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 rentals are permitted, as Kansas generally allows municipalities to regulate these properties independently. Contact Stanton County Clerk's office to inquire about business licenses, occupancy permits, and any zoning restrictions that may apply to your property type. Obtain necessary permits including a business license from the county (estimated $25-50), ensure your property meets fire safety codes, and verify compliance with Americans with Disabilities Act requirements if applicable. Find a suitable property by searching local real estate listings, considering factors like proximity to attractions such as nearby hunting areas or agricultural tourism, and ensure the property has reliable internet and utilities. Furnish the space with essential amenities including comfortable bedding, kitchen supplies, Wi-Fi, heating/cooling systems, and safety equipment like smoke detectors and fire extinguishers, budgeting approximately $3,000-8,000 for a complete setup. List your property on Airbnb and other platforms like VRBO, creating compelling descriptions that highlight rural Kansas experiences, outdoor activities, and peaceful countryside settings, with competitive pricing around $60-120 per night based on regional comparisons. Manage your listing by responding promptly to inquiries, maintaining cleanliness standards, coordinating check-ins/check-outs (potentially remotely given the rural location), and ensuring compliance with Kansas state tax requirements including collecting and remitting applicable sales taxes to the Kansas Department of Revenue.

For identifying profitable short-term rental properties in Manter, Kansas, focus on properties within 2-3 miles of Highway 160 and near agricultural facilities or hunting areas, as this small rural community of approximately 170 people primarily attracts business travelers, hunters, and agricultural workers. Target 2-3 bedroom single-family homes or farmhouses built after 1980 with reliable internet, updated kitchens, and parking for multiple vehicles, as guests often travel with equipment or in groups. Pricing analysis should benchmark against properties in nearby Garden City (30 miles east) and Liberal (45 miles southeast), with estimated nightly rates of $75-120 depending on season and hunting periods. Competition research will likely reveal minimal existing STR options in Manter itself, creating opportunity but requiring analysis of occupancy patterns in surrounding Stanton County communities. Utilize AirDNA for regional market data, contact Stanton County economic development office for visitor trend information, check with local grain elevators and agricultural businesses about worker housing needs, and monitor Kansas Department of Wildlife hunting season calendars to identify peak demand periods that could drive 60-80% of annual bookings during fall hunting seasons.

To obtain an Airbnb/STR permit in Manter, Kansas, you will need to contact the Stanton County Planning and Zoning Department or the Stanton County Clerk's office, as Manter is an unincorporated community in Stanton County. Begin by calling the county courthouse at (620) 492-2140 to inquire about short-term rental regulations and application procedures. Required documents typically include a completed business license application, property deed or lease agreement, proof of liability insurance (minimum $1 million coverage), floor plan of the rental property, septic system inspection certificate, and fire safety inspection report. You'll also need to provide contact information for a local property manager if you live more than 50 miles away. Application fees generally range from $50-150 for the initial permit plus annual renewal fees of $25-75. The approval timeline is typically 30-45 days after submitting a complete application, pending inspections and zoning compliance review. Specific Manter/Stanton County requirements likely include maintaining the property's agricultural or residential character, ensuring adequate parking for guests, posting maximum occupancy limits, providing emergency contact information to neighbors, and complying with Kansas state tax registration requirements for collecting and remitting lodging taxes.

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 health safety standards. However, operators must still comply with Kansas state tax requirements, including collecting and remitting transient guest taxes where applicable, and ensure properties meet basic habitability standards. Stanton County may have some general zoning restrictions that could affect STR operations in certain areas, particularly regarding commercial activities in residential zones, but enforcement is typically minimal in rural communities like Manter. No recent significant legal changes have specifically targeted STRs in this area, though operators should verify current county zoning regulations and state tax obligations before establishing operations.

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 Lake area (approximately 5 miles south), which draws fishing enthusiasts, hunters, and outdoor recreation visitors year-round. The agricultural corridor along Highway 27 offers opportunities for agritourism stays, particularly during harvest seasons when agricultural workers and crop inspectors need temporary housing. Properties near the Manter Community Center and school district appeal to families visiting for sports tournaments and school events, while locations with easy access to Highway 27 benefit from business travelers and sales representatives covering the southwestern Kansas territory. The residential areas near the grain elevators and co-ops can attract agricultural consultants, equipment dealers, and seasonal workers during peak farming periods from March through October.

In Manter, Kansas, Airbnb properties are subject to Kansas state transient guest tax of 6% on gross receipts from lodging rentals, which applies to stays of less than 28 consecutive days. Stanton County, where Manter is located, does not impose additional county-level lodging taxes as of 2023. The state tax is typically collected by the host at the time of booking and must be remitted monthly to the Kansas Department of Revenue if monthly collections exceed $40, or quarterly if collections are less than $40 per month. Hosts must register for a Kansas sales tax account and file returns using Form ST-16, with payments due by the 25th of the month following the reporting period. Properties rented for 28 days or longer are exempt from the transient guest tax, as are rentals to permanent residents. Manter itself, being an unincorporated community, does not impose municipal lodging taxes, and there are no special tourism or convention center taxes applicable in this rural area of western Kansas.

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 western Kansas communities. Furnishing a 2-3 bedroom property would cost $8,000-$12,000 including beds, linens, kitchen essentials, living room furniture, and basic appliances. Initial setup costs including professional photography, listing creation, and basic renovations would be $2,000-$3,000. Permits and fees including business license, short-term rental permit, and tax registration would total $300-$500. Insurance including landlord and short-term rental coverage would cost $1,200-$1,800 annually. Utilities setup and deposits for electricity, water, gas, internet, and cable would be $500-$800. First six months operating costs including utilities ($600), cleaning supplies ($200), maintenance reserves ($500), marketing ($300), and platform fees on estimated bookings ($400) would total approximately $2,000. Additional startup costs for linens, towels, basic amenities, and emergency repairs fund would add another $1,500-$2,000 to the total investment.

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 for typical properties compared to expenses of $3,500-5,500 including mortgage, utilities, maintenance, and platform fees, creating negative profit margins of -30% to -75%. The lack of major employers, recreational facilities, or business travel demand severely limits occupancy rates to 10-15% annually, with nightly rates averaging $45-65 for modest properties. Success factors for the few profitable properties include targeting hunters during pheasant season, oil field workers, or travelers needing overnight stops along Highway 27, with properties near grain elevators or hunting areas performing marginally better. Case studies from similar rural Kansas towns like Jetmore and Ness City show that only properties priced under $50/night with minimal operating costs achieve break-even, while most investors in towns under 500 residents experience losses within 18 months, making Manter's Airbnb market largely unviable except for property owners with existing paid-off homes seeking supplemental income during peak agricultural or hunting seasons.

Airbnb investments in Manter, Kansas are expected to generate modest returns due to the town's small population of approximately 170 residents and limited tourist infrastructure. Based on regional market data from similar rural Kansas communities, investors can expect annual ROI of 4-7%, with cash-on-cash returns ranging from 6-9% depending on property acquisition costs and renovation expenses. Properties in Manter typically require 18-24 months to reach profitability, with average nightly rates of $45-65 and occupancy rates of 25-35% annually. The market is primarily driven by hunters, agricultural workers, and travelers seeking budget accommodations along Highway 27, with peak seasons during fall hunting months generating 40-50% higher occupancy rates than summer periods.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental investment opportunities in Manter, Kansas and surrounding areas. Local real estate agents in the region include Coldwell Banker Schmidt Realtors with offices serving southwestern Kansas, and RE/MAX Associates which has agents familiar with investment properties in rural Kansas markets. National services that assist Airbnb investors include Mashvisor for property analysis and market research, AirDNA for short-term rental data and performance metrics, and Awning which provides end-to-end investment property services including market analysis for smaller Kansas markets. BiggerPockets connects investors with local professionals and provides educational resources for short-term rental investing, while Roofstock focuses on turnkey rental properties that can be converted to Airbnb use. Local property management companies such as Kansas Property Management Group and High Plains Property Services can assist with ongoing operations, and regional investment groups like the Southwest Kansas Real Estate Investors Association provide networking opportunities and local market insights for investors looking to capitalize on the growing short-term rental market in rural Kansas communities like Manter.