Is Manter, Kansas Good for Airbnb Investment?

To start an Airbnb in Manter, Kansas, begin by researching local regulations through Stanton County and the City of Manter (if incorporated) to determine if short-term rental permits are required, as Kansas generally allows municipalities to regulate STRs independently. Contact Stanton County Clerk's office and check zoning requirements to ensure residential properties can operate as short-term rentals. Obtain necessary business licenses from Kansas Department of Revenue and register for state sales tax collection (currently 6.5% plus local taxes). Find a suitable property by searching local real estate listings, considering proximity to attractions like the Santa Fe Trail or agricultural tourism opportunities, with properties typically ranging $40,000-$80,000 in this rural area. Furnish the space with essential amenities including reliable internet (crucial in rural areas), comfortable bedding, kitchen supplies, and local guidebooks highlighting nearby attractions in southwestern Kansas. Create your Airbnb listing with professional photos emphasizing the rural charm and peaceful setting, pricing competitively around $60-$90 per night based on regional comparisons. For management, establish check-in procedures (consider keyless entry due to remote location), arrange cleaning services between guests, maintain communication with guests about local amenities and directions, and ensure compliance with Kansas lodging tax requirements by remitting collected taxes quarterly to the Kansas Department of Revenue.

For identifying profitable short-term rental properties in Manter, Kansas, focus on properties within 10-15 minutes of major highways like US-160 or near agricultural facilities and hunting areas, as this rural market primarily serves business travelers, hunters, and visitors to nearby attractions. Target 2-4 bedroom single-family homes or farmhouses with modern amenities, reliable internet, full kitchens, and outdoor spaces that appeal to extended-stay guests, with purchase prices ideally under $150,000 to maintain healthy profit margins. Conduct pricing analysis using AirDNA and compare nightly rates in surrounding areas like Garden City or Liberal (typically $75-120/night), while researching competition through Airbnb and VRBO searches within a 25-mile radius to identify gaps in availability or amenities. Utilize tools like Mashvisor for rental income projections, STR Helper for market analysis, and local resources including the Stevens County Economic Development office and Manter community Facebook groups to understand seasonal demand patterns driven by hunting seasons, agricultural cycles, and regional events that could impact occupancy rates throughout the year.

To obtain an Airbnb/STR permit in Manter, Kansas, you will need to contact the Stanton County Planning and Zoning Department or the Manter City Clerk's office, as this small rural community likely falls under county jurisdiction rather than having its own municipal permitting system. Required documents typically include a completed short-term rental application, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental unit, emergency contact information, and a site plan showing parking areas. The application fee is estimated at $150-300 with potential annual renewal fees of $100-200. You must ensure the property complies with Kansas fire safety codes, has working smoke and carbon monoxide detectors in all sleeping areas, meets occupancy limits based on square footage (typically 2 people per bedroom plus 2 additional), provides adequate off-street parking (minimum 2 spaces), and maintains the property according to residential zoning standards. The approval timeline is approximately 30-60 days depending on completeness of application and any required inspections. Contact Stanton County at their courthouse in Johnson, Kansas, or call their planning department to confirm specific requirements, as rural Kansas communities may have varying regulations, and some areas may not require permits for short-term rentals under certain occupancy thresholds.

Short-term rentals (STRs) in Manter, Kansas are generally legal as the small unincorporated community in Stanton County operates under Kansas state law, which does not prohibit STRs at the state level. Since Manter lacks municipal government structure, there are no specific local ordinances regulating short-term rentals, meaning property owners can typically operate STRs subject to basic zoning compliance and state regulations. However, operators must still comply with Kansas tax requirements, including collecting and remitting state and local sales taxes on rental income. Stanton County may have some general zoning restrictions that could affect STR operations, particularly regarding commercial activities in residential areas, but these are typically minimal in rural Kansas counties. No recent significant legal changes have specifically targeted STRs in this area, though operators should verify compliance with any county-level business licensing requirements and ensure their properties meet basic safety and health standards required for rental accommodations.

The best areas for Airbnb investment in Manter, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in small-town charm and local history, and properties near the Manter State Wildlife Area, drawing outdoor enthusiasts for hunting, fishing, and wildlife viewing throughout the year. The residential areas close to Highway 27 offer convenient access for business travelers and those passing through western Kansas, while properties near local grain elevators and agricultural facilities can capture seasonal agricultural workers and inspectors. The area around Manter's community center and park attracts families visiting for local events, reunions, and youth sports tournaments, making these neighborhoods particularly viable for short-term rentals due to limited hotel options in this rural community.

Airbnb properties in Manter, 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. Stanton County, where Manter is located, does not impose additional county-level lodging taxes as of 2023. The city of Manter, being a small unincorporated community, does not have municipal lodging taxes. Hosts must register with the Kansas Department of Revenue, collect the tax from guests, and file returns using Form ST-16 even if no tax was collected during the period. Exemptions include stays of 28 days or longer, which are considered long-term rentals rather than transient accommodations, and stays by certain government employees on official business. The tax applies to the total rental amount including cleaning fees but excludes separately stated taxes.

The total cost to start an Airbnb in Manter, Kansas would be approximately $85,000-$95,000. Property purchase costs around $65,000 based on median home prices in rural Kansas communities. Furnishing a 2-3 bedroom property would cost $8,000-$12,000 including beds, linens, kitchen essentials, and living room furniture. Initial setup costs including professional photography, listing creation, and basic renovations would be $2,000-$3,000. Permits and fees are minimal in small Kansas towns, estimated at $200-$500 for business licenses and short-term rental permits. Insurance would cost approximately $1,200-$1,800 annually, with $600-$900 needed upfront for six months. Utilities including electricity, water, internet, and cable would run $150-$200 monthly, totaling $900-$1,200 for six months. First six months operating costs including cleaning supplies, maintenance, marketing, and platform fees would be approximately $2,000-$3,000. Additional costs might include property management software subscriptions at $50-$100 monthly and emergency repair funds of $1,000-$2,000.

Airbnb properties in Manter, Kansas face significant profitability challenges due to the town's extremely small population of approximately 170 residents and limited tourist attractions, resulting in average annual revenues of $2,000-4,000 compared to expenses of $3,500-5,500 including property taxes ($800-1,200), utilities ($1,200-1,800), maintenance ($800-1,200), insurance ($400-600), and platform fees ($200-400), creating negative profit margins of -30% to -60%. The primary success factors for the few profitable properties include targeting hunters during pheasant season (October-January), oil field workers seeking temporary housing, and travelers passing through on Highway 27, with properties achieving occupancy rates of only 15-25% annually. Case studies from similar rural Kansas towns like Scott City and Dighton show that properties must achieve at least 35% occupancy at $75+ nightly rates to break even, but Manter's isolation and lack of amenities make this extremely difficult, with most property owners treating Airbnb as a supplemental income source rather than a primary investment strategy.

Airbnb investments in Manter, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are conservative due to the town's small population of approximately 170 residents and limited tourist infrastructure. Properties in this rural Harvey County location generally achieve profitability within 18-24 months, with average nightly rates of $75-95 and occupancy rates around 35-45% annually, primarily serving travelers passing through on Highway 50 or visitors to nearby attractions like the Quivira National Wildlife Refuge. The market benefits from low property acquisition costs averaging $60,000-85,000 for suitable rental properties, but investors should expect seasonal fluctuations with stronger performance during hunting seasons and summer months, while winter occupancy may drop to 20-25%.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for investors looking in Manter, Kansas. Local real estate agents in the area who focus on investment properties include Coldwell Banker Schmidt Realtors and United Country Real Estate, both of which have experience with vacation rental investments in southwestern Kansas. National services like Awning, RedAwning, and Vacasa provide comprehensive Airbnb investment analysis and property management services that cover the Manter market. BiggerPockets marketplace and Roofstock also offer investment property listings and analytics for the Kansas market. Local property management companies such as Kansas Property Solutions and High Plains Property Management can assist with the operational aspects of Airbnb investments in the region. Additionally, AirDNA and Mashvisor provide market analysis and investment property identification services that cover rural Kansas markets including Manter, helping investors evaluate potential returns and occupancy rates for short-term rental properties in this agricultural community near the Colorado border.