Is Edisto Beach, South Carolina Good for Airbnb Investment?

To start an Airbnb in Edisto Beach, South Carolina, begin by researching local regulations through Charleston County and the Town of Edisto Beach, as short-term rentals typically require a business license and may have zoning restrictions in residential areas. Obtain necessary permits including a Charleston County business license ($50-100 annually), South Carolina sales tax license, and potentially a conditional use permit if required by local zoning ordinances. Find a suitable property within 1-2 blocks of the beach for maximum appeal, with 2-4 bedrooms typically renting for $150-400 per night depending on season and proximity to beach access points. Furnish the property with coastal-themed decor, essential amenities like WiFi, air conditioning, beach chairs, umbrellas, and a fully equipped kitchen, budgeting $15,000-30,000 for a complete furnishing package. List your property on Airbnb, VRBO, and local rental sites like Edisto Realty or Edisto Sales and Rentals, highlighting beach access, nearby attractions like Edisto Beach State Park, and family-friendly amenities. Manage the property by establishing relationships with local cleaning services ($75-150 per turnover), maintenance contractors, and consider hiring a local property management company like Edisto Beach Rentals (typically 20-30% commission) if you're not local, while maintaining competitive pricing that adjusts for peak summer season (June-August), shoulder seasons (April-May, September-October), and off-season winter months.

For identifying profitable STR properties in Edisto Beach, South Carolina, focus on oceanfront or ocean-view properties within walking distance of the beach, particularly along Palmetto Boulevard and nearby streets, as proximity to the shoreline drives premium rates of $200-400+ per night during peak summer months. Target 3-4 bedroom single-family homes or condos with modern amenities like updated kitchens, multiple bathrooms, outdoor spaces with decks or patios, and parking, as families and groups comprise the primary market seeking week-long stays. Analyze pricing using AirDNA and Mashvisor to benchmark against the 150+ existing STR properties, noting that beachfront units command 40-60% premiums over properties more than two blocks inland, while shoulder seasons (April-May, September-October) still maintain 60-70% of peak rates. Research competition through Airbnb, VRBO, and local management companies like Edisto Sales & Rentals Realty and Atwood Vacations to identify gaps in amenities or underpriced properties, focusing on the town's limited inventory which maintains high occupancy rates of 70-85% during the six-month peak season. Utilize STR-specific tools like Rabbu and PriceLabs for revenue optimization while monitoring Colleton County's STR regulations and the town's business license requirements, and consider properties near Edisto Beach State Park or the historic plantation areas that attract nature enthusiasts and extend the rental season beyond traditional beach months.

To obtain an Airbnb/STR permit in Edisto Beach, South Carolina, you must first contact the Town of Edisto Beach Planning Department at Town Hall located at 2414 Murray Street, as the town requires a Short-Term Rental Business License for properties rented for less than 30 days. You'll need to submit a completed business license application, proof of property ownership or lease agreement, a site plan showing parking spaces and occupancy layout, certificate of insurance with minimum $1 million liability coverage, septic system inspection certificate (if applicable), and fire safety inspection from Colleton County Fire Department. Required documents also include a floor plan indicating maximum occupancy, contact information for a local property manager or 24-hour emergency contact within 30 miles, and proof of compliance with all zoning requirements. The application fee is approximately $200-300 annually, with additional inspection fees of around $100-150. The timeline typically takes 4-6 weeks for approval after submitting a complete application, though this can extend to 8 weeks during peak season. Edisto Beach specific requirements include maintaining a maximum occupancy of 2 people per bedroom plus 2 additional guests, providing adequate off-street parking (minimum 2 spaces), ensuring the property meets all building and fire codes, displaying the business license number in all advertisements, and maintaining a guest registry. Properties must also comply with noise ordinances, waste management requirements, and cannot be operated in areas zoned exclusively residential without proper conditional use permits.

Short-term rentals (STRs) are legal in Edisto Beach, South Carolina, but operate under specific regulations established by Colleton County and the Town of Edisto Beach. The town requires STR operators to obtain a business license and comply with occupancy limits, parking requirements, and noise ordinances. Properties must meet safety standards including smoke detectors and emergency egress requirements. STRs are generally permitted in residential zones but face restrictions on the number of guests (typically 2 people per bedroom plus 2 additional), mandatory quiet hours from 10 PM to 8 AM, and requirements for designated local contacts available 24/7. The town has implemented these regulations around 2018-2020 to balance tourism revenue with residential quality of life concerns. Violations can result in fines ranging from $100-$500, and repeat offenders may face license revocation. Recent changes have included stricter enforcement of parking regulations and enhanced penalties for noise violations, reflecting ongoing efforts to manage the impact of vacation rentals on this small beach community while maintaining its appeal as a tourist destination.

The most promising Airbnb investment areas in Edisto Beach, South Carolina include the oceanfront corridor along Palmetto Boulevard, which commands premium rates due to direct beach access and attracts families and couples seeking luxury beach vacations year-round. The historic plantation district near Edisto Island State Park offers unique charm with properties featuring Spanish moss-draped oaks and proximity to hiking trails, appealing to eco-tourists and history enthusiasts, particularly during peak seasons from April through October. The Edisto Beach State Park vicinity provides consistent bookings from nature lovers, campers seeking upgraded accommodations, and families attending the annual Edisto Island Open Land Trust events. Properties near the Edisto Marina and boat landing areas attract fishing enthusiasts and boaters, especially during the prime fishing seasons and annual tournaments like the Edisto Saltwater Classic, generating strong occupancy rates from March through November. The residential areas along Jeremy Creek and Scott Creek offer more affordable investment opportunities while still providing water access and peaceful settings that appeal to remote workers and extended-stay guests, benefiting from the growing trend of workations and the area's reliable internet infrastructure improvements completed by Palmetto Electric Cooperative in 2022.

Airbnb properties in Edisto Beach, South Carolina are subject to multiple lodging taxes including the state accommodations tax of 2% collected by the South Carolina Department of Revenue, Charleston County's 2% accommodations tax, and the Town of Edisto Beach's local accommodations tax of 2%, resulting in a combined rate of approximately 6% on gross rental receipts. These taxes are typically collected from guests at the time of booking through Airbnb's automatic tax collection system for properties with fewer than 15 units, while larger operators may need to register directly with the South Carolina Department of Revenue and remit taxes monthly by the 20th of the following month. The state portion requires registration and filing of returns even when no tax is due, while Charleston County and local portions are remitted through the state system. Exemptions generally apply to stays exceeding 90 consecutive days, which are considered permanent residency rather than transient lodging, and properties rented for fewer than 15 days per year by the owner may qualify for different treatment under federal tax rules, though state and local accommodations taxes typically still apply to all short-term rentals regardless of frequency.

To start an Airbnb in Edisto Beach, South Carolina, expect total costs around $650,000-$750,000. Property purchase represents the largest expense at approximately $550,000-$650,000 for a median beachfront or near-beach home suitable for vacation rentals. Furnishing costs typically range $25,000-$35,000 for a complete setup including beds, linens, kitchen appliances, outdoor furniture, and beach-themed decor. Initial setup costs including professional photography, listing creation, and marketing materials run $2,000-$3,000. Permits and fees include business license ($50), short-term rental permit ($200-$500), and potential HOA approval fees totaling around $1,000. Insurance for vacation rental properties costs $3,000-$5,000 annually, with the first year paid upfront. Utility deposits and connections for electricity, water, internet, and cable total approximately $1,500-$2,500. First six months operating costs including utilities ($1,200), cleaning services ($3,600), maintenance ($2,000), property management if used ($6,000), and miscellaneous supplies ($1,500) add roughly $14,300. Additional considerations include potential property management fees at 20-30% of rental income and ongoing marketing expenses through platforms like Airbnb and VRBO.

Airbnb properties in Edisto Beach, South Carolina typically generate annual revenues of $35,000-$65,000 for well-positioned oceanfront or near-beach properties, with average daily rates ranging from $150-$300 depending on proximity to the beach and property size. Operating expenses generally consume 40-50% of gross revenue, including cleaning fees ($75-$125 per turnover), property management (15-25% of revenue), utilities ($200-$400 monthly), insurance ($2,000-$4,000 annually), and maintenance costs averaging $3,000-$6,000 yearly. Net profit margins typically range from 15-35% for successful properties, with beachfront homes achieving the higher end due to premium pricing during peak summer months (June-August) when occupancy rates reach 80-90%. Success factors include strategic location within walking distance to the beach, professional photography showcasing ocean views, responsive guest communication, and amenities like beach equipment, outdoor showers, and spacious decks. Properties managed by companies like Vacasa or local firms such as Edisto Sales and Rentals often outperform owner-managed units due to optimized pricing strategies and professional marketing, with some three-bedroom beachfront properties generating over $70,000 annually while maintaining 25-30% profit margins after all expenses.

Based on Edisto Beach, South Carolina 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 proximity to the beach. Properties within 2-3 blocks of the ocean command premium rates of $200-350 per night during peak summer season (May-September) while off-beach properties average $150-250 nightly, with occupancy rates of 65-75% annually due to strong demand from Charleston area visitors and regional tourists. Initial profitability usually occurs within 18-24 months for well-positioned properties, with break-even typically achieved by month 14-20 when factoring in mortgage payments, property management fees of 20-25%, maintenance, and local accommodation taxes. The market benefits from limited hotel inventory on the island and consistent demand from family vacationers, fishing enthusiasts, and Charleston day-trippers, with properties averaging $400,000-800,000 purchase prices generating gross rental income of $45,000-85,000 annually before expenses.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties including in Edisto Beach, South Carolina. Local real estate agents specializing in Airbnb investments in the area include Edisto Realty (established 2005), Carolina One Real Estate with their vacation rental division, and Akers Ellis Real Estate which has been serving the Lowcountry since 1981. National services that cover the Edisto Beach market include AirDNA for market analytics, Mashvisor for investment property analysis, and BiggerPockets for networking and deal sourcing. Regional companies like Charleston-based Vacasa (property management since 2009) and RedAwning (vacation rental management) also serve Edisto Beach investors. Local property management companies that can assist investors include Edisto Sales and Rentals Company (operating since 1996) and Island Realty of Edisto Beach. Additional national platforms serving this market include Roofstock for turnkey rental properties, HomeUnion for single-family rental investments, and RentSpree for property management solutions, all of which have expanded their services to include short-term rental markets in coastal South Carolina communities like Edisto Beach.