Is Gretna, Nebraska Good for Airbnb Investment?

To start an Airbnb in Gretna, Nebraska, begin by researching local zoning laws and regulations through the City of Gretna Planning Department, as the city may require short-term rental permits and compliance with residential zoning restrictions. Contact Gretna City Hall at 402-332-3373 to obtain necessary business licenses and verify if short-term rentals are permitted in your desired area, as some residential zones may prohibit commercial activities. Secure appropriate property either by purchasing or obtaining landlord permission if renting, ensuring the location meets safety requirements including smoke detectors, carbon monoxide detectors, and proper egress windows. Obtain required permits such as a business license from the city, sales tax permit from Nebraska Department of Revenue, and potentially a lodging tax permit. Purchase comprehensive insurance coverage including liability protection specifically for short-term rentals, as standard homeowner's policies typically exclude commercial activities. Furnish the property with quality furniture, linens, kitchen essentials, and amenities while ensuring compliance with Nebraska fire safety codes and ADA accessibility requirements where applicable. Create your Airbnb listing with professional photos, competitive pricing based on Omaha metro area rates (typically $75-150/night for Gretna properties), and detailed descriptions highlighting proximity to Omaha attractions. Implement management systems including automated check-in procedures, cleaning protocols between guests, and 24/7 communication availability, while maintaining records for Nebraska state tax reporting requirements and remitting applicable lodging taxes to Sarpy County and state authorities.

To identify profitable short-term rental properties in Gretna, Nebraska, focus on locations within 15-20 minutes of Omaha's downtown and business districts, particularly properties near Highway 370 and major commuter routes, as Gretna serves primarily as a bedroom community for Omaha professionals. Target 3-4 bedroom single-family homes built after 2000 with modern amenities, full kitchens, dedicated workspaces, and outdoor features like patios or decks, as business travelers and families visiting the greater Omaha area comprise the primary guest demographic. Conduct pricing analysis using AirDNA and Mashvisor to benchmark against similar properties in nearby Papillion and western Omaha suburbs, aiming for nightly rates between $80-140 depending on property size and amenities. Research competition by analyzing existing STR listings within a 10-mile radius on Airbnb and VRBO, noting that limited inventory in Gretna itself may present opportunities but also indicates smaller demand compared to urban markets. Utilize tools like Rabbu and AllTheRooms for market analysis, monitor Sarpy County's STR regulations and licensing requirements, and consider proximity to attractions like the Strategic Air Command & Aerospace Museum, Chalco Hills Recreation Area, and corporate facilities in the Omaha metro area when evaluating potential properties, while factoring in seasonal demand fluctuations tied to business travel patterns and summer recreational activities.

To obtain an Airbnb/STR permit in Gretna, Nebraska, you must first contact the Gretna Planning and Zoning Department at City Hall located at 11717 South 216th Street to determine if short-term rentals are permitted in your specific zoning district, as the city requires conditional use permits for STRs in most residential areas. Submit a conditional use permit application along with a site plan showing the property layout, parking arrangements, and neighboring properties, plus a detailed operational plan describing guest capacity, noise control measures, and property management procedures. Required documents include proof of property ownership or lease agreement, Nebraska state business registration, liability insurance certificate with minimum $1 million coverage, fire safety inspection certificate from the Gretna Fire Department, and septic system inspection if not connected to city sewer. The application fee is approximately $500-750 for the conditional use permit, with additional fees of $150-200 for fire inspection and $100-150 for building inspection if required. The timeline typically takes 45-60 days from application submission, including a mandatory public hearing before the Planning Commission and potential City Council review. Gretna-specific requirements include maintaining a local contact person available 24/7, limiting occupancy to 2 guests per bedroom plus 2 additional guests, providing adequate off-street parking (minimum 2 spaces), installing smoke and carbon monoxide detectors in all sleeping areas, and registering with the Nebraska Department of Revenue for lodging tax collection at 7% of gross receipts.

Short-term rentals (STRs) in Gretna, Nebraska are generally legal but operate under the city's zoning regulations and business licensing requirements. As of 2023, Gretna allows STRs in residential areas but requires operators to obtain proper business licenses and comply with local zoning ordinances, which typically include restrictions on occupancy limits, parking requirements, and noise regulations. The city has implemented registration requirements for STR operators and may require compliance with fire safety codes and regular inspections. Recent changes around 2022-2023 have included stricter enforcement of existing regulations and enhanced registration processes to better track and manage STR operations within city limits. Properties must maintain residential character and cannot operate as commercial hotels, with violations subject to fines and potential license revocation. Operators are also required to provide local contact information for emergency situations and maintain liability insurance coverage.

The best areas for Airbnb investment in Gretna, Nebraska include the historic downtown district near the Gretna Days Festival grounds, which attracts thousands of visitors annually during the summer celebration and benefits from proximity to local restaurants and shops. The neighborhoods near the Schramm Park State Recreation Area and Platte River offer appeal to outdoor enthusiasts and families seeking recreational activities like fishing, hiking, and camping. Areas close to the Nebraska Crossing Outlets provide opportunities for retail tourists and shoppers visiting from Omaha and surrounding regions. The residential districts near Gretna High School and youth sports complexes can capitalize on tournament travel and visiting families during athletic events throughout the school year. Properties within walking distance of the Union Pacific Railroad Museum and historical sites attract heritage tourists and railroad enthusiasts. The newer subdivisions on the eastern edge of town near Highway 31 offer modern amenities while maintaining easy access to Omaha's business district, making them attractive to corporate travelers and consultants working in the greater metropolitan area.

In Gretna, Nebraska, Airbnb hosts are subject to Nebraska state lodging tax of 1% on gross receipts from short-term rentals under 30 days, which is collected by the Nebraska Department of Revenue and must be remitted monthly if collections exceed $3,000 annually or quarterly if less. Additionally, hosts must collect and remit Nebraska state sales tax of 5.5% on lodging services, with local sales tax potentially adding another 1.5-2% depending on Gretna's current rate, bringing the total sales tax to approximately 7-7.5%. Sarpy County may impose an additional lodging or occupancy tax of 2-4%, though this varies by jurisdiction and year. The City of Gretna does not appear to have a separate municipal lodging tax as of recent years, but hosts should verify current local ordinances. Tax collection typically occurs through guest payments via platforms like Airbnb, which may automatically collect and remit certain taxes, though hosts remain ultimately responsible for compliance. Remittance is generally required monthly for larger operators or quarterly for smaller ones, with returns filed through the Nebraska Department of Revenue's online system. Exemptions typically apply to rentals exceeding 30 consecutive days, which are considered long-term leases rather than short-term lodging, and some exemptions may exist for certain types of accommodations or low-revenue thresholds under $200-500 annually.

Starting an Airbnb in Gretna, Nebraska requires approximately $285,000-$320,000 in total initial investment. Property purchase costs around $250,000 based on median home prices in the Gretna area as of 2023. Furnishing a 3-bedroom property typically runs $15,000-$25,000 including beds, linens, kitchen essentials, living room furniture, and decor. Initial setup costs including professional photography, listing creation, and basic renovations average $3,000-$5,000. Permits and fees in Nebraska include business registration ($25), short-term rental permits ($100-$300), and potential city licensing fees totaling approximately $500-$1,000. Insurance for short-term rentals costs $1,200-$2,000 annually, with an upfront payment of $300-$500. Utility deposits and connections for electricity, gas, water, internet, and cable run about $800-$1,200. First six months of operating costs including utilities ($150/month), cleaning supplies ($100/month), maintenance reserves ($200/month), property management software ($50/month), and marketing ($100/month) total approximately $3,600. Additional considerations include potential HOA fees, property taxes, and a cash reserve for unexpected repairs or vacancy periods.

Airbnb properties in Gretna, Nebraska typically generate modest returns with average daily rates ranging from $75-120 depending on property size and amenities, resulting in monthly revenues of $1,800-3,200 for well-managed properties with 60-70% occupancy rates. Operating expenses including cleaning fees ($25-40 per turnover), utilities ($150-250/month), property management (10-20% of revenue), insurance ($100-200/month), and maintenance ($200-400/month) typically consume 40-55% of gross revenue, leaving net profit margins of 15-25% for most operators. Success factors in this Omaha suburb include proximity to the Nebraska Crossing Outlets shopping center, corporate housing demand from nearby businesses like Valmont Industries and Werner Enterprises, and targeting families visiting local attractions or attending events at nearby venues. Properties within 10 minutes of Highway 370 and those offering 3+ bedrooms with family amenities tend to outperform studio and 1-bedroom units, with some hosts reporting annual profits of $8,000-15,000 on properties generating $25,000-40,000 in gross revenue, though seasonal fluctuations during Nebraska winters can reduce occupancy to 40-50% during December through February.

Airbnb investments in Gretna, Nebraska typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, based on average property acquisition costs of $180,000-$250,000 and nightly rates of $75-$120 during peak seasons. The market benefits from proximity to Omaha's corporate travelers and weekend visitors, with occupancy rates averaging 55-65% annually. Initial profitability usually occurs within 18-24 months after accounting for startup costs, furnishing, and marketing expenses, while properties in desirable neighborhoods near recreational areas or with unique amenities can achieve the higher end of ROI projections. The relatively stable Nebraska real estate market and growing short-term rental demand from business travelers visiting nearby companies like Berkshire Hathaway subsidiaries and agricultural businesses contribute to consistent performance, though seasonal fluctuations typically see stronger bookings from April through October.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Gretna, Nebraska. Local real estate agents in the Omaha metro area who work with Airbnb investors include Berkshire Hathaway HomeServices Ambassador Real Estate, Nebraska Realty, and CBSHOME Real Estate, with agents like those at Keller Williams The Good Life specializing in investment properties since 2018. National services include Mashvisor (launched 2014), AirDNA for market analysis, Awning for turnkey Airbnb investments, RedAwning for property management, and Roofstock which expanded into short-term rental investments around 2020. Local property management companies that cater to Airbnb investors include Omaha Property Management Group and Great Plains Property Management, while national chains like Vacasa and AvantStay have been expanding into secondary markets like the greater Omaha area since 2019. Additional services include BiggerPockets for networking with local investors, Rentals.com for market research, and local mortgage brokers at First National Bank of Omaha and Great Western Bank who have experience financing investment properties for short-term rental purposes.