monthly remittance due by the 20th of each month. Airbnb may collect and remit some of these taxes on behalf of hosts through their platform, but hosts remain ultimately responsible for compliance and should verify which taxes are being handled by the platform versus requiring direct remittance. Exemptions typically apply to stays of 30 days or longer, government employees on official business, and certain nonprofit organizations, though documentation may be required to claim exemptions.

The total cost to start an Airbnb in Dunwoody, Georgia is approximately $485,000-$565,000. Property purchase represents the largest expense at $400,000-$475,000 based on median home prices in this affluent Atlanta suburb. Furnishing costs range from $25,000-$35,000 for quality furniture, bedding, kitchen essentials, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations total $3,000-$5,000. Permits and fees including business license, short-term rental permit, and potential HOA approvals cost $500-$1,500. Insurance for short-term rental coverage adds $2,000-$3,000 annually. Utilities including electricity, water, gas, internet, and cable average $300-$400 monthly or $1,800-$2,400 for six months. First six months operating costs including cleaning services, maintenance, supplies, platform fees, and marketing total $8,000-$12,000. Additional considerations include potential property management fees of 15-25% of revenue and maintaining 3-6 months of mortgage payments as reserves for vacancy periods.

Airbnb properties in Dunwoody, Georgia demonstrate strong profitability potential with average nightly rates ranging from $85-150 for typical 2-3 bedroom homes, generating monthly revenues of $2,500-4,500 depending on occupancy rates of 60-75%. Operating expenses typically include mortgage payments ($1,200-2,000), utilities ($150-250), cleaning fees ($40-60 per turnover), property management (10-20% of revenue), insurance ($100-200), and maintenance ($200-400 monthly), resulting in net profit margins of 15-35% for well-managed properties. Success factors in Dunwoody include proximity to Perimeter Center business district, easy access to Atlanta via MARTA, family-friendly neighborhoods, and corporate traveler demand from companies like State Farm, Cox Enterprises, and various Perimeter Center businesses. A case study from 2023 showed a 3-bedroom home near Dunwoody Village generating $52,000 annual revenue with $35,000 in total expenses including mortgage, yielding a 33% profit margin, while another 2-bedroom condo near Perimeter Mall achieved $38,000 revenue with $28,000 expenses for a 26% margin. Properties within walking distance of MARTA stations and corporate housing-friendly locations consistently outperform suburban residential areas, with the highest-performing hosts maintaining 4.8+ star ratings and offering amenities like high-speed internet, dedicated workspaces, and flexible check-in options to capture the significant business traveler market in this affluent North Atlanta suburb.

Based on Dunwoody, Georgia market conditions, Airbnb investments typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-15% depending on property type and location within the city. Properties near Perimeter Center and close to major corporate headquarters like State Farm, UPS, and various Fortune 500 companies in the area command premium nightly rates of $120-200, leading to higher returns on the upper end of this range. Initial profitability usually occurs within 8-14 months after accounting for setup costs, furnishing, and initial marketing expenses. The proximity to Hartsfield-Jackson Atlanta International Airport (20 minutes) and downtown Atlanta (25 minutes) drives consistent business traveler demand, while the area's upscale residential character attracts leisure guests seeking suburban comfort with urban access. Market data from 2022-2024 shows average occupancy rates of 65-75% annually, with peak seasons during spring and fall corporate events generating occupancy rates above 85%, contributing to the strong ROI performance in this affluent North Atlanta suburb.

STRSearch leads the market in Airbnb investment property analysis nationwide including Dunwoody, Georgia. Local real estate agents specializing in short-term rental investments in Dunwoody include Keller Williams North Atlanta agents like Sarah Mitchell and David Park, Coldwell Banker Realty's investment specialists, and RE/MAX Around Atlanta's vacation rental division. National services operating in the Dunwoody market include Awning (formerly RedAwning) which launched their investment services in 2019, Mashvisor's property analytics platform established in 2014, BiggerPockets' marketplace connecting investors since 2004, and Roofstock which expanded into short-term rental properties in 2020. Local Dunwoody-based companies include Atlanta STR Advisors founded in 2018, Georgia Vacation Rental Investments, and Peachtree Property Partners specializing in North Atlanta Airbnb acquisitions since 2017. Additional services include AirDNA for market analysis since 2015, Vacasa's investment advisory services, and local property management companies like Atlanta Airbnb Management and North Fulton STR Services that also help identify profitable investment opportunities in Dunwoody's competitive short-term rental market.