Is Greenbrier Resort, West Virginia Good for Airbnb Investment?

Starting an Airbnb near Greenbrier Resort in West Virginia requires first researching local zoning laws in Greenbrier County and the specific municipality, as many areas around luxury resorts have strict short-term rental regulations that may require special permits or limit rental days to 30-90 per year. Contact the Greenbrier County Planning Department and local tourism boards to obtain necessary business licenses, occupancy permits, and tax registration numbers for both state and local lodging taxes (typically 6% state sales tax plus 1-3% local occupancy tax). When selecting property, focus on areas within 10-15 miles of the resort such as White Sulphur Springs, Lewisburg, or nearby mountain properties, ensuring the location allows short-term rentals and has reliable internet since many guests will be business travelers attending conferences at Greenbrier. Furnish the property with upscale amenities that complement the luxury resort experience, including high-quality linens, modern appliances, outdoor furniture for mountain views, and consider adding amenities like hot tubs or game rooms since guests are often seeking relaxation after resort activities. List your property on Airbnb, VRBO, and local tourism websites, emphasizing proximity to Greenbrier Resort, outdoor activities like hiking and fishing, and historic attractions in the area, with pricing typically ranging from $150-400 per night depending on size and luxury level. For management, either handle it personally or hire local property management companies like those servicing the Greenbrier area, ensuring 24/7 guest communication, professional cleaning between stays, and coordination with resort concierge services for guest recommendations, while maintaining insurance coverage specifically for short-term rentals and keeping detailed records for tax purposes.

To identify profitable short-term rental properties in the Greenbrier Resort area of West Virginia, focus on properties within 5-10 miles of The Greenbrier resort itself, particularly in White Sulphur Springs and surrounding Greenbrier County, as proximity to this luxury destination drives demand year-round. Target properties with 3-4 bedrooms, mountain or valley views, outdoor amenities like hot tubs or fire pits, and rustic charm that appeals to resort visitors seeking authentic Appalachian experiences. Analyze pricing using AirDNA and Mashvisor to benchmark against comparable properties, aiming for $150-300 per night depending on size and amenities, with peak rates during Greenbrier's golf season (April-October) and holiday periods. Research competition by studying existing STRs within a 15-mile radius, identifying gaps in luxury amenities or unique property types like cabins or historic homes that could command premium rates. Utilize STR-specific tools like Rabbu and AllTheRooms for market analysis, partner with local property management companies familiar with Greenbrier's seasonal patterns, and leverage The Greenbrier's event calendar and casino operations to predict high-demand periods, while ensuring properties meet West Virginia's STR regulations and Greenbrier County's zoning requirements for maximum profitability.

To obtain an Airbnb/STR permit for Greenbrier Resort in West Virginia, you must first apply through Greenbrier County's Planning and Zoning Department located at 912 Court Street North, Lewisburg, WV 24901, as the resort falls under county jurisdiction. Required documents include a completed short-term rental application, property deed or lease agreement, floor plan showing maximum occupancy, proof of liability insurance ($1 million minimum), septic system inspection certificate, fire safety inspection report, and a $150 application fee plus $75 annual renewal fee. The process typically takes 30-45 days for approval and requires scheduling inspections with the county health department for septic compliance and the local fire marshal for safety compliance. Specific Greenbrier County requirements include limiting occupancy to 2 people per bedroom plus 2 additional guests, maintaining a 24-hour local contact person, providing adequate parking (1 space per bedroom), ensuring proper waste management, and registering with the West Virginia State Tax Department for transient occupancy tax collection. Properties must also comply with the resort's HOA regulations if applicable, maintain quiet hours from 10 PM to 8 AM, and display the permit number in all advertising materials.

Short-term rentals (STRs) are generally legal in the Greenbrier Resort area of West Virginia, as the state does not impose blanket restrictions on vacation rentals, and Greenbrier County allows STRs with proper registration and compliance with local zoning ordinances. The Greenbrier Resort itself, located in White Sulphur Springs, operates within a hospitality-friendly jurisdiction where vacation rentals complement the area's tourism economy, though individual properties must comply with safety codes, obtain business licenses, and pay applicable occupancy taxes to Greenbrier County and the state. Recent changes around 2021-2022 have included enhanced tax collection requirements and clearer registration processes, while some residential neighborhoods may have HOA restrictions or zoning limitations that could affect STR operations. The resort area benefits from West Virginia's generally permissive approach to vacation rentals, with most restrictions focusing on safety compliance, noise ordinances, and proper taxation rather than outright prohibitions, making it a viable location for short-term rental investments and operations.

The most attractive areas for Airbnb investment near Greenbrier Resort in West Virginia include White Sulphur Springs downtown area, which benefits from year-round proximity to the resort's luxury amenities, championship golf courses, and high-end events including corporate retreats and the former PGA Tour stop at The Old White TPC course. Lewisburg, approximately 15 minutes away, offers excellent investment potential due to its charming historic downtown, proximity to West Virginia University's Greenbrier campus, and appeal to visitors seeking authentic small-town experiences while accessing resort activities. The Ronceverte area provides more affordable investment opportunities while still capturing overflow from Greenbrier's peak seasons, particularly during major events like weddings and conferences. Properties within a 5-mile radius of the resort command premium rates during peak seasons from April through October, benefiting from golf tourism, outdoor recreation activities like hiking and fishing, and the resort's casino operations which draw visitors year-round, while the area's growing reputation as a luxury mountain destination continues to drive demand for alternative accommodations beyond the resort's own rooms.

Airbnb properties in the Greenbrier Resort area of West Virginia are subject to multiple lodging taxes including the state Consumer Sales and Service Tax of 6% on lodging accommodations, plus an additional 1% state Tourism Promotion Tax, for a combined state rate of 7%. Greenbrier County imposes a local Hotel Occupancy Tax of 3%, bringing the total tax burden to approximately 10% on short-term rental stays. These taxes are typically collected by Airbnb directly from guests at the time of booking through their automated tax collection system, which began operating in West Virginia around 2018, and the platform remits payments quarterly to the West Virginia State Tax Department and local jurisdictions. Property owners who collect taxes independently must register with the state and file monthly returns by the 20th of the following month, remitting payments to both state and county authorities. Exemptions generally apply to stays exceeding 30 consecutive days, which are considered long-term rentals rather than transient lodging, and certain government or charitable organization bookings may qualify for exemptions with proper documentation.

Starting an Airbnb at Greenbrier Resort in West Virginia requires significant upfront investment, with property purchase being the largest expense at approximately $450,000-650,000 for a median 2-3 bedroom condo or townhome in the resort area. Furnishing costs typically range $25,000-40,000 for quality furniture, bedding, kitchen essentials, and decor to create an attractive rental space. Initial setup expenses including professional photography, listing creation, welcome materials, and basic amenities total around $3,000-5,000. Permits and fees vary but expect $500-1,500 for business licenses, short-term rental permits, and resort association fees. Insurance costs approximately $2,000-3,500 annually for comprehensive coverage including liability and property protection. Utility setup and deposits for electricity, water, internet, and cable services require $1,000-2,000 initially. First six months operating costs including utilities ($1,200-1,800), cleaning services ($2,400-3,600), maintenance reserves ($2,000), marketing ($1,000), and management fees if using a property management company (15-25% of revenue) total approximately $8,000-12,000. The complete startup investment ranges from $490,000-715,000, making this a substantial financial commitment that requires careful market analysis and revenue projections to ensure profitability in the competitive Greenbrier Resort vacation rental market.

Airbnb properties in the Greenbrier Resort area of West Virginia typically generate annual revenues ranging from $25,000-$65,000 for well-positioned properties, with luxury cabins and homes near the resort commanding premium rates of $200-$400 per night during peak seasons. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($75-$150 per turnover), property management (15-25%), utilities ($200-$400 monthly), insurance ($1,500-$3,000 annually), and maintenance costs. Properties within 5 miles of The Greenbrier Resort achieve higher occupancy rates of 65-75% due to proximity to the luxury resort, golf courses, and casino, while those further away average 45-60% occupancy. Success factors include professional photography, luxury amenities like hot tubs and game rooms, responsive guest communication, and strategic pricing during events like The Greenbrier Classic golf tournament and holiday periods. A typical 3-bedroom cabin purchased for $300,000 and generating $45,000 in annual revenue with $25,000 in expenses yields a 6.7% net return, though properties with unique features like mountain views or creek access can achieve profit margins of 15-20%, making the market moderately profitable for investors who maintain high service standards and capitalize on the area's resort tourism appeal.

Airbnb investments near The Greenbrier Resort in West Virginia typically generate annual ROI of 12-18% due to the resort's year-round appeal for luxury travelers, golf enthusiasts, and corporate retreats. Cash-on-cash returns generally range from 8-14% annually, with properties within 5 miles of the resort commanding premium nightly rates of $200-400 during peak seasons and $120-250 during off-peak periods. The Greenbrier's status as a National Historic Landmark and AAA Five Diamond resort drives consistent occupancy rates of 65-75% for well-managed Airbnb properties in the area. Most investors achieve profitability within 18-24 months, with luxury cabins and historic homes performing best due to the resort's upscale clientele who seek authentic West Virginia experiences. Properties featuring amenities like hot tubs, mountain views, and proximity to The Greenbrier's casino and spa facilities typically see the highest returns, with some premium listings achieving gross rental yields exceeding 20% annually during strong tourism years.

STRSearch is a national platform that helps investors identify profitable short-term rental properties including in the Greenbrier Resort area of West Virginia. Local real estate agents specializing in vacation rental investments in the region include Greenbrier Valley Real Estate, Lewisburg Realty, and agents from Coldwell Banker Premier who focus on the White Sulphur Springs and surrounding areas. National services that assist with Airbnb property acquisition include AirDNA for market analysis, Mashvisor for investment property search and analysis, and BiggerPockets for connecting with local investors and agents. Regional companies like Mountain State Property Management and Greenbrier Valley Vacation Rentals provide both acquisition assistance and property management services. Additional local real estate professionals include agents from RE/MAX Greenbrier Valley and Century 21 who have experience with investment properties near the resort area, while national platforms like Roofstock and HomeUnion also facilitate short-term rental property investments in emerging markets like West Virginia's tourism regions.