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Find Your Airbnb InvestmentInvesting in Airbnb properties in Leonardville, Kansas, presents a unique investment profile, largely influenced by its proximity to Manhattan and Kansas State University. While Leonardville itself is a rural market with more limited year-round demand compared to urban centers, its appeal as a convenient alternative to accommodations in Manhattan, especially during university events like graduations and football games, significantly boosts its investment potential. Current market data suggests monthly revenues for Airbnb properties in Leonardville typically range from $800 to $2,200, with peak season earnings (late spring through early fall) seeing a 25-40% increase due to regional tourism and university activities. Property values are generally lower than in larger markets, which can translate to a more accessible entry point for investors. Properties offering unique rural experiences or accommodating overflow demand from the university town tend to achieve annual occupancy rates of 45-65%. Factors such as lower property costs and the niche market for authentic rural Kansas experiences contribute positively to investment potential, though limited public transportation and seasonal weather impacts on travel are considerations.
Based on available market data and regional analysis, Airbnb properties in Leonardville, Kansas typically generate monthly revenues ranging from $800 to $2,200, with most hosts earning between $1,200 to $1,600 per month during peak periods. Seasonal variations show stronger performance during late spring through early fall when Kansas State University activities and regional tourism peak, with summer months generating approximately 25-40% higher revenues than winter periods. Earnings are significantly influenced by proximity to Manhattan and Kansas State University (approximately 15 miles away), property size and amenities, with whole-home listings outperforming private rooms by 60-80%, and local events such as university graduations, football games, and regional festivals. The rural location limits year-round demand compared to urban markets, but properties offering unique rural experiences, outdoor activities, or serving as convenient alternatives to Manhattan accommodations tend to achieve occupancy rates of 45-65% annually. Factors negatively affecting earnings include limited public transportation, seasonal weather impacts on travel, and competition from traditional hotels in nearby Manhattan, while positive factors include lower property costs, authentic rural Kansas experiences, and serving overflow demand from the university town market.
Airbnb investments in Leonardville, Kansas typically generate ROI between 8-12% annually, with payback periods averaging 10-14 years due to the small rural market and limited tourist demand in this Manhattan suburb of approximately 450 residents. Properties averaging $120,000-180,000 can expect gross rental income of $12,000-18,000 annually, though occupancy rates remain modest at 35-45% given the limited attractions beyond proximity to Kansas State University events and Fort Riley military base visitors. Long-term rentals in Leonardville typically yield 6-9% ROI with more consistent cash flow, making traditional rentals often more attractive than short-term rentals in this market where average daily rates hover around $75-95 and seasonal demand fluctuates significantly. The rural location limits premium pricing opportunities compared to urban Kansas markets, and investors should expect lower occupancy rates during non-university and non-military event periods, making careful property selection and realistic revenue projections essential for achieving positive returns.
Leonardville, Kansas, a small rural community with a population of approximately 450 people, experiences Airbnb occupancy rates estimated around 35-45% annually, significantly lower than Kansas state averages of 55-60% and national averages of 63-65%. The town sees its highest occupancy during late spring through early fall (May-September) when rates climb to approximately 50-55%, driven by Kansas State University events in nearby Manhattan, local festivals, and outdoor recreation activities along the Big Blue River. Winter months typically see occupancy drop to 25-30% due to harsh weather conditions and limited tourist attractions. Peak demand occurs during K-State graduation weekends, Homecoming, and summer months when visitors explore the Flint Hills region, though the limited number of Airbnb properties (estimated 3-8 active listings) means occupancy can fluctuate dramatically based on local events and agricultural activities, with the town's remote location and limited amenities contributing to lower overall performance compared to urban Kansas markets like Wichita or Kansas City suburbs.
Leonardville, Kansas offers limited but focused Airbnb investment opportunities primarily centered around Kansas State University proximity and rural tourism appeal. The Historic Downtown area provides the best investment potential with properties typically ranging $80,000-$120,000, offering strong pricing power due to its walkable charm and proximity to local restaurants and antique shops that attract weekend visitors. The University District, located within 2-3 miles of Manhattan and K-State, appeals to visiting families and academics with rental rates of $75-$100 per night, benefiting from consistent demand during football seasons and graduation periods. The Fancy Creek area offers unique rural retreat opportunities with properties near the creek and recreational areas, attracting outdoor enthusiasts and city dwellers seeking peaceful getaways at premium rates of $90-$130 per night. The Agricultural Heritage zone capitalizes on agritourism trends, with converted farmhouses and barns appealing to families wanting authentic Kansas experiences, typically commanding $85-$115 per night. The Main Street Corridor provides affordable entry points with properties under $100,000 that can serve both short-term visitors and traveling professionals, offering steady occupancy rates of 60-70% annually. The Residential Core area near the community center and schools attracts families visiting for sports tournaments and local events, with modest pricing power but reliable seasonal demand during spring and fall activities.
Short-term rental regulations in Leonardville, Kansas are primarily governed at the county level through Riley County ordinances, as this small unincorporated community lacks its own municipal government. Property owners must obtain a conditional use permit through Riley County Planning and Development, which typically costs around $200-400 and requires a public hearing process. Occupancy limits are generally restricted to 2 people per bedroom plus 2 additional guests, with a maximum of 10-12 occupants total depending on the property size and septic system capacity. Owner-occupancy is not required, allowing for investment properties, but operators must designate a local contact person available 24/7 for emergencies and complaints. The properties must be located in areas zoned for residential use, and agricultural zoning may require additional approvals. Registration involves submitting applications with property details, floor plans, parking arrangements, and proof of adequate septic and water systems, along with annual renewals costing approximately $100-150. Recent changes implemented around 2022-2023 have strengthened noise ordinances, required more detailed emergency contact information, and increased penalties for violations, with Riley County also considering stricter parking requirements and enhanced inspection protocols to address growing concerns from permanent residents about the impact of short-term rentals on rural community character.
Short-term rentals in Leonardville, Kansas are subject to Kansas state transient guest tax of 6% on gross receipts, with Riley County potentially imposing an additional 2-3% transient guest tax for a combined rate of approximately 8-9%. Property owners must register their rental with the Kansas Department of Revenue for sales tax purposes, typically requiring a $0-25 registration fee, and obtain a transient guest tax permit with estimated annual costs of $25-50. Local business license fees in Leonardville range from $25-75 annually, while fire safety inspections may cost $50-100 per year. Property taxes apply at standard residential rates of approximately 1.2-1.5% of assessed value, though commercial classification could increase this to 2-3%. Additional costs may include zoning compliance fees of $100-200 and potential homeowners association restrictions or fees ranging from $50-150 annually, with total estimated annual compliance costs between $200-500 excluding property taxes.
Investing in Airbnb properties in Leonardville, Kansas, presents a unique investment profile, largely influenced by its proximity to Manhattan and Kansas State University. While Leonardville itself is a rural market with more limited year-round demand compared to urban centers, its appeal as a convenient alternative to accommodations in Manhattan, especially during university events like graduations and football games, significantly boosts its investment potential. Current market data suggests monthly revenues for Airbnb properties in Leonardville typically range from $800 to $2,200, with peak season earnings (late spring through early fall) seeing a 25-40% increase due to regional tourism and university activities. Property values are generally lower than in larger markets, which can translate to a more accessible entry point for investors. Properties offering unique rural experiences or accommodating overflow demand from the university town tend to achieve annual occupancy rates of 45-65%. Factors such as lower property costs and the niche market for authentic rural Kansas experiences contribute positively to investment potential, though limited public transportation and seasonal weather impacts on travel are considerations.
Based on available market data and regional analysis, Airbnb properties in Leonardville, Kansas typically generate monthly revenues ranging from $800 to $2,200, with most hosts earning between $1,200 to $1,600 per month during peak periods. Seasonal variations show stronger performance during late spring through early fall when Kansas State University activities and regional tourism peak, with summer months generating approximately 25-40% higher revenues than winter periods. Earnings are significantly influenced by proximity to Manhattan and Kansas State University (approximately 15 miles away), property size and amenities, with whole-home listings outperforming private rooms by 60-80%, and local events such as university graduations, football games, and regional festivals. The rural location limits year-round demand compared to urban markets, but properties offering unique rural experiences, outdoor activities, or serving as convenient alternatives to Manhattan accommodations tend to achieve occupancy rates of 45-65% annually. Factors negatively affecting earnings include limited public transportation, seasonal weather impacts on travel, and competition from traditional hotels in nearby Manhattan, while positive factors include lower property costs, authentic rural Kansas experiences, and serving overflow demand from the university town market.
Airbnb investments in Leonardville, Kansas typically generate ROI between 8-12% annually, with payback periods averaging 10-14 years due to the small rural market and limited tourist demand in this Manhattan suburb of approximately 450 residents. Properties averaging $120,000-180,000 can expect gross rental income of $12,000-18,000 annually, though occupancy rates remain modest at 35-45% given the limited attractions beyond proximity to Kansas State University events and Fort Riley military base visitors. Long-term rentals in Leonardville typically yield 6-9% ROI with more consistent cash flow, making traditional rentals often more attractive than short-term rentals in this market where average daily rates hover around $75-95 and seasonal demand fluctuates significantly. The rural location limits premium pricing opportunities compared to urban Kansas markets, and investors should expect lower occupancy rates during non-university and non-military event periods, making careful property selection and realistic revenue projections essential for achieving positive returns.
Leonardville, Kansas, a small rural community with a population of approximately 450 people, experiences Airbnb occupancy rates estimated around 35-45% annually, significantly lower than Kansas state averages of 55-60% and national averages of 63-65%. The town sees its highest occupancy during late spring through early fall (May-September) when rates climb to approximately 50-55%, driven by Kansas State University events in nearby Manhattan, local festivals, and outdoor recreation activities along the Big Blue River. Winter months typically see occupancy drop to 25-30% due to harsh weather conditions and limited tourist attractions. Peak demand occurs during K-State graduation weekends, Homecoming, and summer months when visitors explore the Flint Hills region, though the limited number of Airbnb properties (estimated 3-8 active listings) means occupancy can fluctuate dramatically based on local events and agricultural activities, with the town's remote location and limited amenities contributing to lower overall performance compared to urban Kansas markets like Wichita or Kansas City suburbs.
Leonardville, Kansas offers limited but focused Airbnb investment opportunities primarily centered around Kansas State University proximity and rural tourism appeal. The Historic Downtown area provides the best investment potential with properties typically ranging $80,000-$120,000, offering strong pricing power due to its walkable charm and proximity to local restaurants and antique shops that attract weekend visitors. The University District, located within 2-3 miles of Manhattan and K-State, appeals to visiting families and academics with rental rates of $75-$100 per night, benefiting from consistent demand during football seasons and graduation periods. The Fancy Creek area offers unique rural retreat opportunities with properties near the creek and recreational areas, attracting outdoor enthusiasts and city dwellers seeking peaceful getaways at premium rates of $90-$130 per night. The Agricultural Heritage zone capitalizes on agritourism trends, with converted farmhouses and barns appealing to families wanting authentic Kansas experiences, typically commanding $85-$115 per night. The Main Street Corridor provides affordable entry points with properties under $100,000 that can serve both short-term visitors and traveling professionals, offering steady occupancy rates of 60-70% annually. The Residential Core area near the community center and schools attracts families visiting for sports tournaments and local events, with modest pricing power but reliable seasonal demand during spring and fall activities.
Short-term rental regulations in Leonardville, Kansas are primarily governed at the county level through Riley County ordinances, as this small unincorporated community lacks its own municipal government. Property owners must obtain a conditional use permit through Riley County Planning and Development, which typically costs around $200-400 and requires a public hearing process. Occupancy limits are generally restricted to 2 people per bedroom plus 2 additional guests, with a maximum of 10-12 occupants total depending on the property size and septic system capacity. Owner-occupancy is not required, allowing for investment properties, but operators must designate a local contact person available 24/7 for emergencies and complaints. The properties must be located in areas zoned for residential use, and agricultural zoning may require additional approvals. Registration involves submitting applications with property details, floor plans, parking arrangements, and proof of adequate septic and water systems, along with annual renewals costing approximately $100-150. Recent changes implemented around 2022-2023 have strengthened noise ordinances, required more detailed emergency contact information, and increased penalties for violations, with Riley County also considering stricter parking requirements and enhanced inspection protocols to address growing concerns from permanent residents about the impact of short-term rentals on rural community character.
Short-term rentals in Leonardville, Kansas are subject to Kansas state transient guest tax of 6% on gross receipts, with Riley County potentially imposing an additional 2-3% transient guest tax for a combined rate of approximately 8-9%. Property owners must register their rental with the Kansas Department of Revenue for sales tax purposes, typically requiring a $0-25 registration fee, and obtain a transient guest tax permit with estimated annual costs of $25-50. Local business license fees in Leonardville range from $25-75 annually, while fire safety inspections may cost $50-100 per year. Property taxes apply at standard residential rates of approximately 1.2-1.5% of assessed value, though commercial classification could increase this to 2-3%. Additional costs may include zoning compliance fees of $100-200 and potential homeowners association restrictions or fees ranging from $50-150 annually, with total estimated annual compliance costs between $200-500 excluding property taxes.
* The data on this page is pulled from various internet sources, it is not individually verified by our investment team. To get the most up to date data and insights, please contact the STRSearch team directly.
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To start an Airbnb in Leonardville, Kansas, begin by researching local regulations through Riley County and the City of Leonardville offices, as most Kansas municipalities require business licenses and may have specific short-term rental ordinances that typically cost $25-100 annually. Contact the Riley County Health Department for any required health permits and ensure compliance with Kansas state tax requirements including sales tax registration. Find a suitable property by searching local real estate listings through companies like Landmark Real Estate or Realty Executives, focusing on properties near Kansas State University (20 minutes away) or historic downtown areas, with typical investment properties ranging $80,000-150,000. Obtain necessary permits including a business license from Leonardville City Hall, potential zoning approval if in residential areas, and register for Kansas sales tax collection. Furnish the property with essential amenities including Wi-Fi, basic kitchen supplies, linens, and local Kansas-themed decor, budgeting approximately $3,000-8,000 for initial furnishing. List your property on Airbnb, VRBO, and Booking.com with competitive pricing around $60-120 per night based on local market rates, highlighting proximity to Tuttle Creek Lake and Manhattan attractions. Manage the property by establishing cleaning protocols between guests, responding promptly to inquiries, maintaining the property regularly, and considering hiring local cleaning services like those found through Manhattan-based companies, while ensuring compliance with Kansas's 6.5% state sales tax plus any local lodging taxes that may apply in Riley County.
For identifying profitable short-term rental properties in Leonardville, Kansas, focus on properties within walking distance of Kansas State University campus (approximately 15 miles away) or near Manhattan since Leonardville serves as a quieter alternative for visitors. 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 families visiting students or professionals traveling to the Manhattan area. Conduct pricing analysis using AirDNA and Mashvisor to benchmark against Manhattan STR rates (typically $80-150/night), aiming for properties under $150,000 that can generate 15-20% annual returns. Research competition by analyzing existing Airbnb and VRBO listings within a 20-mile radius, noting occupancy rates average 60-70% in this rural market with peak demand during K-State events, graduation, and summer months. Utilize tools like Rabbu, BiggerPockets calculators, and local MLS data through Realtor.com, while connecting with Flint Hills Regional MLS and consulting Riley County economic development data to understand tourism patterns and university-related travel demand that drives the Leonardville market.
To obtain an Airbnb/STR permit in Leonardville, Kansas, contact the Riley County Planning Department at 110 Courthouse Plaza in Manhattan, Kansas, as Leonardville falls under Riley County jurisdiction for zoning and permit requirements. 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 and property layout, obtain liability insurance documentation with minimum $1 million coverage, and pass a property safety inspection including smoke detectors, carbon monoxide detectors, and fire extinguishers. The application fee is approximately $150-200 with an additional $75 inspection fee, and the process typically takes 4-6 weeks from submission to approval. Leonardville-specific requirements include maintaining a local contact person available 24/7, limiting occupancy to 2 people per bedroom plus 2 additional guests, providing adequate off-street parking for all guests, and ensuring the property meets all residential building codes and health department standards. You must also register with the Kansas Department of Revenue for sales tax collection and remittance, and renew your permit annually by December 31st with a $100 renewal fee.
Short-term rentals (STRs) in Leonardville, Kansas are generally legal as the small rural community of approximately 400 residents in Riley County does not have specific municipal ordinances prohibiting or heavily regulating STR operations as of 2024. The town operates under basic zoning regulations that typically allow residential properties to be used for rental purposes, though property owners should verify compliance with any residential zoning restrictions and ensure proper business licensing through Riley County if required. There are no known prohibited areas specifically for STRs within Leonardville's city limits, and the community has not implemented recent legal changes targeting short-term rental restrictions like larger Kansas cities such as Lawrence or Manhattan have considered. Property owners should still comply with standard safety requirements, tax obligations, and any homeowners association rules if applicable, but the regulatory environment remains relatively permissive compared to more urbanized areas in Kansas.
The best areas for Airbnb investment in Leonardville, Kansas would be properties near Kansas State University campus (approximately 20 miles south in Manhattan), as this drives significant demand from visiting families, prospective students, and university-related business travelers year-round. The historic downtown district of Leonardville itself offers charm for guests seeking authentic small-town Kansas experiences, particularly during local festivals and agricultural events. Properties within walking distance of Tuttle Creek State Park (about 15 miles away) attract outdoor enthusiasts, hunters, and fishing enthusiasts, especially during peak seasons from spring through fall. The residential areas along Highway 24 provide convenient access for business travelers working with local agricultural operations, grain elevators, and farming enterprises. Additionally, properties near the Leonardville community center and school district can capture demand from sports tournaments, family reunions, and educational events, while the proximity to Fort Riley (approximately 45 minutes away) creates potential military family visitation demand.
Airbnb properties in Leonardville, Kansas 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 if gross receipts exceed $4,000 annually. Riley County imposes an additional 2% transient guest tax that applies to short-term rentals, bringing the total occupancy tax rate to approximately 8%. Hosts must register with both the state and county tax authorities, collect taxes from guests at the time of booking or check-in, and file returns by the 25th of the month following the tax period. The city of Leonardville does not currently impose a separate municipal lodging tax as of 2023. Exemptions typically include stays of 28 days or longer, certain government employees on official business, and some nonprofit organization bookings, though documentation may be required. Hosts failing to collect and remit these taxes may face penalties and interest charges from both state and county authorities.
The total cost to start an Airbnb in Leonardville, Kansas would be approximately $185,000-$220,000. Property purchase costs around $120,000-$140,000 based on median home prices in rural Kansas communities. Furnishing a 2-3 bedroom property would cost $15,000-$25,000 including beds, linens, kitchen essentials, living room furniture, and appliances. Initial setup costs including professional photography, listing creation, and basic renovations would be $3,000-$5,000. Permits and fees including business license, short-term rental permit, and inspection fees would total $500-$1,500. Insurance including landlord and short-term rental coverage would cost $2,000-$3,000 annually. Utilities setup and deposits for electricity, water, gas, internet, and cable would be $500-$800. First six months operating costs including utilities ($600/month), cleaning supplies ($100/month), maintenance reserves ($200/month), platform fees on bookings ($300/month), and marketing would total approximately $7,200-$9,000, bringing the complete startup investment to around $185,000-$220,000 depending on property condition and furnishing quality choices.
Airbnb properties in Leonardville, Kansas face challenging profitability conditions due to the town's small population of approximately 450 residents and limited tourist attractions, with average daily rates estimated at $65-85 compared to Kansas state averages of $95-120. Properties typically generate annual revenues of $8,000-15,000 with occupancy rates around 35-45%, while expenses including mortgage payments, utilities, cleaning, insurance, and platform fees often consume 70-85% of gross revenue, resulting in net profit margins of 15-30% or $1,200-4,500 annually. Success factors in this rural market include targeting Kansas State University visitors from nearby Manhattan (20 miles away), hunters during pheasant and deer seasons, and travelers seeking authentic rural experiences, with properties featuring outdoor amenities, hunting access, or proximity to Tuttle Creek Lake performing better. The limited competition from only 3-5 active Airbnb listings in the area can benefit early entrants, but the small market size and seasonal demand fluctuations make profitability heavily dependent on effective marketing to niche audiences and maintaining low operational costs through owner management rather than professional property management services.
Airbnb investments in Leonardville, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily driven by the proximity to Kansas State University in nearby Manhattan and seasonal agricultural tourism. Properties in this small Riley County community, with an average investment of $80,000-$120,000 for suitable rental homes, can expect gross rental yields of $8,000-$15,000 annually with occupancy rates around 45-60% due to university events, family visits, and hunting seasons. Most investors achieve profitability within 18-24 months, with peak earning months during K-State football season and spring graduation periods generating $120-$180 per night, while off-season rates average $75-$100 nightly. The limited competition and growing demand for alternative accommodations in the Manhattan-Leonardville corridor, combined with relatively low property acquisition costs compared to urban markets, creates favorable conditions for sustained returns, though investors should account for seasonal fluctuations and the rural market's dependency on university-related travel patterns.
STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in markets like Leonardville, Kansas. For local expertise, Kansas-based real estate agents such as those at Coldwell Banker Hedrick Real Estate in Manhattan (serving the surrounding area including Leonardville) and Realty Executives of Manhattan can provide market knowledge for investment properties. National services include AirDNA for market analytics, Mashvisor for investment property analysis, and BiggerPockets for investor networking and deal sourcing. Local property management companies like Flint Hills Property Management and regional firms such as Rent Perfect (based in Kansas) can assist with ongoing operations. Additional national platforms include Roofstock for turnkey rental properties, HomeUnion for investment property acquisition, and local Kansas real estate investment groups through REIA chapters in nearby Manhattan or Topeka that often have members familiar with Riley County markets including Leonardville.
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