Is Kathleen, Georgia Good for Airbnb Investment?

To start an Airbnb in Kathleen, Georgia, begin by researching Houston County's zoning regulations and short-term rental ordinances, as Kathleen falls under county jurisdiction and may require a business license from Houston County (contact Houston County Planning & Zoning Department). Obtain necessary permits including a short-term rental permit if required, business license, and ensure compliance with fire safety codes and health department regulations. Find a suitable property by researching neighborhoods in Kathleen near Robins Air Force Base or along Highway 96, considering proximity to Warner Robins attractions, and ensure the property allows short-term rentals if you're renting. Furnish the space with essential amenities including comfortable bedding, kitchen supplies, WiFi, TV, air conditioning, and local guidebooks featuring nearby attractions like the Museum of Aviation. Create your Airbnb listing with professional photos, competitive pricing (research similar properties in Warner Robins area, typically $60-120/night), detailed descriptions highlighting proximity to Robins AFB and easy access to Macon, and implement house rules. Manage your property by establishing cleaning protocols between guests, maintaining responsive communication, coordinating key exchange or lockbox systems, and consider hiring local cleaning services in the Warner Robins/Kathleen area for turnovers, while staying updated on any changes to Houston County's short-term rental regulations.

To identify profitable short-term rental properties in Kathleen, Georgia, focus on locations within 15-20 minutes of Robins Air Force Base and downtown Macon, as these areas drive consistent demand from military personnel, contractors, and business travelers. Target 3-4 bedroom single-family homes or townhomes built after 1990 with modern amenities, full kitchens, dedicated workspaces, fast WiFi, and parking for 2+ vehicles, as these features command premium rates of $80-120 per night in the Kathleen market. Conduct pricing analysis using AirDNA and Mashvisor to identify properties where 70% occupancy generates 1.5-2x traditional rental income, typically requiring purchase prices under $150,000-200,000 in Kathleen's current market. Research competition within a 5-mile radius using Airbnb and VRBO searches, noting that successful properties often differentiate through military-friendly amenities, proximity to Warner Robins attractions, or unique local experiences. Utilize tools like Rabbu, STR Helper, and local MLS data through Realtors familiar with Houston County investment properties, while monitoring seasonal demand patterns around Air Force base events, Macon Cherry Blossom Festival, and Georgia Sports Hall of Fame activities that drive occupancy spikes in the greater Macon-Warner Robins area.

To obtain an Airbnb/STR permit in Kathleen, Georgia, you must first contact the Houston County Planning and Zoning Department since Kathleen falls under unincorporated Houston County jurisdiction, and apply through their office located at 801 Main Street, Perry, GA 31069. Required documents typically include a completed short-term rental application, property deed or lease agreement, floor plan of the rental unit, proof of liability insurance (minimum $1 million coverage), contact information for a local property manager if you're not local, and a $150-200 application fee paid by check or money order. You'll also need to pass a property inspection conducted by Houston County Code Enforcement, which checks for compliance with fire safety codes, occupancy limits, and zoning requirements. The timeline is approximately 30-45 days from application submission to permit approval, assuming no complications arise during the inspection process. Specific Kathleen/Houston County requirements include maintaining occupancy limits based on bedroom count (typically 2 people per bedroom plus 2 additional), providing adequate parking spaces (usually 1 space per bedroom), ensuring the property meets all residential building codes, and registering with the Georgia Department of Revenue for tax collection purposes. Once approved, you'll receive a short-term rental permit that must be renewed annually for approximately $100-150, and you must display the permit number in all online listings and maintain a guest registry for inspection purposes.

Short-term rentals (STRs) are legal in Kathleen, Georgia, as the city does not have specific ordinances prohibiting them, operating under Georgia state law which generally permits STRs. However, operators must comply with standard business licensing requirements and may need to register with the Georgia Department of Revenue for tax collection purposes. The city of Kathleen, located in Houston County, follows county zoning regulations which typically allow STRs in residential areas with some restrictions on occupancy limits and parking requirements. There are no specific prohibited areas within Kathleen city limits, though properties must meet basic safety and zoning compliance standards. Recent changes at the state level since 2019 have required STR operators to collect and remit hotel/motel taxes, and local municipalities have been given more authority to regulate STRs through licensing and registration requirements, though Kathleen has not implemented comprehensive STR-specific regulations as of 2023-2024.

The best areas for Airbnb investment in Kathleen, Georgia include the neighborhoods near Robins Air Force Base due to consistent military personnel and contractor travel, generating year-round occupancy from temporary duty assignments and relocations. The historic downtown Kathleen area offers charm for leisure travelers exploring middle Georgia's antebellum architecture and small-town atmosphere. Properties near the Houston County fairgrounds and event venues attract visitors during annual festivals and agricultural shows. The residential areas along Highway 96 and near Houston Medical Center provide convenient access for medical tourism and business travelers visiting Warner Robins and Macon. Neighborhoods close to the Museum of Aviation see steady traffic from military history enthusiasts and families visiting the base. The areas near Kathleen High School and youth sports complexes draw parents and families during tournament seasons and school events, while properties within 15 minutes of downtown Macon capture overflow demand from that larger market's business district, Mercer University events, and cultural attractions.

Airbnb properties in Kathleen, Georgia are subject to Georgia's state sales tax of 4% on lodging accommodations, plus Houston County's local hotel/motel tax of 5%, resulting in a combined occupancy tax rate of 9% on short-term rental stays. The Georgia Department of Revenue requires hosts to register for a sales tax permit and collect these taxes from guests at the time of booking or check-in, with monthly remittance due by the 20th of the following month if monthly gross receipts exceed $3,000, or quarterly if below that threshold. Houston County also requires separate registration and collection of their 5% local occupancy tax, which must be remitted monthly by the 15th of the following month to the Houston County Tax Commissioner's office. Exemptions typically include stays exceeding 30 consecutive days, which are considered long-term rentals rather than transient lodging, and accommodations provided to certain government employees on official business. Airbnb may collect and remit these taxes on behalf of hosts through their platform in Georgia as of 2019, but hosts remain ultimately responsible for compliance and should verify that all applicable taxes are being properly collected and remitted to both state and local authorities.

To start an Airbnb in Kathleen, Georgia, 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 the Warner Robins metropolitan area where Kathleen is located. Furnishing costs typically range $8,000-$15,000 for a complete 2-3 bedroom setup including beds, linens, kitchen essentials, living room furniture, and décor. Initial setup costs including professional photography, listing creation, and basic renovations average $2,000-$4,000. Permits and fees in Houston County include business license ($50-$100), short-term rental permit if required ($200-$500), and potential HOA approval costs. Insurance premiums for short-term rental coverage run $1,200-$2,400 annually, with first-year payment upfront. Utility deposits and connections for electricity, water, gas, internet, and cable total approximately $500-$800. First six months operating costs encompass utilities ($150-$250 monthly), cleaning services ($75-$125 per turnover), maintenance reserves ($200-$400 monthly), Airbnb platform fees (3% host fee), property management software ($20-$50 monthly), and marketing expenses, totaling roughly $4,000-$7,000 for the initial six-month period.

Airbnb properties in Kathleen, Georgia, a small city in Houston County near Warner Robins Air Force Base, typically generate modest returns with average nightly rates ranging from $75-120 depending on property size and amenities. Properties in this market generally achieve 40-60% occupancy rates annually, with higher demand during military training periods and family visits to the base. A typical 3-bedroom home investment of $150,000-200,000 can generate gross revenues of $18,000-30,000 annually, but after expenses including mortgage payments ($800-1,200/month), utilities ($150-200/month), cleaning fees ($40-60 per turnover), property management (20-25% of revenue), insurance ($1,200-1,800/year), and maintenance costs, net profit margins typically range from 8-15%. Success factors include proximity to Robins Air Force Base (within 10-15 minutes), modern amenities like high-speed internet and updated kitchens, and competitive pricing during peak military events. Properties closer to the base or in newer subdivisions like Kathleen Station perform better, with some investors reporting 12-18% annual returns on investment, while those farther from military facilities or in older neighborhoods may struggle to achieve profitability above 5-8% annually.

Based on Kathleen, Georgia market conditions, Airbnb investments typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-15% depending on property type and location within the market. Properties in Kathleen generally reach profitability within 18-24 months, with initial investment recovery occurring faster for well-positioned homes near Warner Robins Air Force Base due to consistent military housing demand. The market shows stable occupancy rates of 65-75% annually, with average daily rates between $85-$120 for typical 3-bedroom properties. Investors can expect gross rental yields of 10-14% before expenses, with net yields settling around 6-10% after accounting for property management, maintenance, and local taxes. The proximity to Robins Air Force Base and growing tourism in middle Georgia supports consistent demand, making break-even typically achievable by month 20-26 for most investment properties in the Kathleen area.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Kathleen, Georgia. Local real estate agents specializing in investment properties include Coldwell Banker SSK Realtors and Keller Williams Middle Georgia, both established in the Warner Robins-Kathleen area since the early 2000s. National services like Mashvisor (founded 2014) and AirDNA (established 2015) offer market analytics and property identification tools for the Middle Georgia region. BiggerPockets, launched in 2004, provides investor networking and educational resources with local Georgia investor groups. Local property management companies such as Peach State Property Management and Central Georgia Vacation Rentals, operating since approximately 2018-2020, specialize in Airbnb management services. Real estate investment firms like HomeVestors and We Buy Ugly Houses have franchises serving the Houston County area where Kathleen is located. Additional local agents include RE/MAX Executive Realty and Century 21 offices in nearby Warner Robins and Perry, typically focusing on investment properties near Robins Air Force Base, which drives rental demand in Kathleen due to its proximity.