Is Longton, Kansas Good for Airbnb Investment?

To start an Airbnb in Longton, Kansas, begin by researching local zoning laws and regulations through Elk County's planning department, as Longton typically falls under county jurisdiction for short-term rental regulations, though you should verify with the city clerk if any municipal ordinances exist. Obtain necessary business licenses from Kansas Department of Revenue and register for state sales tax collection, as Kansas requires hosts to collect and remit sales tax on short-term rentals. Find a suitable property by searching local real estate listings or considering converting existing residential property, keeping in mind that Longton's small-town market may favor properties near local attractions like the Longton Museum or outdoor recreation areas. Furnish the space with essential amenities including comfortable bedding, basic kitchen supplies, Wi-Fi, and local guidebooks highlighting nearby attractions in Elk County and southern Kansas. Create your Airbnb listing with high-quality photos emphasizing the rural Kansas experience, competitive pricing around $60-80 per night based on regional markets, and detailed descriptions of local attractions and amenities. Manage your property by establishing cleaning protocols between guests, maintaining responsive communication with visitors, coordinating key exchanges or lockbox systems, and ensuring compliance with Kansas health and safety standards while building relationships with local service providers for maintenance and cleaning needs.

To identify profitable short-term rental properties in Longton, Kansas, focus on properties within walking distance of the town center and near Elk City Lake, as these areas attract visitors for fishing, boating, and outdoor recreation activities. Look for 2-3 bedroom homes with updated kitchens, reliable Wi-Fi capability, outdoor spaces like patios or decks, and parking availability, as these features appeal to families and groups visiting the area. Conduct pricing analysis by researching comparable rentals within a 20-mile radius including nearby towns like Howard and Moline, targeting nightly rates between $75-125 based on property size and amenities. Competition research should include monitoring existing Airbnb and VRBO listings in Elk County, noting their occupancy patterns, pricing strategies, and guest reviews to identify market gaps. Utilize tools like AirDNA for market data analysis, STR Helper for revenue projections, and local resources such as the Longton Chamber of Commerce for event calendars and tourism information, while also connecting with Elk County tourism boards to understand seasonal visitor patterns and upcoming developments that could impact demand.

To obtain an Airbnb/STR permit in Longton, Kansas, contact the Longton City Hall at 620-642-3341 or visit their office at 128 S Main Street to inquire about short-term rental regulations and application procedures. You will likely need to submit a completed business license application, property deed or lease agreement, proof of property insurance with minimum $1 million liability coverage, floor plan of the rental unit, contact information for a local property manager if you live more than 50 miles away, and pay applicable fees which typically range from $50-150 annually for the business license plus any inspection fees of approximately $75-100. The process generally takes 2-4 weeks from application submission to approval, during which the city may conduct a safety inspection to ensure compliance with fire codes, occupancy limits, and zoning requirements. Longton may require that STR properties maintain adequate parking spaces (typically 1-2 spaces per unit), display the permit number in rental listings, collect and remit local lodging taxes if applicable, and maintain a guest registry. You must also ensure the property complies with Kansas state tax requirements and register with the Kansas Department of Revenue for sales tax collection on rental income.

Short-term rentals (STRs) in Longton, Kansas are generally legal as the small city of approximately 350 residents does not have specific municipal ordinances prohibiting or heavily regulating STR operations as of 2024. Like most rural Kansas communities, Longton operates under state regulations and basic zoning laws that typically allow residential properties to be used for short-term rental purposes without explicit restrictions. The city follows standard residential zoning guidelines where STRs would be permitted in residential areas as long as they comply with general housing and safety codes. There are no known prohibited areas specifically for STRs within Longton's city limits, and no recent legal changes have been implemented regarding short-term rental regulations. Property owners should ensure compliance with Kansas state tax requirements for rental income and may need to obtain basic business licenses, but Longton has not enacted the type of comprehensive STR regulations seen in larger Kansas cities like Lawrence or Overland Park that include occupancy limits, parking requirements, or neighbor notification processes.

The best areas for Airbnb investment in Longton, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in the town's railroad heritage and antique shopping, and properties near Longton Lake and the surrounding recreational areas that draw fishing enthusiasts and outdoor tourists year-round. The residential areas close to the Longton Community Center and school district are also attractive for family visitors attending local events, sports tournaments, and reunions. Properties within walking distance of the Longton City Park and camping areas appeal to RV travelers and families seeking affordable accommodations during summer festivals and community gatherings. The agricultural tourism sector, particularly areas near working farms and ranches, presents opportunities for visitors interested in agritourism experiences, hunting seasons, and rural retreats, making properties on the outskirts of town near Highway 160 corridors potentially profitable for investors targeting this growing market segment.

Airbnb properties in Longton, 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 by the 25th of the following month if monthly collections exceed $40. Sedgwick County (where Longton is located) imposes an additional 2% transient guest tax, bringing the total occupancy tax rate to approximately 8%, with county taxes also collected by hosts and remitted quarterly to the Sedgwick County Treasurer's office. The city of Longton may impose a local transient guest tax of up to 2% as authorized under Kansas statutes, though specific implementation varies by municipality. Exemptions typically include stays of 28 days or longer, government employees on official business, and certain nonprofit organization bookings. Hosts must register with the Kansas Department of Revenue and obtain a sales tax account number, file returns electronically through the state's online portal, and maintain detailed records of all rental transactions including guest information, dates of stay, and taxes collected.

To start an Airbnb in Longton, Kansas, the total estimated costs would be approximately $85,000-$95,000. Property purchase costs around $65,000-$75,000 based on median home prices in rural Kansas communities like Longton. Furnishing costs including beds, linens, kitchen essentials, living room furniture, and décor would run $8,000-$12,000 for a 2-3 bedroom property. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations total $2,000-$3,000. Permits and fees including business license, short-term rental permit, and inspection fees cost approximately $500-$800. Insurance including landlord and short-term rental coverage adds $1,200-$1,800 annually. Utilities setup and deposits for electricity, water, gas, internet, and cable run $300-$500. First six months operating costs including utilities ($600), cleaning supplies ($200), maintenance reserves ($500), marketing ($300), and platform fees on estimated $3,000 monthly revenue ($540) total approximately $2,140, bringing the complete startup investment to roughly $85,000-$95,000 depending on property condition and furnishing choices.

Airbnb properties in Longton, Kansas face significant profitability challenges due to the town's small population of approximately 350 residents and limited tourist attractions, resulting in extremely low demand and occupancy rates typically below 15% annually. Average nightly rates in the area range from $45-65, generating estimated monthly revenues of $200-400 for most properties, while expenses including mortgage payments, utilities, cleaning, maintenance, and Airbnb fees often exceed $800-1,200 monthly, creating negative cash flows of $400-800 per month for typical properties. The lack of major employers, universities, or recreational destinations in Longton means most bookings come from occasional travelers passing through on Highway 99 or workers in the oil and gas industry, with properties averaging only 3-6 bookings per month during peak periods. Success factors for the few profitable properties include extremely low acquisition costs under $30,000, minimal ongoing expenses through owner management and maintenance, targeting long-term stays for traveling workers, and diversifying income through traditional rentals, though even successful operators typically achieve profit margins below 10% compared to 20-40% margins in established tourist markets like nearby Wichita or Kansas City.

Airbnb investments in Longton, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are modest due to the small rural market size of approximately 350 residents. Properties in this Elk County town, purchased at average prices of $45,000-$75,000, can expect gross rental income of $3,600-$6,000 annually from occasional travelers, hunters, and visitors to nearby Elk City Lake. Operating expenses including utilities, maintenance, insurance, and platform fees typically consume 40-50% of gross income, resulting in net annual returns of $2,000-$3,500 per property. Timeframe to profitability is generally 18-24 months given the seasonal nature of demand and limited year-round tourism infrastructure. Market challenges include low population density, limited local attractions beyond outdoor recreation, and competition from established lodging in larger nearby cities like Independence (45 minutes away), which may capture more consistent booking demand throughout the year.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Longton, Kansas, offering market analysis and property recommendations. Local real estate agents in the area include Coldwell Banker Schmidt Realtors and RE/MAX Associates, both serving the greater Kansas region with agents experienced in investment properties. National services like Awning, RedAwning, and AirDNA provide market data and investment analysis for the Longton area, while companies such as AvantStay and Vacasa offer property management services for Airbnb investments. Regional firms like Kansas Investment Properties and Midwest Rental Solutions specialize in helping investors acquire and manage short-term rental properties throughout Kansas, including smaller markets like Longton. Additional national platforms like Mashvisor, BiggerPockets, and RentSpree provide investment analysis tools and property search capabilities for the Longton market, while local property management companies such as Sunflower State Property Management and Prairie Property Solutions offer specialized Airbnb management services for investors looking to maximize returns in this southeastern Kansas community.