Is Lesage, West Virginia Good for Airbnb Investment?

To start an Airbnb in Lesage, West Virginia, begin by researching local zoning laws through Mason County Planning Commission and the Town of Lesage (if incorporated) to ensure short-term rentals are permitted in your desired area, as West Virginia generally allows vacation rentals but local municipalities may have specific restrictions. Obtain necessary permits including a West Virginia business license through the Secretary of State's office, register for state sales tax collection with the West Virginia State Tax Department since you'll need to collect and remit lodging taxes, and check if Mason County requires any additional business permits or occupancy certificates. Find a suitable property by searching real estate listings in Lesage, focusing on homes near the Ohio River or with scenic views that would appeal to tourists visiting the area for outdoor activities or Point Pleasant attractions nearby, ensuring the property meets basic safety requirements and has adequate parking. Furnish the space with essential amenities including comfortable bedding, kitchen supplies, Wi-Fi, heating/cooling systems suitable for West Virginia's climate, and consider adding local touches that reflect the area's river town character. List your property on Airbnb and other platforms like VRBO, creating an attractive listing with professional photos highlighting any river views or proximity to local attractions, setting competitive rates based on similar properties in the broader Huntington-Charleston market area since Lesage is a smaller community. Manage your property by establishing cleaning protocols between guests, maintaining responsive communication with visitors, coordinating key exchanges or lockbox access, and staying compliant with tax obligations including West Virginia's consumer sales tax on lodging and any applicable local occupancy taxes that Mason County may implement.

To identify profitable short-term rental properties in Lesage, West Virginia, focus on waterfront locations along the Ohio River or properties with scenic mountain views, as these command premium rates of $120-180 per night compared to standard properties at $80-120. Target 2-4 bedroom homes built after 1990 with modern amenities like updated kitchens, Wi-Fi, parking, and outdoor spaces such as decks or fire pits that appeal to families and groups visiting nearby Huntington or attending Marshall University events. Analyze pricing using AirDNA and Mashvisor to identify properties priced 15-20% below market value, typically ranging from $80,000-150,000 for suitable homes in Lesage. Research competition within a 10-mile radius including Huntington and Hurricane markets using Airbnb and VRBO searches, noting that Lesage has limited STR inventory creating opportunity for 70-85% occupancy rates. Utilize Zillow, Realtor.com, and local MLS through Berkshire Hathaway HomeServices or RE/MAX agents familiar with Mason County, while leveraging STR-specific tools like Rabbu and AllTheRooms for market analysis, and consider properties near recreational areas like Beech Fork State Park or the Ohio River recreational corridor which drive consistent demand from outdoor enthusiasts and river tourists.

To obtain an Airbnb/STR permit in Lesage, West Virginia, you must first contact the Cabell County Planning and Zoning Department since Lesage is an unincorporated community within Cabell County. Begin by submitting a zoning compliance application to verify your property is in an area that allows short-term rentals, which typically costs around $50-75. Required documents include a completed STR permit application, property deed or lease agreement, floor plan showing maximum occupancy, proof of liability insurance (minimum $1 million coverage), fire safety inspection certificate from the local fire marshal, and a business license from the West Virginia Secretary of State's office ($30 fee). You'll also need to register for state and local tax collection, obtain a West Virginia business registration certificate, and provide contact information for a local property manager if you live more than 50 miles away. Submit all materials to the Cabell County Building Department along with the permit fee of approximately $100-150. The review process typically takes 30-45 days, during which inspectors will verify compliance with building codes, fire safety requirements, and occupancy limits. Once approved, permits are generally valid for one year and must be renewed annually with updated insurance documentation and tax compliance certificates.

Short-term rentals (STRs) are generally legal in Lesage, West Virginia, as the state does not prohibit STRs at the state level and Cabell County, where Lesage is located, does not have comprehensive county-wide restrictions on short-term rentals. However, operators must comply with standard business licensing requirements, collect and remit state sales tax (currently 6.5% plus local taxes), and may need to register with the West Virginia State Tax Department. Properties used as STRs must meet basic safety and health standards, and operators should verify compliance with any local zoning ordinances that may apply to their specific property location within Lesage. There are no specific prohibited areas within Lesage itself, though individual homeowners associations or deed restrictions may limit rental activities. Recent changes in West Virginia have focused primarily on tax collection enforcement rather than outright restrictions, with the state requiring STR platforms to collect taxes on behalf of hosts since around 2019-2020, making compliance more streamlined for operators in small communities like Lesage.

Lesage, West Virginia offers limited but focused Airbnb investment opportunities primarily centered around the Huntington metropolitan area proximity and Ohio River access points. The most promising area would be properties near the Lesage Elementary School district and along Route 2 (Ohio River Scenic Byway), which attract visitors exploring the river valley and accessing nearby Huntington's Marshall University events, medical facilities at Cabell Huntington Hospital, and business travelers to the Tri-State area. Properties closer to the Green Bottom Wildlife Management Area appeal to hunting and fishing enthusiasts, particularly during fall hunting seasons and spring fishing periods. The small community's proximity to Huntington (approximately 15 minutes) makes it attractive for visitors seeking quieter, more affordable accommodations while accessing urban amenities, Marshall University football games, and the Keith-Albee Performing Arts Center events. Investment focus should target homes with river views or easy highway access along Route 2, as these locations serve both recreational visitors and business travelers preferring suburban settings over downtown Huntington hotels.

In Lesage, West Virginia, Airbnb hosts are subject to the state's Consumer Sales and Service Tax at a rate of 6% on gross rental receipts, which Airbnb typically collects and remits directly to the West Virginia State Tax Department on behalf of hosts through their automated tax collection system. Additionally, hosts may be liable for local occupancy taxes imposed by Cabell County, which generally range from 3-5% of gross rental receipts, though collection and remittance procedures for local taxes often require hosts to register directly with the county tax assessor's office and file monthly or quarterly returns. The state tax applies to all short-term rental stays under 30 consecutive days, with limited exemptions for stays exceeding 30 days which are considered long-term rentals rather than transient accommodations. Hosts must maintain detailed records of all rental transactions and may need to obtain a business registration certificate from the West Virginia Secretary of State's office, while local municipalities may require additional business licenses or permits that could affect tax obligations.

Starting an Airbnb in Lesage, West Virginia would require approximately $180,000-220,000 in total initial investment. Property purchase costs around $120,000-150,000 based on median home prices in the Huntington metro area where Lesage is located. Furnishing a 2-3 bedroom property would cost $15,000-25,000 including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic renovations would run $3,000-5,000. Permits and fees are minimal in West Virginia, typically $200-500 for business registration and local permits. Insurance including liability and property coverage specifically for short-term rentals would cost $1,500-2,500 annually. Utilities setup and deposits would require $500-800 initially. First six months of operating costs including utilities ($600-900), cleaning supplies and services ($1,200-1,800), maintenance reserves ($1,000-1,500), marketing ($300-500), and platform fees would total approximately $8,000-12,000, assuming moderate occupancy rates during the initial period.

Airbnb properties in Lesage, West Virginia face challenging profitability conditions due to the area's limited tourism infrastructure and small population base of approximately 1,200 residents. Properties in this rural Cabell County community typically generate modest annual revenues of $8,000-$15,000, with average daily rates around $65-85 and occupancy rates of 25-40% annually. Operating expenses including property management, cleaning, utilities, insurance, and maintenance typically consume 60-70% of gross revenue, leaving net profit margins of 10-25% before mortgage costs. Success factors for profitable operations include targeting longer-term stays for workers in nearby Huntington's chemical and healthcare industries, maintaining properties near the Ohio River for scenic appeal, and keeping acquisition costs under $80,000 to ensure positive cash flow. Properties within 15 miles of Marshall University in Huntington perform better, capturing parent weekend and graduation traffic, with some hosts reporting $12,000-18,000 annual revenues on well-positioned 2-3 bedroom homes purchased for $60,000-90,000, though the limited market size and seasonal demand fluctuations make Lesage a marginal market for Airbnb investment compared to more established West Virginia destinations.

Based on Lesage, West Virginia market conditions, Airbnb investments in this rural Kanawha County area typically generate annual ROI of 8-12% due to limited tourism infrastructure and lower property values averaging $80,000-$120,000. Cash-on-cash returns range from 6-10% annually, with properties requiring initial investments of $15,000-$25,000 for renovations to meet short-term rental standards. The timeframe to profitability extends 18-24 months given seasonal demand fluctuations and the need to establish market presence in this small community of approximately 1,200 residents. Properties near the Kanawha River or with outdoor recreation access perform better, achieving the higher end of ROI ranges, while standard residential properties typically see 8-9% annual returns with break-even occurring around month 20-22 of operation.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Lesage, West Virginia. In the local Charleston-Huntington metro area serving Lesage, real estate agents like Berkshire Hathaway HomeServices and RE/MAX Clarity specialize in investment properties, while Century 21 agents have experience with vacation rental acquisitions. National services include Mashvisor for market analysis, AirDNA for revenue projections, and Awning for full-service Airbnb investment management. Local property management companies such as Mountain State Property Management and Tri-State Vacation Rentals offer investor-focused services. BiggerPockets connects investors with local wholesalers and agents familiar with the Ohio River corridor market. Roofstock and Arrived Homes provide turnkey investment opportunities, though availability in smaller West Virginia markets like Lesage may be limited. Local mortgage brokers at First National Bank of West Virginia and United Bank offer investment property financing, while companies like RedAwning and Vacasa provide market entry consulting for the regional tourism market along the Ohio River.