Is Ensign, Kansas Good for Airbnb Investment?

To start an Airbnb in Ensign, Kansas, begin by researching local zoning laws and regulations through Dodge City (the county seat) and Gray County offices, as Ensign is a small unincorporated community that likely falls under county jurisdiction rather than having its own municipal codes. Contact Gray County Planning and Zoning Department to verify short-term rental permissions and any required permits or licenses. Find a suitable property by searching local real estate listings through companies like Coldwell Banker or RE/MAX offices in nearby Dodge City, focusing on properties with good road access since Ensign is rural. Once you secure a property, furnish it with essential amenities including reliable internet (likely through services like Nex-Tech or AT&T), comfortable bedding, kitchen essentials, and heating/cooling systems suitable for Kansas weather extremes. Create your Airbnb listing with high-quality photos emphasizing the rural Kansas experience, proximity to attractions like Boot Hill Museum in Dodge City (about 20 miles away), and peaceful countryside setting. Set competitive pricing by researching similar rural Kansas properties, likely ranging $50-100 per night given the area's agricultural tourism market. Manage the property by establishing relationships with local cleaning services in Dodge City, creating a guidebook with information about nearby restaurants and attractions, and maintaining responsive communication with guests who may be visiting for hunting, farming business, or exploring historic western Kansas.

To identify profitable short-term rental properties in Ensign, Kansas, focus on properties within 10-15 minutes of major attractions like grain elevators, hunting areas, or agricultural facilities that draw seasonal workers and visitors. Target 2-3 bedroom single-family homes or ranch-style properties built after 1980 with updated kitchens, reliable HVAC systems, and adequate parking, as these appeal to traveling work crews and hunting parties who represent the primary STR demand in rural Kansas markets. Conduct pricing analysis by researching comparable rentals within a 25-mile radius including Dodge City and Garden City, aiming for properties under $150,000 that can generate $80-120 per night during peak agricultural and hunting seasons (September-December and March-June). Research competition using Airbnb and VRBO searches within Gray County and surrounding areas, noting that limited inventory in small towns like Ensign often means less competition but also smaller demand pools. Utilize tools like AirDNA for market data, Mashvisor for investment analysis, and local resources such as Gray County economic development office, Kansas Department of Wildlife hunting season schedules, and agricultural commodity reports to understand seasonal demand patterns driven by farming cycles, oil field activity, and recreational hunting that form the backbone of Ensign's visitor economy.

To obtain an Airbnb/STR permit in Ensign, Kansas, contact the Gray County Planning and Zoning Department or City Clerk's office at Ensign City Hall, as this small rural community likely falls under county jurisdiction for rental regulations. You'll need to submit a completed short-term rental application form, provide proof of property ownership or lease agreement, submit a site plan or property survey, obtain liability insurance documentation showing minimum $1 million coverage, pass a property safety inspection, and provide contact information for a local property manager if you're not residing locally. Required documents typically include a valid Kansas business license, tax registration with the Kansas Department of Revenue, and compliance with fire safety codes. Application fees generally range from $100-300 initially with annual renewal fees of $50-150, though Gray County may have specific fee structures. The approval timeline usually takes 30-60 days from complete application submission, including time for property inspection and review. Specific Ensign/Gray County requirements likely include maintaining guest registries, posting maximum occupancy limits, ensuring adequate parking spaces, complying with noise ordinances, and potentially restricting rental duration to minimum 2-3 night stays, though you should verify current local ordinances as regulations for STRs in small Kansas communities have evolved significantly between 2020-2024.

Short-term rentals (STRs) are generally legal in Ensign, Kansas, as the small city in Gray County does not have specific municipal ordinances prohibiting them as of 2024. However, operators must comply with Kansas state regulations and any applicable Gray County zoning requirements. The city likely follows standard residential zoning guidelines that may restrict commercial activities in certain residential areas, and STR operators would need to ensure compliance with state tax collection requirements, including transient guest taxes. There are no known recent legal changes specifically targeting STRs in Ensign, though operators should verify current zoning compliance with Gray County and ensure proper business licensing. Given Ensign's small size and rural nature, enforcement and regulation of STRs is likely minimal compared to larger Kansas cities, but basic safety and tax compliance requirements would still apply.

The best areas for Airbnb investment in Ensign, Kansas are primarily concentrated around the downtown historic district and residential neighborhoods within a 2-mile radius of Highway 160, which serves as the main commercial corridor. The downtown area near Main Street offers proximity to local businesses, the grain elevator operations, and serves traveling agricultural professionals and equipment salespeople who frequently visit this farming community. The residential areas along the northern section of town, particularly near the school district boundaries, attract families visiting for school events, graduations, and sports tournaments. Properties within walking distance of Casey's General Store and the local cafe capture both leisure travelers exploring rural Kansas and business visitors to the area's farming operations. The western residential district near the city limits provides quiet accommodations for hunters during pheasant and deer seasons, as well as visitors to nearby Dodge City attractions who prefer more affordable lodging options. These areas benefit from Ensign's position as a stopping point for travelers on Highway 160 and its role as a service center for surrounding agricultural operations.

In Ensign, Kansas, Airbnb properties are subject to Kansas state transient guest tax of 6% on gross receipts from lodging rentals, which applies to stays of less than 28 consecutive days. The state tax is collected by the Kansas Department of Revenue and must be remitted monthly by the 25th of the following month if monthly gross receipts exceed $4,000, or quarterly if less. Gray County, where Ensign is located, does not impose an additional county lodging tax, and the city of Ensign does not have a municipal occupancy tax due to its small size. Airbnb hosts must register with the Kansas Department of Revenue to obtain a sales tax account number and are responsible for collecting and remitting the tax directly, though Airbnb may collect and remit on behalf of hosts in certain jurisdictions under voluntary collection agreements. Exemptions include stays of 28 days or longer, which are considered long-term rentals rather than transient accommodations, and rentals to certain exempt organizations like government entities or qualifying non-profits with proper documentation.

To start an Airbnb in Ensign, Kansas, the total costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at around $150,000-$180,000 based on median home prices in rural Kansas communities. Furnishing costs typically range $8,000-$12,000 for a complete 2-3 bedroom setup including furniture, bedding, kitchenware, and decor from retailers like IKEA, Wayfair, and local stores. Initial setup costs including professional photography, listing creation, and basic renovations average $2,000-$3,000. Permits and fees vary but expect $500-$1,500 for business licenses, short-term rental permits, and potential zoning approvals from Ensign city officials. Insurance costs run $1,200-$2,000 annually for short-term rental coverage through companies like Proper Insurance or CBIZ. Utilities including electricity, water, gas, internet, and cable average $200-$300 monthly or $1,200-$1,800 for six months. First six months operating costs including cleaning supplies, maintenance, marketing, Airbnb fees, and miscellaneous expenses total approximately $3,000-$5,000. Property taxes, which average 1.5-2% annually in Kansas, would add roughly $2,500-$3,600 for the first six months, bringing the comprehensive startup investment to the estimated range.

Airbnb properties in Ensign, Kansas face significant profitability challenges due to the town's small population of approximately 187 residents and limited tourism infrastructure. Properties in this rural area typically generate $200-400 monthly revenue with occupancy rates around 15-25%, while expenses including mortgage payments ($800-1,200), utilities ($150-200), cleaning fees ($40-60 per turnover), and maintenance ($100-150 monthly) often exceed income by $600-1,000 per month, resulting in negative profit margins of -60% to -80%. Success factors are extremely limited given Ensign's remote location 45 miles from Dodge City, lack of major attractions, and minimal business travel demand, though properties positioned as hunting lodges or agricultural worker housing during harvest seasons (May-October) may achieve break-even with 30-40% occupancy rates and $60-80 nightly rates. The market fundamentally lacks the visitor volume necessary for sustainable short-term rental profitability, with most successful operators in similar Kansas towns like Hays or Salina requiring proximity to universities, hospitals, or major highways to achieve the 50-70% occupancy rates needed for positive cash flow.

Airbnb investments in Ensign, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are conservative given the rural nature of this small Kansas community with limited tourism infrastructure. Properties in Ensign, located in Gray County, generally achieve profitability within 18-24 months due to lower property acquisition costs ($80,000-$150,000 average) but face challenges with occupancy rates averaging 35-45% annually given the limited visitor demand in this agricultural region. Investors can expect gross rental yields of 10-15% annually, but after accounting for property management, maintenance, utilities, and marketing costs, net returns typically settle in the 6-9% range, with seasonal fluctuations heavily dependent on hunting seasons and occasional business travelers to the area's agricultural operations.

STRSearch is a leading national platform specializing in Airbnb investment property analysis and market data for investors seeking profitable short-term rental opportunities in Ensign, Kansas. Local real estate agents in the area include Coldwell Banker Schmidt Realtors, RE/MAX Associates, and Keller Williams Realty who have experience with investment properties in Dodge City and surrounding Ford County areas. National services like AirDNA provide market analytics and revenue projections, while Mashvisor offers investment property analysis tools specifically for short-term rentals. BiggerPockets connects investors with local professionals and provides educational resources for Airbnb investing. Awning and RedAwning offer property management services for short-term rentals in Kansas markets. Local property management companies such as Sunflower State Property Management and Kansas Property Solutions can assist with day-to-day operations. Investment-focused platforms like Roofstock and Fundrise, while primarily for traditional rentals, sometimes feature properties suitable for Airbnb conversion in smaller Kansas markets. Local banks like First National Bank of Kansas and Community National Bank provide financing options for investment properties in the region.