Is Johnston, South Carolina Good for Airbnb Investment?

To start an Airbnb in Johnston, South Carolina, begin by researching local zoning laws and regulations through Edgefield County's planning department, as Johnston typically falls under county jurisdiction for short-term rental regulations, which may require special use permits or business licenses depending on the property's zoning classification. Obtain necessary permits including a South Carolina business license, sales tax license from the Department of Revenue, and potentially a local business license from Johnston or Edgefield County, while also checking if the property needs fire safety inspections or occupancy permits. Find a suitable property by researching Johnston's real estate market, focusing on areas near Lake Strom Thurmond or historic downtown that attract tourists, with average property prices ranging from $80,000-$200,000 for suitable homes. Furnish the property with essential amenities including comfortable bedding, kitchen supplies, Wi-Fi, air conditioning, and local guidebooks highlighting Johnston's attractions like the Peach Festival and nearby recreational activities. List your property on Airbnb and other platforms like VRBO, setting competitive rates based on local market research (typically $75-$150 per night for Johnston area), creating attractive photos, and writing detailed descriptions emphasizing proximity to Augusta, Georgia (30 minutes) and outdoor recreation opportunities. Manage your Airbnb by establishing cleaning protocols, responding promptly to guest inquiries, coordinating check-ins/check-outs, maintaining the property regularly, collecting and remitting required state and local taxes (South Carolina charges 7% accommodations tax), and building relationships with local service providers for maintenance and cleaning needs.

To identify profitable short-term rental properties in Johnston, South Carolina, focus on properties within 10-15 minutes of Edgefield County attractions like the National Wild Turkey Federation headquarters and historic sites, as well as proximity to Lake Strom Thurmond which draws recreational visitors year-round. Target 2-4 bedroom single-family homes or cabins with outdoor amenities like fire pits, decks, or lake access, built after 1980 with modern HVAC and updated kitchens, priced between $150,000-$300,000 to ensure positive cash flow with nightly rates of $80-150. Analyze comparable STR properties using AirDNA and Mashvisor to assess occupancy rates (target 60%+ annually) and average daily rates, while researching competition within a 20-mile radius including Aiken and Augusta, Georgia markets. Utilize tools like BiggerPockets calculators for ROI analysis, Zillow and Realtor.com for property searches, and STR Helper for local regulation compliance, ensuring properties meet Johnston's zoning requirements and any county-specific short-term rental ordinances. Consider properties near outdoor recreation areas, hunting lodges, or equestrian facilities that cater to the region's rural tourism market, and factor in seasonal demand patterns with peak periods during hunting seasons and summer lake activities.

To obtain an Airbnb/STR permit in Johnston, South Carolina, you must first contact the Johnston Town Hall at 803-275-3602 or visit their office at 109 Lee Street to inquire about short-term rental regulations, as the town may require a business license and zoning compliance verification. Required documents typically include a completed business license application, property deed or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan showing maximum occupancy, and proof of septic/well inspection if applicable. The business license fee is approximately $50-100 annually, with potential additional zoning permit fees of $25-75. You must also register with the South Carolina Department of Revenue for accommodations tax collection and remit the required 2% state tax plus any local accommodations taxes. The approval timeline is generally 2-4 weeks after submitting complete documentation, though initial zoning review may add 1-2 weeks. Johnston-specific requirements likely include compliance with residential zoning restrictions, parking provisions for guests, noise ordinance adherence, and maintaining the property's residential character, with some areas potentially prohibiting STRs entirely, so verify zoning compatibility before proceeding with your application.

Short-term rentals (STRs) are generally legal in Johnston, South Carolina, as the town does not have specific municipal ordinances prohibiting them as of 2024. However, operators must comply with South Carolina state regulations and Edgefield County requirements, which typically include business license registration, tax collection responsibilities, and adherence to zoning laws that may restrict STRs in certain residential areas. The town follows standard residential zoning practices that could limit commercial activities in purely residential neighborhoods, and operators are required to collect and remit state and local accommodations taxes. Recent statewide trends in South Carolina have seen increased regulation of STRs, with some municipalities implementing registration requirements, occupancy limits, and noise ordinances, though Johnston has not enacted comprehensive STR-specific legislation. Property owners should verify current zoning compliance and obtain necessary business licenses before operating, as enforcement of existing regulations has become more stringent across South Carolina municipalities since 2022.

The best areas for Airbnb investment in Johnston, South Carolina include the historic downtown district near Main Street, which attracts visitors interested in the town's antebellum architecture and proximity to the Edgefield County courthouse area. The residential neighborhoods along Calhoun Street and Lee Street offer attractive investment opportunities due to their walkability to local restaurants and shops, while properties near the Johnston Peach Festival grounds see increased demand during the annual summer festival that draws thousands of visitors. Areas close to Highway 25 provide convenient access for business travelers visiting nearby industrial facilities and agricultural operations, while neighborhoods near the Johnston Elementary and Middle School areas appeal to families visiting for school events and sports tournaments. Properties within a few miles of the Sumter National Forest boundary attract outdoor enthusiasts and hunters, particularly during hunting seasons, and the residential areas near the Johnston Country Club appeal to visitors attending golf tournaments and events, making these locations particularly viable for short-term rental investments.

In Johnston, South Carolina, Airbnb properties are subject to both state and local lodging taxes. The South Carolina state accommodations tax is 2% of gross proceeds, while Dorchester County (where Johnston is located) typically imposes an additional 2-3% local accommodations tax, bringing the total to approximately 4-5%. These taxes apply to rentals of less than 90 consecutive days and are collected from guests at the time of booking. Airbnb automatically collects and remits the state accommodations tax on behalf of hosts through their platform as of 2019, but hosts may still be responsible for collecting and remitting local county taxes directly to Dorchester County on a monthly or quarterly basis depending on volume. Properties rented for 90 days or more to the same guest are generally exempt, as are rentals to permanent residents. Hosts should register with the South Carolina Department of Revenue and potentially with Dorchester County tax authorities, maintain detailed records of all transactions, and file returns even in months with no activity, with penalties applying for late payments or non-compliance.

To start an Airbnb in Johnston, South Carolina, expect total costs around $185,000-$220,000. Property purchase represents the largest expense at approximately $150,000-$180,000 based on median home prices in rural South Carolina markets. Furnishing costs typically range $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-$3,500. Permits and fees in Aiken County include business license ($50-$100), short-term rental permit if required ($200-$500), and potential zoning compliance costs ($300-$800). Insurance for short-term rentals runs $1,200-$2,000 annually, with companies like Proper Insurance and CBIZ offering specialized coverage. Utility setup and deposits for electricity, water, internet, and cable total approximately $500-$800 initially. First six months operating costs including utilities ($150-$200 monthly), cleaning services ($75-$100 per turnover), maintenance reserves ($200-$300 monthly), Airbnb fees (3% host fee), marketing, and supplies average $3,000-$4,500 total.

Airbnb properties in Johnston, South Carolina typically generate modest returns with average daily rates ranging from $75-120 depending on property size and amenities, resulting in monthly revenues of $1,800-3,600 for well-managed properties with 60-70% occupancy rates. Operating expenses including cleaning fees ($40-60 per turnover), property management (15-25% of revenue), utilities ($150-250 monthly), insurance ($100-150 monthly), and maintenance costs typically consume 40-50% of gross revenue, leaving net profit margins of 15-25% for most operators. Success factors in this rural market include proximity to Edgefield County attractions, competitive pricing below Columbia and Augusta markets, professional photography, responsive guest communication, and maintaining high cleanliness standards, with properties near Lake Strom Thurmond or historic sites commanding premium rates. A typical 3-bedroom home purchased for $180,000 and generating $2,400 monthly revenue with $1,200 in expenses would yield approximately $14,400 annual profit, representing an 8% return on investment before mortgage considerations, though seasonal fluctuations and competition from nearby markets like Aiken and Augusta can impact performance significantly.

Airbnb investments in Johnston, South Carolina typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, based on average property acquisition costs of $150,000-$250,000 and nightly rates of $85-$120 during peak seasons. Properties in Johnston generally achieve profitability within 18-24 months, with occupancy rates averaging 55-65% annually due to the town's proximity to Lake Murray recreational activities and Columbia metropolitan area attractions. The market benefits from steady demand from fishing enthusiasts, lake visitors, and business travelers, with properties typically generating $18,000-$28,000 in annual gross rental income after accounting for seasonal fluctuations, cleaning fees, and platform commissions from Airbnb and VRBO.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Johnston, South Carolina. Local real estate agents in the Columbia metropolitan area who specialize in investment properties and Airbnb acquisitions include Keller Williams agents focusing on rental property investments, Coldwell Banker agents with short-term rental expertise, and RE/MAX professionals who understand the vacation rental market dynamics in the Lake Murray region where Johnston is located. National services that assist with Airbnb property acquisition include AirDNA for market analysis and property identification, Mashvisor for investment property analytics, BiggerPockets for connecting with local investors and agents, RedAwning for vacation rental market insights, and Awning for end-to-end Airbnb investment services. Local property management companies like Lake Murray Property Management and Columbia-area vacation rental managers often have insights into profitable properties coming to market. Real estate investment groups in the greater Columbia area, including those focused on Lake Murray properties, frequently network and share opportunities for short-term rental investments, as Johnston's proximity to Lake Murray makes it attractive for vacation rental properties targeting fishing, boating, and lake recreation visitors.