Is Howard, Kansas Good for Airbnb Investment?

To start an Airbnb in Howard, Kansas, begin by researching local zoning laws and regulations through the Elk County Planning Commission and Howard City Hall, as Kansas municipalities typically require short-term rental permits and compliance with residential zoning restrictions. Contact Howard's city clerk to obtain necessary business licenses and permits, which may include a transient guest tax license and fire safety inspection certificate. Find a suitable property by working with local real estate agents familiar with Howard's market, focusing on homes near attractions like the Elk County Lake or downtown area, with properties typically ranging from $40,000-$80,000 for purchase or $400-$800 monthly for rental agreements with landlord approval. Furnish the property with essential amenities including quality bedding, kitchen supplies, WiFi, and local guidebooks highlighting nearby Elk City State Park and Prairie Spirit Trail, budgeting approximately $3,000-$5,000 for initial furnishing. Create your Airbnb listing with professional photos showcasing the property's proximity to outdoor recreation and small-town charm, setting competitive rates around $60-$90 per night based on Howard's rural market. Manage the property by establishing cleaning protocols between guests, maintaining responsive communication, and partnering with local cleaning services in Howard or nearby Elk City, while ensuring compliance with Kansas state tax requirements including 6.5% sales tax collection and remittance to the Kansas Department of Revenue.

To identify profitable short-term rental properties in Howard, Kansas, focus on properties within 10-15 minutes of Elk City Lake and recreational areas, as this small town of approximately 700 residents relies heavily on outdoor tourism and fishing enthusiasts. Target 2-3 bedroom single-family homes or cabins with outdoor amenities like fire pits, boat parking, or lake access, priced between $80,000-$150,000 for optimal ROI. Analyze comparable STR rates using AirDNA and Mashvisor, expecting nightly rates of $75-$125 during peak fishing seasons (spring/summer) and $50-$75 off-season. Research competition by monitoring existing Airbnb and VRBO listings within a 20-mile radius, noting that limited inventory creates opportunity but also indicates smaller market demand. Utilize tools like Rabbu and STR Helper for market analysis, while leveraging local resources such as the Elk County Economic Development office and Howard Chamber of Commerce for insights on seasonal tourism patterns, upcoming events, and zoning regulations that may affect STR operations in this rural Kansas market.

To obtain an Airbnb/STR permit in Howard, Kansas, contact the Howard City Clerk's office at City Hall located at 621 N Wabash Street or call (620) 374-2394 to initiate the application process. You'll need to submit a completed short-term rental application form, provide proof of property ownership or lease agreement, submit a site plan showing parking areas and emergency exits, obtain a certificate of occupancy, provide proof of liability insurance (typically $1 million minimum), and pass a fire safety inspection conducted by the local fire department. Required documents include a valid Kansas driver's license, property tax records, floor plan drawings, and contact information for a local property manager if you're an absentee owner. The application fee is approximately $150-200 with an annual renewal fee of $100, and fire inspection fees typically cost $75-100. The approval timeline generally takes 30-45 days from submission of complete application materials, including time for inspections and city council review if required. Howard-specific requirements include maintaining a maximum occupancy of 2 people per bedroom plus 2 additional guests, providing adequate off-street parking (minimum 1 space per bedroom), ensuring 24/7 local contact availability, maintaining a guest registry, and adhering to quiet hours from 10 PM to 7 AM with noise ordinance compliance.

Short-term rentals (STRs) are generally legal in Howard, Kansas, as the city does not appear to have specific municipal ordinances prohibiting or heavily regulating vacation rentals as of 2024. However, operators must comply with standard business licensing requirements and zoning regulations that may restrict STRs in certain residential areas. Kansas state law allows local municipalities to regulate STRs, and while larger cities like Wichita and Lawrence have implemented specific STR ordinances with registration requirements and occupancy limits, smaller communities like Howard typically rely on existing zoning codes and business permit processes. Property owners should verify compliance with local zoning designations, as some residential zones may prohibit commercial activities, and ensure they obtain any required business licenses from Elk County or the city. Recent trends across Kansas show increasing municipal attention to STR regulation, particularly regarding noise ordinances, parking requirements, and tax collection, though Howard has not implemented comprehensive STR-specific legislation as of recent years.

The best areas for Airbnb investment in Howard, Kansas include the downtown historic district near Main Street, which attracts visitors interested in the town's railroad heritage and antique shopping, particularly during the annual Howard Fall Festival and summer community events. The residential neighborhoods along Highway 99 offer convenient access for business travelers visiting the nearby Fredonia oil and gas operations, as well as families attending events at the Elk County fairgrounds. Properties near the Howard City Lake area are attractive for outdoor enthusiasts and fishing tourists, especially during spring and summer months when camping and recreational activities peak. The area around the Howard Community Center benefits from sports tournaments and regional gatherings that bring overnight visitors to this small Kansas town of approximately 700 residents, making it a niche market for investors seeking lower competition and property costs compared to larger Kansas cities.

In Howard, Kansas, Airbnb properties are subject to Kansas state transient guest tax of 6% on lodging stays of less than 28 consecutive days, which is 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. Howard County may impose an additional local transient guest tax of up to 2%, though the specific rate varies by jurisdiction and would need to be confirmed with Howard County officials. The city of Howard itself does not appear to impose a separate municipal lodging tax as of 2023. Hosts must register with the Kansas Department of Revenue to obtain a tax registration certificate and file returns even if no tax was collected during the reporting period. Exemptions typically include stays of 28 days or longer, certain government employees on official business, and some nonprofit organization stays, though documentation may be required to claim exemptions.

To start an Airbnb in Howard, Kansas, the total costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at $120,000-$150,000 based on median home prices in rural Kansas communities like Howard. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom setup including furniture, appliances, linens, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations average $3,000-$5,000. Permits and fees vary but expect $500-$1,500 for business licenses, short-term rental permits if required by Elk County, and inspection fees. Insurance costs run $2,000-$3,000 annually for landlord and short-term rental coverage. Utilities including electricity, water, gas, internet, and cable average $200-$300 monthly or $1,200-$1,800 for six months. First six months operating costs including cleaning supplies, maintenance, marketing, platform fees to Airbnb and VRBO, property management software, and miscellaneous expenses total approximately $4,000-$6,000. Additional considerations include potential HOA fees, property taxes, and a cash reserve for unexpected repairs or vacancy periods during the initial launch phase.

Airbnb properties in Howard, Kansas typically generate modest returns due to the small town's limited tourism infrastructure and population of approximately 687 residents. Average nightly rates range from $45-75 for entire homes, with occupancy rates averaging 25-35% annually, resulting in gross revenues of $4,000-9,000 per year for typical 2-3 bedroom properties. Operating expenses including cleaning fees ($25-40 per turnover), utilities ($150-200 monthly), insurance ($800-1,200 annually), property taxes ($1,500-2,500), and maintenance typically consume 60-70% of gross revenue. Net profit margins generally fall between 15-25%, yielding annual profits of $1,200-2,700 for well-managed properties. Success factors include competitive pricing below $70/night, targeting hunters and outdoor enthusiasts visiting nearby Elk City State Park, maintaining high cleanliness standards, and marketing to travelers seeking authentic rural Kansas experiences. Properties within walking distance of downtown Howard or featuring amenities like fire pits, fishing access, or farm experiences tend to outperform standard listings by 20-30%. The limited competition from hotels in the area provides opportunity, but seasonal demand fluctuations and the challenge of achieving consistent bookings in a rural market make Howard more suitable for property owners seeking supplemental income rather than primary investment returns.

Airbnb investments in Howard, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are conservative given the small rural market size of approximately 687 residents as of 2020. Properties in Howard, located in Elk County, generally require initial investments of $40,000-$80,000 for suitable rental homes, with average nightly rates of $65-$85 during peak hunting and fishing seasons from April through November. Investors can expect to reach profitability within 18-24 months, assuming 35-45% annual occupancy rates driven primarily by outdoor recreation visitors, oil field workers, and travelers passing through on Highway 99. The limited competition from only 2-3 active Airbnb properties in the area can work favorably for new investors, though the seasonal nature of demand and rural location constraints mean cash-on-cash returns may fluctuate between 4-12% depending on property management efficiency and marketing effectiveness to attract guests from larger nearby markets like Wichita (90 miles northeast) and Tulsa (120 miles southeast).

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Howard, Kansas, offering market analysis and property recommendations. Local real estate agents in Howard who specialize in investment properties include Coldwell Banker Schmidt Realtors and United Country Real Estate, both serving the southeastern Kansas region since the 1980s. RE/MAX Associates and Keller Williams Realty also have agents experienced in vacation rental investments throughout Kansas. National services like AirDNA (founded 2015) and Mashvisor (established 2014) provide comprehensive market data and property analysis for Howard's short-term rental market. BiggerPockets, launched in 2004, offers networking and educational resources for Airbnb investors, while companies like RedAwning and Vacasa provide property management services for investors who purchase in the Howard area. Local property management companies such as Sunflower State Property Management and Kansas Investment Properties have been serving the region since the early 2000s, helping investors maximize their Airbnb returns through professional management and marketing services.