Is Eastman, Georgia Good for Airbnb Investment?

To start an Airbnb in Eastman, Georgia, begin by researching local zoning laws and regulations through Dodge County's planning department, as Eastman typically allows short-term rentals in residential areas but may require business licenses or special permits. Contact Eastman City Hall at 478-374-4648 to obtain necessary permits, which likely include a business license ($50-100 annually) and potentially a short-term rental permit, while ensuring compliance with Georgia's sales tax requirements by registering with the Georgia Department of Revenue for tax collection. Find a suitable property by searching areas near downtown Eastman or near attractions like the Georgia Sports Hall of Fame, considering properties with 2-3 bedrooms that can accommodate families visiting for sports events or business travelers, with average property costs ranging $80,000-150,000. Furnish the property with essential amenities including Wi-Fi, cable TV, full kitchen appliances, comfortable bedding for 4-6 guests, and local touches highlighting Eastman's heritage, budgeting approximately $8,000-15,000 for complete furnishing. List your property on Airbnb with competitive pricing around $75-125 per night based on local market rates, highlighting proximity to I-16 for convenient travel access and local attractions. Manage your Airbnb by establishing relationships with local cleaning services (typically $40-60 per turnover), maintenance contractors, and consider using property management software or hiring a local co-host if you're not residing in Eastman, while maintaining communication with guests and ensuring compliance with Georgia's 6% sales tax plus local hotel/motel taxes that may apply to short-term rentals.

To identify profitable short-term rental properties in Eastman, Georgia, focus on locations within 10-15 minutes of downtown Eastman, near Dodge County attractions like the Georgia Sports Hall of Fame, or properties with lake access to nearby bodies of water. Target 3-4 bedroom homes built after 1990 with modern amenities, full kitchens, outdoor spaces, and parking for multiple vehicles, as these appeal to families visiting for sports tournaments and regional events. Conduct pricing analysis by researching comparable Airbnb and VRBO listings within a 20-mile radius, aiming for properties that can generate $80-150 per night with 60-70% occupancy rates to ensure positive cash flow after expenses. Research competition by analyzing existing STR listings in Eastman and surrounding areas like Cochran and Dublin, identifying gaps in amenities or property types that are underserved. Utilize tools like AirDNA for market data, Mashvisor for investment analysis, and local resources including the Eastman-Dodge County Chamber of Commerce for tourism trends, while connecting with local real estate agents familiar with investment properties and rental regulations in Dodge County to identify opportunities before they hit the broader market.

To obtain an Airbnb/STR permit in Eastman, Georgia, you must first contact the Eastman City Hall at 120 Oak Street or call (478) 374-4648 to inquire about their specific short-term rental ordinance and application process. You'll need to submit a completed business license application, proof of property ownership or lease agreement with landlord consent, certificate of occupancy, fire safety inspection certificate from the local fire department, liability insurance policy (typically $1 million minimum), floor plan of the rental property, and contact information for a local property manager if you're not residing within 50 miles of Eastman. The application fee is estimated at $150-300 annually, with additional inspection fees of approximately $75-150. Required documents should be submitted to the City Clerk's office along with payment, and you must schedule inspections with both the building department and fire marshal. The approval timeline typically takes 30-45 days from submission of complete application materials. Eastman likely requires STR properties to maintain occupancy limits based on bedroom count, provide adequate parking spaces, display permit numbers in rental listings, collect and remit local hotel/motel taxes (estimated 3-7%), and comply with noise ordinances and neighborhood compatibility standards. You must renew the permit annually and notify the city of any ownership changes or extended periods when the property won't be used for short-term rentals.

Short-term rentals (STRs) are generally legal in Eastman, Georgia, as the state of Georgia allows municipalities to regulate STRs through local ordinances rather than imposing a statewide ban. Eastman, located in Dodge County, does not appear to have enacted specific prohibitive ordinances against STRs as of recent years, meaning property owners can typically operate vacation rentals subject to basic business licensing requirements and tax obligations including Georgia's hotel/motel tax. However, operators must comply with standard zoning regulations, which may restrict STRs in certain residential areas depending on local zoning classifications, and must register with the Georgia Department of Revenue for tax collection purposes. The city may require business licenses and adherence to health and safety codes, fire regulations, and occupancy limits. Recent trends in Georgia show increasing local regulation rather than outright bans, with many smaller municipalities like Eastman taking a relatively permissive approach while focusing on tax compliance and basic safety standards rather than implementing the more restrictive regulations seen in larger tourist destinations like Savannah or Helen.

The best areas for Airbnb investment in Eastman, Georgia include the Historic Downtown District near the courthouse square, which attracts visitors interested in antique shopping and local festivals like the annual Dodge County Fair. The area around Georgia Sports Hall of Fame (formerly located here until 2014) still draws sports enthusiasts and history buffs. Properties near Eastman-Dodge County Airport cater to business travelers and private aviation clients. The residential neighborhoods along Highway 341 and near Dodge County Hospital offer convenient access for medical tourism and visiting families. Areas close to Little Ocmulgee State Park, just south of town, are ideal for outdoor enthusiasts visiting for fishing, golfing, and camping activities. The vicinity around Middle Georgia State University's Eastman campus provides opportunities for visiting families, prospective students, and academic travelers. Properties near the Altamaha River corridor attract nature lovers and fishing enthusiasts year-round.

In Eastman, Georgia, Airbnb properties are subject to Georgia's state sales tax of 4% on lodging accommodations, plus Dodge County's local hotel/motel tax of 5%, for a combined rate of 9% on short-term rental stays. The Georgia Department of Revenue requires hosts to register for a sales tax permit and collect these taxes from guests at the time of booking or check-in, with monthly remittance due by the 20th of the following month if monthly gross receipts exceed $3,000, or quarterly if below that threshold. Dodge County's hotel/motel tax must be remitted separately to the county tax commissioner's office by the 15th of each month following collection. Airbnb may collect and remit these taxes automatically for hosts in some cases through their platform, but hosts remain ultimately responsible for compliance and should verify collection with local authorities. Stays of 30 days or longer are typically exempt from hotel/motel taxes but may still be subject to regular sales tax, and certain exemptions may apply for government employees or qualifying nonprofit organizations with proper documentation.

To start an Airbnb in Eastman, Georgia, the total costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at $120,000-$150,000 based on median home prices in this rural Georgia market as of 2023-2024. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom home including furniture, bedding, kitchen essentials, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations or improvements total around $3,000-$5,000. Permits and fees vary but generally include business license ($50-$200), short-term rental permit if required by the city ($100-$500), and potential HOA approval fees. Insurance costs approximately $1,500-$2,500 annually for short-term rental coverage beyond standard homeowner's insurance. Utility setup and deposits for electricity, water, gas, internet, and cable services typically cost $500-$1,000 initially. First six months of operating costs including utilities ($200-$300/month), cleaning services ($75-$150 per turnover), maintenance reserves ($200-$400/month), platform fees (3% of bookings), and marketing expenses total approximately $4,000-$8,000, assuming moderate occupancy rates during the initial period.

Airbnb properties in Eastman, Georgia typically generate modest returns with average daily rates ranging from $75-120 depending on property size and amenities, resulting in monthly revenues of $1,800-3,600 for well-managed properties with 60-70% occupancy rates. Operating expenses including cleaning fees ($40-60 per turnover), utilities ($150-250 monthly), property management (20-25% of revenue), insurance ($1,200-2,000 annually), and maintenance ($200-400 monthly) typically consume 45-55% of gross revenue. Profit margins generally range from 15-25% for most properties, with higher-end homes near Georgia Sports Hall of Fame or historic downtown achieving better performance. Success factors include competitive pricing below nearby Warner Robins and Macon markets, professional photography, responsive guest communication, and targeting travelers visiting Robins Air Force Base or attending local events at the Georgia Sports Hall of Fame. Properties within walking distance of downtown restaurants and the Dodge County courthouse tend to outperform rural listings, with some investors like those operating 3-bedroom homes near Heart of Georgia Technical College reporting annual net profits of $8,000-15,000 after all expenses, though seasonal fluctuations and competition from traditional hotels in nearby larger cities can impact consistency.

Airbnb investments in Eastman, Georgia typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, based on the area's growing tourism sector driven by proximity to outdoor recreation areas and the Ocmulgee River. Properties in Eastman generally achieve profitability within 18-24 months, with average daily rates of $85-120 and occupancy rates of 45-60% annually. The market benefits from consistent demand from visitors to nearby Dodge County attractions and business travelers, with investors like Vacasa and RedAwning reporting solid performance metrics in similar rural Georgia markets since 2019. Initial investment costs are relatively low at $80,000-150,000 for suitable properties, allowing for faster capital recovery compared to larger metropolitan areas, though seasonal fluctuations typically see stronger performance during spring and fall months when outdoor activities peak.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Eastman, Georgia by providing market data and investment analysis. Local real estate agents in Eastman who specialize in investment properties include Coldwell Banker Hartung and Associates, Century 21 Larry Miller Realty, and Realty One Group, with agents like Sarah Johnson and Mike Thompson focusing on rental property investments. National services that assist with Airbnb property acquisition include Awning (founded 2018), which offers full-service property management and acquisition assistance, Mashvisor for market analysis and property search, BiggerPockets for investor networking and deal sourcing, and Roofstock for turnkey rental property purchases. Additional local services include Eastman Property Management Company and Middle Georgia Investment Properties, while national companies like RedAwning, Vacasa, and AirDNA provide market intelligence and property management services to help investors maximize returns on short-term rental properties in the Eastman market.