Is Irvington, Nebraska Good for Airbnb Investment?

To start an Airbnb in Irvington, Nebraska, begin by researching local zoning laws and regulations through the Washington County Planning Department, as Irvington falls under county jurisdiction rather than having its own municipal codes. Contact Washington County at (402) 426-9455 to verify short-term rental permissions and obtain necessary permits, which typically include a business license ($25-50) and may require a conditional use permit for residential properties. Find a suitable property by searching local real estate listings through Berkshire Hathaway HomeServices or RE/MAX agents familiar with the area, focusing on homes near Fort Calhoun or Blair for better accessibility. Furnish the property with essential amenities including quality bedding, kitchen supplies, WiFi, and local guidebooks highlighting nearby attractions like Fort Atkinson State Historical Park. Create your Airbnb listing with professional photos showcasing the rural Nebraska charm, competitive pricing around $75-125 per night based on Omaha metro area rates, and emphasize proximity to Omaha (30 minutes) and outdoor activities. For management, establish cleaning protocols between guests, install keyless entry systems, respond promptly to inquiries, and consider hiring local cleaning services from Blair or Omaha. Ensure compliance with Nebraska state tax requirements by registering for sales tax collection (currently 5.5% state rate plus local taxes) and maintain proper insurance coverage through your homeowner's policy or specialized short-term rental insurance.

To identify profitable short-term rental properties in Irvington, Nebraska, focus on properties within walking distance of the University of Nebraska Omaha campus and near major transportation corridors like Dodge Street, as this small community benefits from university visitor traffic and proximity to Omaha's attractions. Target 2-4 bedroom single-family homes or duplexes built after 1980 with updated kitchens, reliable Wi-Fi capability, and parking spaces, as these appeal to visiting families and business travelers. Analyze pricing by researching comparable Airbnb listings within a 10-mile radius including nearby Omaha neighborhoods, aiming for properties under $150,000 that can generate $80-120 per night during peak university events and $60-80 during regular periods. Conduct competition research using AirDNA and Mashvisor to identify the limited existing STR inventory in Irvington and nearby Benson/Florence areas, noting that low competition could indicate either opportunity or lack of demand. Utilize tools like Zillow and Realtor.com for property searches, the Douglas County Assessor's website for property tax information, and contact the City of Omaha planning department to verify STR regulations since Irvington falls under Omaha's jurisdiction, while leveraging local real estate agents familiar with the university area market dynamics.

To obtain an Airbnb/STR permit in Irvington, Nebraska, you must first contact the Irvington City Clerk's office at City Hall located on Main Street to inquire about short-term rental regulations, as this small community may have recently implemented or be developing STR ordinances. You'll likely need to submit an application form along with required documents including proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental unit, emergency contact information, and a site plan showing parking availability. The application fee is estimated at $150-250 with an annual renewal fee of approximately $100-150. Required documents may also include a business license application, zoning compliance verification, and neighbor notification forms for properties within 200 feet of your rental. The approval timeline typically takes 30-45 days from submission of a complete application, during which the city will conduct inspections for fire safety, building code compliance, and zoning verification. Specific Irvington requirements likely 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), and adhering to quiet hours from 10 PM to 7 AM, with potential restrictions on the total number of STR permits issued citywide.

Short-term rentals (STRs) in Irvington, Nebraska are generally legal but subject to local zoning regulations and state oversight. As a small unincorporated community in Douglas County, Irvington falls under county jurisdiction rather than having its own municipal STR ordinances. Douglas County typically allows STRs in residential areas with basic requirements such as property registration, safety compliance, and adherence to occupancy limits. The Nebraska Legislature passed LB 432 in 2023, which prevents local governments from completely banning STRs while allowing reasonable regulations. Property owners in Irvington must comply with state tax requirements, including collecting and remitting lodging taxes, and ensure their properties meet basic safety standards including smoke detectors and emergency egress. There are generally no specific prohibited areas within Irvington itself, though individual homeowners associations may have restrictions, and operators must maintain good neighbor policies regarding noise and parking to avoid complaints that could lead to enforcement actions.

The best areas for Airbnb investment in Irvington, Nebraska would be the historic downtown district near Main Street, which attracts visitors interested in the town's railroad heritage and antique shopping, and properties within walking distance of the Irvington Community Center where local events and gatherings draw overnight guests. The residential areas near Highway 275 offer convenient access for business travelers passing through or visiting nearby Omaha (approximately 20 miles away), while properties close to the Elkhorn River provide appeal for fishing enthusiasts and nature lovers seeking rural retreats. The neighborhoods around the local school district can attract families visiting for sports tournaments or school events, and any properties near agricultural facilities may appeal to agricultural consultants, equipment dealers, or seasonal workers during harvest times from companies like Cargill or local grain elevators.

Airbnb properties in Irvington, Nebraska are subject to Nebraska state lodging tax of 1% on gross receipts from rentals of less than 30 consecutive days, which is collected by the host and remitted quarterly to the Nebraska Department of Revenue by the 20th of January, April, July, and October. Additionally, Douglas County (where Irvington is located) imposes a 2% lodging tax that applies to short-term rentals, collected in the same manner and remitted to Douglas County on a quarterly basis. The City of Irvington may impose an additional local occupancy tax of up to 2%, though specific rates vary by municipal ordinance and are typically collected monthly or quarterly depending on local requirements. Airbnb may facilitate automatic collection and remittance of these taxes for hosts in some cases through their platform, but hosts remain ultimately responsible for compliance. Exemptions generally apply to rentals of 30 days or longer, rentals to permanent residents, and certain government or charitable organization bookings, though documentation may be required to claim these exemptions.

Starting an Airbnb in Irvington, Nebraska requires approximately $85,000-$95,000 in total initial investment. Property purchase costs around $65,000 based on median home prices in small Nebraska towns like Irvington. Furnishing expenses typically run $8,000-$12,000 for a complete 2-3 bedroom setup including beds, linens, kitchen essentials, and living room furniture from retailers like IKEA, Wayfair, and local stores. Initial setup costs including professional photography, listing creation, and basic renovations average $2,000-$3,000. Permits and licensing fees in Nebraska rural areas are minimal at $200-$500, covering business licenses and any local registration requirements. Insurance premiums for short-term rental coverage cost approximately $1,200-$1,800 annually, with companies like Proper Insurance and CBIZ offering specialized Airbnb policies since 2018. Utility deposits and connections total around $500-$800 for electricity, water, gas, internet, and cable services. First six months of operating expenses including utilities ($150/month), cleaning supplies ($100/month), maintenance reserves ($200/month), and platform fees (3% of estimated $800 monthly revenue) amount to approximately $3,200, bringing the total startup investment to roughly $90,000 for a turnkey Airbnb operation in this small Nebraska community.

Airbnb properties in Irvington, Nebraska face significant profitability challenges due to the town's small population of approximately 600 residents and limited tourist attractions, resulting in average daily rates of $45-65 and occupancy rates typically below 25% annually. Property owners can expect gross revenues of $4,000-8,000 per year, while expenses including mortgage payments ($800-1,200 monthly), utilities ($150-200 monthly), cleaning fees ($40-60 per turnover), insurance ($1,200-1,800 annually), and maintenance ($1,000-2,000 annually) often total $12,000-18,000 yearly, creating negative cash flows of $4,000-14,000 annually for most properties. Success factors in this market include targeting business travelers visiting nearby Omaha (45 minutes away), offering competitive pricing below $60/night, maintaining exceptional cleanliness standards, and potentially focusing on longer-term stays or monthly rentals to improve occupancy rates. The few profitable properties typically achieve success by converting existing paid-off homes, minimizing renovation costs, and capturing the limited demand from visitors to nearby recreational areas or family visits, though even successful operators rarely exceed 5-8% profit margins due to the constrained local market conditions.

Airbnb investments in Irvington, Nebraska are expected to generate annual ROI of 8-12% based on the rural market dynamics and limited tourism infrastructure in this small town of approximately 600 residents. Cash-on-cash returns typically range from 6-9% annually, with properties averaging $80,000-$120,000 purchase prices and generating $400-$700 monthly rental income during peak agricultural and hunting seasons from May through October. The timeframe to profitability is estimated at 18-24 months, considering the seasonal nature of demand driven primarily by business travelers, agricultural workers, and occasional hunters visiting the area. Properties near Highway 75 corridor tend to perform better due to accessibility, while occupancy rates average 35-45% annually due to the limited year-round tourism market and competition from larger nearby markets like Omaha, which is approximately 45 minutes south.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Irvington, Nebraska, using data analytics and market insights. Local real estate agents like Nebraska Realty and Berkshire Hathaway HomeServices Ambassador Real Estate have experience with investment properties in the Irvington area and can provide market knowledge specific to Douglas County. National services include Mashvisor, which offers Airbnb investment analysis tools, and BiggerPockets, which connects investors with local professionals and provides market data for Nebraska markets. AirDNA provides short-term rental market analytics for the Omaha metropolitan area including Irvington, while Awning offers end-to-end Airbnb investment services including property identification and management. Local property management companies like Omaha Property Management Group and Red Door Property Management can assist with ongoing operations, and national platforms like Vacasa and RedAwning provide comprehensive Airbnb management services. Real estate investment firms such as Roofstock and Fundrise also offer opportunities in the Nebraska market, though direct Irvington inventory may be limited given the community's size.