Is Kettering, Ohio Good for Airbnb Investment?

To start an Airbnb in Kettering, Ohio, begin by researching local regulations through the City of Kettering Planning Department, as the city requires short-term rental operators to obtain a conditional use permit and business license, with properties limited to owner-occupied dwellings and subject to zoning restrictions in residential areas. Contact Kettering's Building Division at (937) 296-2412 to understand specific permit requirements, fire safety codes, and occupancy limits, then apply for necessary permits including a business license ($25-50 annually) and conditional use permit ($200-400). Find a suitable property in approved residential zones, ensuring it meets the city's requirement for owner occupancy or proximity, then furnish it with quality amenities focusing on comfort and local appeal, including items that highlight Kettering's proximity to Dayton attractions like the National Museum of the US Air Force. Create your Airbnb listing with professional photos, competitive pricing ($60-120/night based on local market rates), and detailed descriptions emphasizing nearby attractions like Town and Country Shopping Center and Kettering Recreation Complex. For ongoing management, establish check-in procedures, maintain communication with guests, coordinate cleaning between stays, collect and remit Ohio's 5.75% sales tax plus Montgomery County's additional lodging taxes, and ensure compliance with Kettering's noise ordinances and parking requirements while building relationships with neighbors to address any concerns promptly.

To identify profitable STR properties in Kettering, Ohio, focus on locations within 10-15 minutes of Wright-Patterson Air Force Base, Kettering Medical Center, and downtown Dayton attractions, as these drive consistent demand from military personnel, medical professionals, and business travelers. Target 3-4 bedroom single-family homes or 2-bedroom condos built after 1990 with modern amenities, full kitchens, dedicated workspaces, and parking, as Kettering attracts longer-stay guests who value comfort and functionality. Analyze pricing using AirDNA and Mashvisor to benchmark against comparable properties, aiming for nightly rates between $80-140 depending on size and amenities, while calculating potential revenue against mortgage, utilities, cleaning, and management costs to ensure 15-20% cash-on-cash returns. Research competition by studying existing Airbnb and VRBO listings within 3-mile radius, identifying gaps in amenities or underserved areas, particularly near Fairmont High School, Town and Country Shopping Center, and Kettering Recreation Complex. Utilize tools like Rabbu, BiggerPockets calculators, and local MLS data through Dayton Realtors Association, while connecting with Kettering Chamber of Commerce for market insights and monitoring Wright-Patterson's contractor activity and Kettering Health Network expansion plans, as these institutional drivers create steady demand that supports profitable short-term rental operations in this stable suburban market.

To obtain an Airbnb/STR permit in Kettering, Ohio, contact the Kettering Planning and Development Department at City Hall located at 3600 Shroyer Road, as the city requires short-term rental operators to obtain a conditional use permit and business license. Submit an application including property deed or lease agreement, floor plans, proof of insurance with minimum $1 million liability coverage, fire safety inspection certificate, and parking plan showing adequate off-street parking spaces. Required documents also include a site plan, neighbor notification affidavits, and payment of approximately $200-400 in application fees plus $150 annual renewal fee. The process typically takes 4-6 weeks and requires a public hearing before the Board of Zoning Appeals, with specific Kettering requirements including maximum occupancy limits based on bedrooms, 24-hour contact person availability, noise restrictions after 10 PM, and compliance with residential zoning standards. Properties must pass fire department inspection, maintain guest registry, and display permit number in all advertising, with additional requirements for adequate waste disposal and landscaping maintenance to preserve neighborhood character.

Short-term rentals (STRs) in Kettering, Ohio operate under the city's zoning regulations, which generally allow them in residential areas with certain restrictions. As of recent years, Kettering has not implemented a comprehensive STR-specific ordinance but regulates them through existing residential use provisions and business licensing requirements. Property owners must typically obtain proper permits and ensure compliance with fire safety codes, occupancy limits, and parking requirements. The city prohibits commercial activities that significantly disrupt residential neighborhoods, which can affect STR operations if complaints arise about noise, traffic, or other nuisance issues. Kettering's approach has been relatively permissive compared to some neighboring municipalities, focusing on case-by-case enforcement rather than blanket restrictions, though property owners are required to maintain properties according to city housing codes and may need to register as a business depending on the frequency and scale of rental activity.

The most promising Airbnb investment areas in Kettering, Ohio include the Moraine-Kettering border region near the Dayton Mall and entertainment district, which attracts shoppers and visitors to nearby restaurants and entertainment venues. The Stroop Road corridor offers excellent potential due to its proximity to major employers like Premier Health and Kettering Health Network, generating consistent business travel demand. The Far Hills Avenue area near the Fraze Pavilion provides seasonal opportunities during concert events and festivals, while the southern neighborhoods near Kettering Medical Center benefit from medical tourism and visiting families. The Lincoln Park Commons vicinity attracts visitors for shopping and dining, and areas near the Kettering Recreation Complex draw sports tournament participants and families. The Dorothy Lane Market district appeals to culinary tourists and weekend visitors, while neighborhoods near Kettering University (formerly Kettering College) provide demand during academic events and graduations. Properties near the Kettering-Oakwood border benefit from overflow demand from Dayton's Wright-Patterson Air Force Base business travelers, and the Wilmington Pike corridor offers accessibility to both Kettering attractions and downtown Dayton events.

In Kettering, Ohio, Airbnb hosts are subject to both state and local lodging taxes. Ohio imposes a 5.75% state lodging tax on short-term rentals, which is automatically collected by Airbnb and remitted to the Ohio Department of Commerce. Additionally, Montgomery County levies a 3% county lodging tax that applies to all transient accommodations including Airbnbs, bringing the total tax rate to approximately 8.75%. The City of Kettering does not impose a separate municipal lodging tax as of 2023. Airbnb typically collects and remits these taxes automatically for hosts, though individual hosts should verify their tax obligations with local authorities. Stays of 30 days or longer are generally exempt from these transient occupancy taxes, and certain medical or emergency accommodations may qualify for exemptions. Hosts who collect taxes independently must register with the Ohio Department of Commerce and file monthly returns, with payments due by the 23rd of the following month.

Starting an Airbnb in Kettering, Ohio requires approximately $180,000-220,000 in total initial investment. Property purchase costs average $165,000 based on Kettering's median home prices as of 2024. Furnishing a 2-3 bedroom property typically runs $8,000-12,000 including beds, linens, kitchen essentials, living room furniture, and basic appliances. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations total around $2,000-3,000. Permits and fees in Kettering include business license ($50), short-term rental permit ($200), and potential HOA approval fees totaling approximately $500-800. Insurance costs for short-term rental coverage run $1,200-1,800 annually. Utility setup and deposits for electricity, gas, water, internet, and cable average $300-500 initially. First six months of operating costs including utilities ($150/month), cleaning services ($75 per turnover), supplies and maintenance ($100/month), platform fees (3% of bookings), and marketing expenses total approximately $2,500-4,000 depending on occupancy rates and seasonal demand in the Dayton metropolitan area.

Airbnb properties in Kettering, Ohio typically generate annual revenues between $15,000-$35,000 for entire homes and $8,000-$18,000 for private rooms, with average daily rates ranging from $65-$120 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($25-$40 per turnover), utilities ($150-$250 monthly), property management (10-20% of revenue), insurance ($800-$1,500 annually), and maintenance costs ($2,000-$4,000 yearly). Net profit margins typically range from 15-35% for well-managed properties, with successful hosts in the area reporting annual profits of $8,000-$15,000 on average properties. Key success factors include proximity to Wright-Patterson Air Force Base (major demand driver), competitive pricing during peak seasons like summer months and local events, maintaining high cleanliness standards, and offering amenities like fast WiFi and parking. Properties within 10 miles of the base and downtown Dayton perform significantly better, with occupancy rates of 60-75% compared to 40-55% for more remote locations. The market benefits from steady business travel demand and weekend leisure visitors, though profitability heavily depends on mortgage costs, with properties purchased before 2020 showing stronger returns than recent acquisitions due to increased real estate prices.

Airbnb investments in Kettering, Ohio typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% based on current market conditions. Properties in desirable neighborhoods near Wright-Patterson Air Force Base and downtown Dayton command higher occupancy rates of 65-75% annually, with average daily rates between $85-120 depending on property size and amenities. Initial profitability usually occurs within 12-18 months after accounting for startup costs, furnishing, and marketing expenses. The proximity to major employers like Premier Health, Kettering Health Network, and various aerospace companies associated with Wright-Patterson creates consistent demand from business travelers and relocated professionals. Three-bedroom properties typically outperform smaller units with gross rental yields of 10-14% annually, while investors can expect break-even on cash invested within 18-24 months assuming 20-25% down payment scenarios and proper property management.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Kettering, Ohio, using data analytics and market insights. Local real estate agents in the Kettering area who specialize in investment properties include Keller Williams agents focusing on rental properties, RE/MAX professionals with STR experience, and Coldwell Banker agents who understand the Dayton metro vacation rental market. National services like AirDNA provide market analysis for Kettering's short-term rental potential, while Mashvisor offers investment property analysis tools for the Ohio market. Local property management companies such as RedAwning and Vacasa can help manage Airbnb properties in Kettering once purchased. Additional services include BiggerPockets for networking with local investors, Roofstock for turnkey rental properties, and local real estate investment groups in the Dayton-Kettering area that focus on short-term rental opportunities near Wright-Patterson Air Force Base and local attractions.