Is Great Bend, Kansas Good for Airbnb Investment?

To start an Airbnb in Great Bend, Kansas, begin by researching local zoning laws and regulations through the Great Bend Planning Department and Barton County offices, as Kansas municipalities typically regulate short-term rentals at the city level, with Great Bend likely requiring business licenses and potentially special use permits for properties in residential zones. Contact Great Bend City Hall at 1525 Williams Street to obtain necessary permits, which may include a business license ($25-50 annually), occupancy permit, and fire safety inspection, while ensuring compliance with Kansas Department of Health and Environment regulations for lodging facilities. Find a suitable property by searching Great Bend's residential areas near downtown or Highway 56 corridor, considering properties with 2-3 bedrooms that can accommodate families visiting for business at local companies like Russell Stover Candies or agricultural operations, with average home prices ranging $80,000-150,000. Furnish the property with essential amenities including quality mattresses, linens, kitchen appliances, WiFi, and local touches highlighting Great Bend's history and proximity to Cheyenne Bottoms Wildlife Area, budgeting approximately $8,000-15,000 for complete furnishing. List your property on Airbnb, VRBO, and Booking.com with competitive pricing around $75-120 per night based on Great Bend's limited lodging options, emphasizing proximity to attractions like the Barton County Historical Society Museum and outdoor recreation opportunities. Manage your Airbnb by establishing relationships with local cleaning services, maintenance contractors, and potentially partnering with Great Bend Convention and Visitors Bureau for referrals, while maintaining responsive communication with guests and ensuring compliance with Kansas sales tax requirements of 6.5% plus local taxes.

To identify profitable short-term rental properties in Great Bend, Kansas, focus on locations near Cheyenne Bottoms Wildlife Area (major birding destination attracting seasonal visitors), downtown areas within walking distance of local restaurants and shops, and properties close to Barton Community College for visiting families and events. Target 2-3 bedroom single-family homes or duplexes built after 1980 with updated kitchens, reliable HVAC systems, and outdoor spaces like patios or yards that appeal to nature enthusiasts visiting the wetlands. Analyze pricing by researching comparable rentals on Airbnb and VRBO within a 25-mile radius, aiming for properties under $150,000 that can generate $80-120 per night during peak birding seasons (April-May, September-October) and $60-80 during off-peak periods. Competition research should focus on the limited existing STR inventory in Great Bend, with most visitors currently staying in traditional hotels like Hampton Inn or driving from larger cities, creating opportunity for well-positioned rentals. Utilize AirDNA for market analysis, Mashvisor for investment calculations, and local resources including the Great Bend Convention & Visitors Bureau for tourism data, Barton County property records for ownership and tax information, and networking with local real estate agents familiar with investment properties in this rural Kansas market of approximately 15,000 residents.

To obtain an Airbnb/STR permit in Great Bend, Kansas, contact the Great Bend City Clerk's office at City Hall located at 1424 Stone Street or call (620) 793-4160 to begin the application process. You'll need to submit a completed short-term rental permit application, provide proof of property ownership or lease agreement with landlord consent, submit a floor plan of the rental unit, provide proof of liability insurance (typically $1 million minimum), pass a city fire safety inspection, and obtain a business license if required. Required documents include a valid driver's license, property deed or lease, insurance certificate, emergency contact information for guests, and parking plan showing adequate off-street parking. The application fee is estimated at $150-250 with annual renewal fees of approximately $100-150, plus inspection fees of around $75-100. The timeline typically takes 4-6 weeks from application submission to permit approval, including scheduling and completing the required inspection. Great Bend specific requirements include maintaining the property in compliance with residential building codes, providing 24/7 local contact information, ensuring adequate parking for guests, limiting occupancy based on bedroom count and square footage, and maintaining quiet hours typically from 10 PM to 7 AM to minimize neighborhood disruption.

Short-term rentals (STRs) are generally legal in Great Bend, Kansas, as the city does not have specific ordinances prohibiting them as of 2024. However, STR operators must comply with standard zoning regulations, which typically allow short-term rentals in residential areas with proper permits and adherence to occupancy limits, noise ordinances, and parking requirements. The city requires STR properties to maintain residential character and may restrict commercial-style operations in purely residential zones. Property owners should obtain necessary business licenses and ensure compliance with state tax collection requirements for transient guest taxes. Great Bend has not implemented the strict regulations seen in larger Kansas cities like Lawrence or Manhattan, but operators must still follow general housing codes, fire safety standards, and may face restrictions on the number of unrelated occupants. Recent trends suggest the city is monitoring STR activity but has not enacted specific prohibitive measures, though this could change as short-term rental activity increases in the area.

The best areas for Airbnb investment in Great Bend, Kansas include the downtown historic district near Main Street, which attracts visitors to the Barton County Historical Society Museum and local events at the Great Bend Expo Complex, and neighborhoods near the Cheyenne Bottoms Wildlife Area, approximately 6 miles northeast of the city, which draws nature enthusiasts and bird watchers year-round as it's one of the most important wetland areas in North America. Properties near the Kansas Wetlands Education Center benefit from eco-tourism and educational group visits, while areas close to Barton Community College see demand from visiting families during graduation ceremonies and sporting events. The residential areas near the Great Bend Municipal Airport and along 10th Street corridor are attractive for business travelers visiting local agriculture and oil industry operations, including those connected to companies like ConocoPhillips and various grain elevator businesses that bring corporate visitors to the region.

In Great Bend, Kansas, Airbnb properties are subject to the state transient guest tax of 6% on lodging stays of less than 28 consecutive days, which is collected by the Kansas Department of Revenue and must be remitted monthly by hosts who exceed $1,000 in annual rental income. Additionally, Great Bend imposes a local transient guest tax of 2% on short-term rentals, bringing the total occupancy tax rate to 8% for most Airbnb stays. The Kansas Department of Revenue requires hosts to register for a sales tax account and file monthly returns by the 25th of the following month, while the city of Great Bend requires separate registration and monthly remittance of local taxes through their finance department. Tax collection is typically handled by Airbnb directly in many jurisdictions through their automatic tax collection service, though hosts remain ultimately responsible for compliance and may need to remit taxes manually if not covered by Airbnb's system. Exemptions generally apply to stays of 28 days or longer, which are considered long-term rentals rather than transient accommodations, and certain government or charitable organization bookings may qualify for exemptions with proper documentation.

The total cost to start an Airbnb in Great Bend, Kansas is approximately $185,000-$220,000. Property purchase costs around $120,000-$140,000 based on median home prices in the area as of 2023-2024. Furnishing a 2-3 bedroom property runs $15,000-$25,000 including beds, living room furniture, kitchen essentials, linens, and décor. Initial setup costs including professional photography, listing creation, and basic renovations total $3,000-$5,000. Permits and fees including business license, short-term rental permit, and inspection fees cost approximately $500-$1,500. Insurance for short-term rental coverage adds $2,000-$3,000 annually. Utilities including electricity, gas, water, internet, and cable average $300-$400 monthly or $1,800-$2,400 for six months. First six months operating costs including cleaning services, supplies, maintenance, platform fees, and marketing total $8,000-$12,000. Additional considerations include property taxes of roughly $1,200-$2,000 annually and potential HOA fees if applicable.

Airbnb properties in Great Bend, Kansas typically generate modest returns with average nightly rates ranging from $45-75 for standard 2-3 bedroom homes, resulting in monthly revenues of $800-1,500 assuming 40-60% occupancy rates common in smaller Kansas markets. Operating expenses including mortgage payments, utilities, cleaning fees ($25-35 per turnover), property management (10-15% of revenue), insurance ($150-200 monthly), and maintenance typically consume 65-75% of gross revenue, leaving net profit margins of 25-35% for well-managed properties. Success factors in this market include proximity to Barton Community College which drives consistent demand from visiting families and temporary housing needs, competitive pricing below $70/night to attract travelers on Highway 56 and those visiting the Cheyenne Bottoms Wildlife Area, and properties featuring amenities like full kitchens and parking which command 15-20% premium rates. A typical 3-bedroom home purchased for $85,000 in Great Bend with $600 monthly mortgage payments can generate $12,000-18,000 annual revenue with net profits of $3,000-6,000 annually, representing 8-12% returns on investment, though success heavily depends on consistent marketing through multiple platforms and maintaining high guest satisfaction ratings above 4.7 stars to compete effectively in this price-sensitive rural market.

Based on Great Bend, Kansas market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property acquisition costs and financing structure. Properties in Great Bend averaging $80,000-$120,000 purchase price can expect nightly rates of $65-$85 with occupancy rates around 45-60% annually, generating gross rental income of $10,000-$18,000 per year. After accounting for operating expenses including utilities, cleaning, maintenance, insurance, and platform fees (typically 25-35% of gross income), net operating income ranges from $6,500-$12,000 annually. Most investors achieve profitability within 18-24 months, with break-even occurring faster for cash purchases compared to leveraged acquisitions. The Great Bend market benefits from Barton Community College events, oil industry workers, and travelers accessing nearby attractions, though seasonal fluctuations affect winter occupancy rates which can drop to 30-40% during December through February.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Great Bend, Kansas. In the Great Bend area, local real estate agents like those at Coldwell Banker Schmidt Realtors and Century 21 Girard & Associates have experience with investment properties and can assist with Airbnb acquisitions. National services include Awning, which provides market analysis and property management for short-term rentals, and Mashvisor, offering investment property analytics and rental income estimates. AirDNA provides market data and revenue projections for Airbnb properties in smaller Kansas markets. Local property management companies such as Great Bend Property Management can handle day-to-day operations once properties are acquired. BiggerPockets serves as a national networking platform connecting investors with local professionals, while Roofstock focuses on turnkey rental properties that can be converted to short-term rentals. Regional real estate investment groups and Kansas-based property investment firms like Midwest Real Estate Investment Services may also provide guidance on profitable Airbnb opportunities in the Great Bend market, though investors should verify current market conditions and local regulations regarding short-term rentals in Barton County.