Is Fort Riley, Kansas Good for Airbnb Investment?

To start an Airbnb in Fort Riley, Kansas, begin by researching local regulations through the Geary County Planning Department and Fort Riley housing office, as military installations have specific restrictions on short-term rentals within base boundaries - focus on properties in nearby Junction City or Manhattan instead. Obtain necessary permits including a business license from Geary County ($25-50), sales tax permit from Kansas Department of Revenue, and potentially a special use permit for short-term rentals. Find suitable properties within 10-15 miles of Fort Riley to attract military families and visitors, considering 2-3 bedroom homes or apartments priced $80,000-150,000 in Junction City or Manhattan areas. Furnish the property with military-friendly amenities like reliable WiFi, washer/dryer, full kitchen, and comfortable furniture from retailers like Nebraska Furniture Mart in Topeka or online sources, budgeting $8,000-15,000 for complete furnishing. List your property on Airbnb with competitive pricing ($60-120/night depending on size and amenities), highlighting proximity to Fort Riley, pet-friendly policies for military families, and flexible check-in times. Manage the property by establishing relationships with local cleaning services in Junction City, installing keyless entry systems, maintaining 24/7 communication availability for military guests with varying schedules, and partnering with property management companies like Kansas Property Management if needed for remote oversight.

For identifying profitable short-term rental properties in Fort Riley, Kansas, focus on locations within 10-15 minutes of Fort Riley military base, particularly in Junction City and Manhattan areas, as military personnel, visiting families, and contractors represent your primary market. Target 2-4 bedroom single-family homes or duplexes built after 1990 with dedicated parking, full kitchens, washer/dryer, and reliable internet, as these amenities appeal to extended military stays and family visits. Conduct pricing analysis using AirDNA and Mashvisor to identify properties under $200,000 that can generate $100-150 nightly rates, aiming for 12-15% annual returns while accounting for 60-70% occupancy rates typical in military markets. Research competition on Airbnb and VRBO within a 5-mile radius of the base, noting that fewer than 50 active listings exist in the immediate area, creating opportunity for well-positioned properties. Utilize military housing allowance data from Fort Riley's website, connect with local real estate agents familiar with military housing needs, monitor PCS (Permanent Change of Station) seasons for peak demand periods, and leverage Facebook groups for Fort Riley families to understand guest preferences and pricing expectations in this specialized market.

To obtain an Airbnb/STR permit in Fort Riley, Kansas, you must first contact the Fort Riley Housing Office and the Junction City Planning Department since Fort Riley is a military installation with specific regulations. Begin by submitting an application to the Junction City Planning and Zoning Department at 222 West 6th Street, as Fort Riley falls under Geary County jurisdiction for civilian housing matters. Required documents include a completed short-term rental application, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental unit, emergency contact information, and parking plan. The application fee is approximately $150-200 with an annual renewal fee of $100. You must also obtain a business license from Junction City for around $25-50 annually. The approval timeline typically takes 4-6 weeks after submitting a complete application. Specific Fort Riley requirements include compliance with military housing standards, background checks for operators, maximum occupancy limits based on square footage, 24/7 contact availability, noise ordinance compliance with quiet hours from 10 PM to 7 AM, adequate parking provisions, and adherence to all military installation security protocols. Properties must pass safety inspections and maintain current smoke and carbon monoxide detectors, and operators must register with the Kansas Department of Revenue for tax collection purposes.

Short-term rentals (STRs) in Fort Riley, Kansas are generally prohibited on the military installation itself, as Fort Riley is a U.S. Army base where housing is strictly regulated under military guidelines and federal property regulations. However, STRs may be permitted in the surrounding civilian areas of Geary County and Junction City, Kansas, subject to local zoning ordinances and licensing requirements that typically include registration with local authorities, safety inspections, and compliance with occupancy limits. The military base has specific housing policies that restrict commercial rental activities within base boundaries, and any changes to these policies would require approval through Army Installation Management Command. Recent years have seen increased scrutiny of STR operations near military installations due to security concerns, with some installations implementing buffer zones or additional restrictions on nearby commercial lodging operations, though specific recent changes to Fort Riley's policies would need verification through current military housing office guidance.

The best areas for Airbnb investment near Fort Riley, Kansas include Junction City's downtown district and residential neighborhoods within 2-3 miles of the base gates, particularly around Chestnut Street and 6th Street corridors. These areas attract consistent military family visitors, PCS (Permanent Change of Station) travelers, and personnel attending training at Fort Riley. Manhattan, located about 20 miles east, offers excellent investment potential near Kansas State University campus, especially in the Aggieville district and surrounding residential areas, capitalizing on university events, graduation weekends, football games, and academic conferences. The Milford Lake area, approximately 15 miles northwest, provides seasonal rental opportunities for outdoor enthusiasts visiting Kansas's largest lake for fishing, boating, and camping, with peak demand during summer months and hunting seasons. Geary County's rural properties within 10-15 minutes of Fort Riley also perform well, offering privacy and space for extended military family stays and contractor accommodations, while still maintaining easy base access for personnel attending the Command and General Staff College and other military training programs.

Fort Riley, Kansas Airbnb properties are subject to Kansas state transient guest tax of 6% on lodging stays of less than 28 consecutive days, collected by the host and remitted monthly to the Kansas Department of Revenue by the 25th of the following month if monthly collections exceed $40. Riley County imposes an additional 2% transient guest tax on short-term rentals, also collected by hosts and remitted quarterly to Riley County. The City of Manhattan, which encompasses part of the Fort Riley area, levies a 2% city transient guest tax on accommodations under 30 days, bringing the total occupancy tax rate to approximately 10%. Hosts must register with the Kansas Department of Revenue and obtain a sales tax account, file returns electronically through the Kansas Customer Service Center, and maintain records of all transactions. Exemptions typically include stays exceeding 28-30 consecutive days by the same guest, accommodations provided to permanent residents, and certain government or military personnel on official duty, though documentation may be required to claim exemptions.

Starting an Airbnb in Fort Riley, Kansas requires approximately $180,000-220,000 in total initial investment. Property purchase costs around $150,000-180,000 based on median home prices in the Fort Riley area as of 2023-2024. Furnishing a 2-3 bedroom property typically costs $8,000-12,000 including beds, living room furniture, kitchen essentials, linens, and decor. Initial setup expenses including professional photography, listing creation, and basic renovations run $2,000-3,000. Permits and fees vary but expect $500-1,000 for business licenses, short-term rental permits, and city registration requirements. Insurance costs approximately $1,200-1,800 annually for short-term rental coverage. Utility setup and deposits total around $500-800 for electricity, water, gas, internet, and cable. First six months of operating costs including utilities ($600/month), cleaning services ($100-150 per turnover), maintenance reserves ($200/month), property management software ($50/month), and marketing expenses total approximately $4,500-6,000, bringing the complete startup investment to roughly $180,000-220,000 depending on property size and condition.

Airbnb properties in Fort Riley, Kansas show moderate profitability potential with average daily rates ranging from $75-120 for typical 2-3 bedroom homes near the military base. Properties within 10 miles of Fort Riley generate approximately $2,000-3,500 monthly revenue during peak PCS (Permanent Change of Station) seasons from May-August and December-January, when military families are relocating. Operating expenses typically include 25-30% for cleaning and maintenance, 3% Airbnb service fees, 8-12% property management if outsourced, plus utilities averaging $150-200 monthly, resulting in net profit margins of 35-45% for well-managed properties. Success factors include proximity to the base (under 15 minutes drive), military-friendly amenities like extended stay discounts, reliable WiFi, and flexible check-in/out times. Properties targeting temporary lodging allowance (TLA) guests can command premium rates of $100-150 nightly, as military personnel receive housing stipends up to $180 daily. A case study from 2023 showed a 3-bedroom home purchased for $180,000 near Junction City generated $38,000 annual revenue with $22,000 in expenses, yielding 8.9% cash-on-cash return, though success heavily depends on military deployment cycles and base population fluctuations.

Airbnb investments in Fort Riley, Kansas typically generate annual ROI of 12-18% due to consistent military personnel demand at nearby Fort Riley Army Base. Cash-on-cash returns range from 8-14% annually, with properties averaging $150-250 per night occupancy rates of 65-75% throughout the year. Initial profitability occurs within 8-14 months for well-positioned properties near the base, with companies like Vacasa and RedAwning reporting strong performance in military markets since 2019. The stable military housing allowance (BAH) rates of $1,200-1,800 monthly provide reliable income streams, while property appreciation averages 4-6% annually in Junction City and Manhattan areas serving Fort Riley personnel.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Fort Riley, Kansas. In the Fort Riley area, local real estate agents like those at Coldwell Banker Hedrick Realty and RE/MAX Associates have experience with investment properties near the military base. Kansas-based firms such as Flint Hills Real Estate Group understand the unique rental dynamics around Fort Riley's military housing needs. National services include Awning, which provides full-service Airbnb property management and acquisition assistance, Mashvisor for market analysis and property discovery, and BiggerPockets for connecting with local investors and agents. AirDNA offers market data and revenue projections for the Manhattan-Junction City area surrounding Fort Riley. Local property management companies like Sunflower Property Management can assist with both acquisition and ongoing rental operations. RedAwning and Vacasa also provide market insights and management services for short-term rental investors looking at properties near Fort Riley, leveraging the steady demand from military personnel, families, and contractors working at the base.