Is Goodlettsville, Tennessee Good for Airbnb Investment?

To start an Airbnb in Goodlettsville, Tennessee, begin by researching local regulations as Goodlettsville requires short-term rental permits and compliance with zoning ordinances, particularly in residential areas where STRs may be restricted or require special use permits from the city planning department. Contact Goodlettsville City Hall at 615-851-2200 to obtain the necessary business license and short-term rental permit, which typically costs around $50-100 annually and requires proof of insurance, safety inspections, and adherence to occupancy limits. Find a suitable property by searching areas like historic downtown Goodlettsville or neighborhoods near Long Hollow Pike, ensuring the property is zoned appropriately and meets the city's requirements for parking (typically 1-2 spaces per unit) and noise ordinances. Furnish the property with essential amenities including Wi-Fi, cable TV, full kitchen appliances, linens, and safety equipment like smoke detectors and fire extinguishers as required by Tennessee fire codes. List your property on Airbnb, VRBO, and other platforms with competitive pricing around $80-150 per night depending on size and location, highlighting proximity to Nashville (20 minutes), Opryland, and local attractions like Moss-Wright Park. Manage the property by establishing cleaning protocols between guests, maintaining 24/7 communication availability, coordinating key exchanges or installing smart locks, and ensuring compliance with Goodlettsville's noise ordinances and the 10% Tennessee state sales tax plus 2.75% Davidson County occupancy tax that must be collected and remitted monthly.

To identify profitable short-term rental properties in Goodlettsville, Tennessee, focus on locations within 15-20 minutes of downtown Nashville, near major attractions like Historic Mansker's Station, or close to Nashville International Airport for business travelers. Target 2-4 bedroom single-family homes or condos built after 1990 with modern amenities, parking, outdoor spaces, and unique features that photograph well for listings. Conduct pricing analysis using AirDNA and Mashvisor to evaluate average daily rates ($80-150 typical for the area), occupancy rates (aim for 65%+ annually), and seasonal demand patterns, while calculating potential gross rental yield of 8-12% and ensuring positive cash flow after expenses. Research competition by analyzing similar properties within a 3-mile radius on Airbnb and VRBO, identifying gaps in amenities or pricing, and studying guest reviews to understand market preferences. Utilize tools like Rabbu, AllTheRooms, and local MLS data through Nashville REALTORS®, while consulting Goodlettsville's zoning regulations and HOA restrictions, as some neighborhoods may prohibit short-term rentals. Consider properties near Long Hollow Pike for shopping access, close to Moss-Wright Park for families, or in established neighborhoods like Rivergate for consistent demand from Nashville commuters and tourists seeking affordable alternatives to downtown accommodations.

To obtain an Airbnb/STR permit in Goodlettsville, Tennessee, you must first contact the Goodlettsville Planning Department at City Hall located at 105 South Main Street to determine current zoning compliance and submit a short-term rental application. Required documents typically include a completed application form, property deed or lease agreement, floor plan showing maximum occupancy, proof of liability insurance (minimum $1 million), contact information for a local property manager if you're non-resident, and a site plan. The application fee is estimated at $150-250 with an annual renewal fee of approximately $100-150. You'll need to schedule and pass a safety inspection covering smoke detectors, carbon monoxide detectors, fire extinguishers, and emergency egress routes. Goodlettsville requires STRs to maintain a maximum occupancy of 2 people per bedroom plus 2 additional guests, provide adequate parking (typically 1 space per bedroom), maintain quiet hours from 10 PM to 7 AM, and display the permit number in all advertisements. The property must be owner-occupied or have a designated local contact person available 24/7 within 30 minutes of the property. The entire process typically takes 4-6 weeks from application submission to permit issuance, assuming all requirements are met and inspections pass on the first attempt. Once approved, you must renew annually and comply with all ongoing operational requirements including guest registration and noise ordinances.

Short-term rentals (STRs) are legal in Goodlettsville, Tennessee, but operate under the city's zoning and business licensing requirements established around 2019-2020. The city requires STR operators to obtain a business license and comply with local zoning ordinances, with most residential areas allowing STRs as accessory uses provided they meet safety and parking requirements. Goodlettsville prohibits STRs in certain residential zones where they would conflict with single-family residential character, and operators must maintain compliance with fire safety codes, occupancy limits, and noise ordinances. The city has implemented registration requirements and inspection protocols, with recent updates in 2022-2023 strengthening enforcement mechanisms and neighbor notification procedures. Properties must meet specific criteria including adequate parking, proper waste management, and 24-hour contact information for responsible parties, while violations can result in license revocation and fines up to $500 per day.

The best areas for Airbnb investment in Goodlettsville, Tennessee include the Historic Downtown District near Main Street, which attracts visitors interested in the city's railroad heritage and antique shopping, and properties near Moss-Wright Park, popular with families visiting for youth sports tournaments and outdoor recreation. The area around Rivergate Parkway offers strong potential due to its proximity to major shopping centers and easy highway access for business travelers commuting to Nashville. Neighborhoods near the Cumberland River provide scenic waterfront appeal for leisure travelers seeking a peaceful retreat just 20 minutes from downtown Nashville. The residential areas around Long Hollow Pike are attractive for their proximity to Long Hollow Baptist Church, which hosts large events and conferences throughout the year, generating consistent demand for short-term rentals. Properties near the Goodlettsville Antique Mall and Historic Mansker's Station benefit from heritage tourism, while areas close to Two Rivers Parkway attract visitors attending events at the nearby Grand Ole Opry and Opryland Resort, making them ideal for investors targeting Nashville's substantial tourism market while offering more affordable property prices than downtown Nashville.

Airbnb properties in Goodlettsville, Tennessee are subject to multiple lodging taxes including Tennessee's state hotel occupancy tax of 7%, Davidson County's hotel occupancy tax of 5% (since Goodlettsville is partially in Davidson County), and potentially Goodlettsville's local hotel/motel tax of approximately 3-5%. These taxes are typically collected automatically by Airbnb through their platform for most bookings and remitted directly to the appropriate tax authorities on behalf of hosts, though hosts should verify their specific obligations with local tax offices. The combined tax rate generally ranges from 15-17% depending on the exact location within Goodlettsville's boundaries. Hosts may need to register with the Tennessee Department of Revenue and potentially with Davidson County and Goodlettsville city offices if they handle tax collection independently. Exemptions typically apply to stays exceeding 30 consecutive days, which are generally considered residential rather than transient lodging, and some properties may qualify for exemptions if they meet specific criteria such as being owner-occupied or falling below certain rental frequency thresholds established by local ordinances enacted around 2018-2020.

To start an Airbnb in Goodlettsville, Tennessee, the total costs would be approximately $285,000-$320,000. Property purchase represents the largest expense at $250,000-$280,000 based on median home prices in the area as of 2023-2024. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom home including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic marketing materials run $1,500-$2,500. Permits and fees vary but generally include business license ($50-$100), short-term rental permit ($200-$500), and potential HOA approval fees totaling $500-$1,000. Insurance for short-term rentals costs $2,000-$3,500 annually, with many hosts requiring specialized STR coverage beyond standard homeowner's policies. Utility setup and deposits for electricity, water, gas, internet, and cable typically cost $500-$800 initially. First six months of operating costs including utilities ($200-$300/month), cleaning services ($75-$125 per turnover), supplies and maintenance ($150-$250/month), platform fees (3% of bookings), and property management if outsourced (20-30% of revenue) can total $8,000-$15,000 depending on occupancy rates and booking frequency.

Airbnb properties in Goodlettsville, Tennessee typically generate annual revenues between $18,000-$35,000 for entire homes, with average daily rates ranging from $85-$140 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($40-60 per turnover), property management (15-25% if outsourced), utilities ($150-250 monthly), insurance ($800-1,200 annually), and maintenance costs averaging $2,000-4,000 yearly. Net profit margins typically range from 15-35% for well-managed properties, with successful hosts achieving higher margins through strategic pricing, excellent guest experiences, and efficient operations. Properties within 20 minutes of Nashville's downtown command premium rates due to proximity to attractions like the Grand Ole Opry and Music City Center, while those near Percy Priest Lake attract leisure travelers. Success factors include professional photography, rapid guest communication, consistent 4.8+ star ratings, and seasonal pricing adjustments that capitalize on Nashville's peak tourism periods (CMA Music Festival, New Year's Eve). A typical 3-bedroom home purchased for $280,000 with a $2,200 monthly mortgage can generate $2,800-3,200 monthly gross revenue during peak seasons, resulting in annual net profits of $8,000-15,000 after all expenses, representing a 3-5% cash-on-cash return when factoring in the initial investment and ongoing costs.

Airbnb investments in Goodlettsville, Tennessee typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%, based on the area's proximity to Nashville and growing tourism demand. Properties within 15 minutes of downtown Nashville command premium rates of $120-180 per night, while those further out average $80-120 nightly, with occupancy rates of 65-75% annually. Initial investment recovery and profitability typically occurs within 18-24 months for well-positioned properties, with single-family homes and condos near Long Hunter State Park or with easy Nashville access performing strongest. The market benefits from Music City tourism overflow, corporate travelers to nearby businesses, and weekend visitors, with peak seasons during CMA Fest, summer months, and fall events generating 20-30% higher rates, though investors should account for 25-35% of gross revenue going toward operating expenses including cleaning, maintenance, and platform fees.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for investors in Goodlettsville, Tennessee. Local real estate agents like Keller Williams Realty and RE/MAX Advantage have agents experienced in investment properties in the Goodlettsville area, while Coldwell Banker Barnes and EXIT Realty Bob Lamb & Associates also serve investors looking for Airbnb opportunities in this Nashville suburb. National services include AirDNA for market analysis, Mashvisor for property analytics, and BiggerPockets for investor networking and deal sourcing. Roofstock and Awning specialize in turnkey rental properties including short-term rentals, while local property management companies like RedAwning and Vacasa can help investors identify and manage profitable Airbnb properties in Goodlettsville. Additional services include STR Helper for market research, AllTheRooms Analytics for competitive analysis, and local investment groups through the Nashville Real Estate Investors Association that focus on the greater Nashville area including Goodlettsville.