Is Manzanita, Oregon Good for Airbnb Investment?

To start an Airbnb in Manzanita, Oregon, begin by researching local regulations through Tillamook County and the City of Manzanita, as the area requires short-term rental permits and has specific zoning restrictions limiting rentals to certain residential areas. Contact Tillamook County Planning Department to obtain a Transient Rental Unit (TRU) permit, which typically costs $200-400 annually and requires property inspections, parking compliance, and neighbor notification processes. Find a suitable property within approved zones, focusing on areas near the beach or downtown that attract tourists, with properties ranging from $400,000-800,000 for typical vacation homes. Secure financing and purchase the property, ensuring it meets county requirements including adequate parking spaces, septic system capacity, and fire safety standards. Furnish the space with coastal-themed decor, essential amenities like WiFi, full kitchen equipment, linens, and outdoor furniture to capitalize on Manzanita's beach location. Create listings on Airbnb, VRBO, and other platforms with professional photography highlighting ocean proximity and local attractions like Neahkahnie Mountain. Implement management systems including 24/7 guest communication, coordinate with local cleaning services charging $100-150 per turnover, establish relationships with maintenance contractors familiar with coastal property challenges, and ensure compliance with Oregon's 1.8% transient lodging tax plus Tillamook County's additional lodging taxes, while maintaining detailed records for annual permit renewals and addressing any neighbor concerns promptly to maintain community relations.

To identify profitable short-term rental properties in Manzanita, Oregon, focus on locations within 2-3 blocks of the beach, particularly properties with ocean views or easy beach access along streets like Laneda Avenue or residential areas near Neahkahnie Beach. Target 2-4 bedroom homes built after 1980 with updated kitchens, multiple bathrooms, outdoor spaces like decks or patios, parking for 2+ vehicles, and pet-friendly features since many visitors travel with dogs. Analyze pricing by researching comparable STRs on Airbnb and VRBO, aiming for properties that can command $150-300+ per night during peak summer months (June-September) and $80-150 during off-season, with annual gross revenues potentially reaching $40,000-80,000 for well-positioned properties. Research competition by studying existing STR listings within a 1-mile radius, noting their occupancy rates, pricing strategies, amenities, and guest reviews to identify market gaps. Utilize tools like AirDNA for market analytics, STR Helper for performance tracking, Mashvisor for investment analysis, and local resources including the Tillamook County planning department for zoning regulations, Manzanita city hall for STR permit requirements, and local property management companies like Manzanita Rental Company or Ocean Breeze Properties for market insights and potential management services.

To obtain an Airbnb/STR permit in Manzanita, Oregon, you must first contact the City of Manzanita Planning Department at City Hall located at 543 Laneda Avenue, as the city requires a Transient Rental License for all short-term rentals operating less than 30 days. Required documents include a completed application form, proof of property ownership or lease agreement, site plan showing parking spaces and property boundaries, septic system inspection certificate, fire safety inspection report, and proof of liability insurance with minimum $1 million coverage. The application fee is approximately $350 with an annual renewal fee of $200, and you must also obtain a business license from the city for an additional $50. The approval timeline typically takes 4-6 weeks after submitting a complete application, during which the city conducts inspections and reviews compliance with zoning requirements. Specific Manzanita requirements include providing adequate off-street parking (minimum 2 spaces), maintaining occupancy limits based on septic capacity, ensuring 24-hour local contact availability, displaying the permit number in all advertisements, and adhering to quiet hours between 10 PM and 8 AM. Additionally, you must register with the Oregon Department of Revenue for transient lodging tax collection and remit the required local transient room tax to Tillamook County, which is currently 9% of gross rental receipts.

Short-term rentals (STRs) are legal in Manzanita, Oregon, but operate under specific regulations established by the city. Manzanita allows STRs in residential zones with required permits and business licenses, though the city has implemented caps on the total number of STR permits to manage housing availability and community character. Property owners must obtain a transient lodging license, comply with occupancy limits typically based on bedrooms plus two additional guests, maintain parking requirements, and follow noise ordinances and waste management protocols. The city requires a local contact person available 24/7 and mandates that STRs cannot operate in certain residential areas designated for long-term housing preservation. Recent changes around 2019-2021 included stricter enforcement mechanisms, updated permit renewal processes, and enhanced neighbor notification requirements, reflecting the city's effort to balance tourism revenue with resident quality of life concerns common among Oregon coastal communities experiencing housing pressures from vacation rental proliferation.

The most attractive areas for Airbnb investment in Manzanita, Oregon are the beachfront neighborhoods along Neahkahnie Beach Road and Ocean Road, which offer direct beach access and stunning ocean views that command premium rates year-round from tourists seeking coastal getaways. The Neahkahnie Mountain area provides unique elevated properties with panoramic ocean and forest views, attracting visitors interested in hiking and nature photography, particularly during summer and fall seasons. The downtown village core near Laneda Avenue offers walkability to local restaurants, shops, and the beach, making it ideal for families and couples who prefer not to drive during their stay. Properties near Nehalem Bay State Park benefit from proximity to camping, kayaking, and fishing activities, drawing outdoor enthusiasts and families during peak summer months and shoulder seasons. The residential areas between Highway 101 and the beach, particularly around Carmel Street and surrounding blocks, provide a sweet spot of affordability while maintaining close beach access, making them attractive to budget-conscious travelers and larger groups seeking multiple-bedroom accommodations for reunions and extended family vacations.

Airbnb properties in Manzanita, Oregon are subject to multiple lodging taxes including Oregon's state transient lodging tax of 1.8% on gross rental receipts, Tillamook County's transient lodging tax of 7% (which includes a 5% general lodging tax and 2% tourism promotion tax), and the City of Manzanita's transient lodging tax of 9%, resulting in a combined rate of approximately 17.8% on short-term rental bookings. These taxes are typically collected by Airbnb directly from guests at the time of booking and remitted to the appropriate tax authorities on behalf of hosts, though individual hosts remain responsible for ensuring compliance and may need to register with local tax authorities. The Oregon Department of Revenue, Tillamook County, and the City of Manzanita each have their own registration and remittance procedures, with quarterly filing requirements common across jurisdictions. Exemptions generally apply to stays exceeding 30 consecutive days, government employees on official business, and certain nonprofit organization bookings, though specific exemption criteria may vary by jurisdiction and hosts should verify current requirements with each taxing authority as rates and procedures can change annually.

Starting an Airbnb in Manzanita, Oregon requires approximately $650,000-$750,000 in total initial investment. Property purchase costs average $580,000-$650,000 for a median 2-3 bedroom home near the beach, based on 2023-2024 market conditions. Furnishing costs range $25,000-$35,000 for quality coastal-themed furniture, appliances, linens, and decor suitable for vacation rentals. Initial setup expenses include $3,000-$5,000 for professional photography, listing creation, welcome materials, and basic marketing. Permits and fees total approximately $2,500-$4,000, including Tillamook County short-term rental permits ($500-$800), business license ($150-$300), and potential HOA approval fees. Insurance costs $2,500-$4,000 annually for comprehensive short-term rental coverage through companies like Proper Insurance or CBIZ. Utility setup and deposits require $1,500-$2,500 for electricity, water, sewer, garbage, internet, and cable services. First six months operating costs include $8,000-$12,000 for utilities, cleaning services ($150-$200 per turnover), property management fees (20-30% if outsourced), maintenance reserves, supplies, and marketing expenses, assuming 60-70% occupancy rates during peak and off-peak seasons.

Airbnb properties in Manzanita, Oregon demonstrate strong profitability potential with average nightly rates ranging from $150-300 depending on proximity to the beach and property size, generating annual revenues of $35,000-65,000 for well-managed properties with 60-70% occupancy rates. Operating expenses typically include property management fees (15-25%), cleaning costs ($75-125 per turnover), utilities ($200-400 monthly), insurance ($1,500-3,000 annually), and maintenance reserves (5-10% of revenue), resulting in net profit margins of 25-40% for successful operators. Key success factors include oceanfront or ocean-view locations within walking distance of the beach, professional photography, responsive guest communication, and seasonal pricing strategies that capitalize on peak summer months and holiday weekends when rates can exceed $400 per night. Properties like beachfront cottages and modern vacation homes with hot tubs consistently outperform inland rentals, with some owners reporting ROI of 8-12% annually when factoring in property appreciation alongside rental income, though success heavily depends on effective marketing through multiple platforms and maintaining high guest satisfaction scores above 4.7 stars.

Airbnb investments in Manzanita, Oregon typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%, driven by the town's popularity as a coastal vacation destination and limited rental inventory. Properties within walking distance of the beach command premium rates of $200-350 per night during peak summer months (June-September), while shoulder seasons see rates of $120-180 per night. Initial profitability usually occurs within 18-24 months, with full ROI recovery expected in 6-8 years depending on purchase price and renovation costs. The market benefits from consistent demand from Portland-area visitors (90 minutes away) and California tourists, with occupancy rates averaging 65-75% annually. Properties requiring minimal renovation typically achieve faster profitability timelines of 12-18 months, while fixer-uppers may extend the timeline to 24-36 months but offer higher long-term returns of 15-20% annually once stabilized.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Manzanita, Oregon, using data analytics to evaluate potential returns. Local real estate agents specializing in Airbnb investments in the area include Manzanita Beach Realty, Oregon Coast Properties, and Nehalem Bay Real Estate, who have deep knowledge of the coastal rental market dynamics. National services like AirDNA provide market analysis and revenue projections for Manzanita properties, while Mashvisor offers investment property analysis tools specifically for short-term rentals. RedAwning and Vacasa, both established around 2009-2011, offer property management services that can help investors understand which properties perform best as vacation rentals in the Manzanita market. Local property management companies such as Manzanita Rental Company and Oregon Beach Vacations can provide insights into which neighborhoods and property types generate the highest occupancy rates and rental income. Investment-focused real estate platforms like Roofstock and BiggerPockets also feature Manzanita properties and connect investors with local experts who understand the seasonal rental patterns and regulatory environment specific to this Oregon coastal community.