Is Ness City, Kansas Good for Airbnb Investment?

To start an Airbnb in Ness City, Kansas, begin by researching local regulations through the Ness County Planning and Zoning Department and Ness City Hall, as Kansas allows short-term rentals but municipalities may have specific requirements including business licenses, occupancy permits, and zoning compliance. Contact the Ness County Health Department for any health permits and the Kansas Department of Revenue for state tax registration, as you'll need to collect and remit state sales tax of 6.5% plus any local taxes. Find a suitable property by working with local real estate agents familiar with Ness City's market, focusing on properties near attractions like the Ness County Historical Museum or downtown area, with typical home prices ranging $40,000-$80,000. Obtain necessary permits including a business license from Ness City (approximately $25-$50), ensure the property meets fire safety codes, and verify homeowner's insurance covers short-term rentals or purchase additional coverage. Furnish the property with essential amenities including Wi-Fi, basic kitchen supplies, linens, and furniture suitable for 2-4 guests, budgeting $3,000-$8,000 for initial setup. List your property on Airbnb, VRBO, and Booking.com with competitive pricing around $60-$90 per night based on local market rates, highlighting proximity to outdoor activities and small-town charm. Manage the property by establishing cleaning protocols between guests, responding promptly to inquiries, coordinating key exchanges or installing smart locks, and maintaining the property regularly while building relationships with local cleaning services and maintenance contractors in the Ness City area.

To identify profitable short-term rental properties in Ness City, Kansas, focus on properties within walking distance of the Ness County courthouse and main business district along Kansas Avenue, as this small agricultural community of approximately 1,400 residents primarily attracts business travelers, hunters, and visitors to local events. Target 2-3 bedroom single-family homes or ranch-style properties built after 1970 with updated kitchens, reliable HVAC systems, and adequate parking, as these appeal to traveling professionals and hunting groups who frequent the area during pheasant and deer seasons from October through January. Conduct pricing analysis by researching comparable properties in nearby Dodge City and Garden City markets, estimating nightly rates between $75-120 based on property size and amenities, while accounting for seasonal demand fluctuations with peak periods during hunting seasons and agricultural conferences. Competition research should focus on the limited existing accommodations including the Derrick Inn and any existing Airbnb properties within a 20-mile radius, as the market likely has minimal STR competition due to the town's size. Utilize tools like AirDNA for market analysis, STR Helper for revenue projections, and local resources including the Ness City Chamber of Commerce, Ness County Economic Development, and Kansas Department of Wildlife and Parks hunting statistics to understand visitor patterns and seasonal demand drivers specific to this rural Western Kansas market.

To obtain an Airbnb/STR permit in Ness City, Kansas, contact the Ness City Clerk's office at City Hall located at 308 S Kansas Avenue, as most small Kansas municipalities handle short-term rental permits through their city clerk or planning department. You'll likely need to submit a completed business license application, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental property, and contact information for a local property manager if you're not residing locally. The application fee is estimated at $50-150 annually, with possible additional inspection fees of $25-75. Required documents should include a completed STR permit application, proof of compliance with fire safety codes, verification that the property meets residential building codes, and acknowledgment of noise ordinance compliance. The approval timeline is typically 2-4 weeks after submitting a complete application, though this may extend to 6-8 weeks if property inspections are required. Ness City likely requires STR properties to maintain adequate parking, display permit numbers prominently, provide emergency contact information to neighbors, and comply with occupancy limits based on bedroom count, while also adhering to standard residential zoning restrictions and maintaining the property's residential character.

Short-term rentals (STRs) in Ness City, Kansas are generally legal as the city does not have specific ordinances prohibiting them as of 2024. However, STR operators must comply with standard zoning regulations, business licensing requirements, and state tax obligations including sales tax collection through the Kansas Department of Revenue. The city follows typical residential zoning guidelines where properties in residential areas may operate as STRs provided they maintain neighborhood character and comply with occupancy limits, parking requirements, and noise ordinances. There are no designated prohibited areas specifically for STRs, though commercial zoning may have different requirements. Recent legal changes have been minimal at the local level, with most regulatory updates occurring at the state level regarding tax collection and reporting requirements that took effect in 2021-2022. Property owners should verify current business license requirements with Ness City Hall and ensure compliance with any homeowners association restrictions if applicable, as the regulatory landscape for STRs continues to evolve across Kansas municipalities.

The best areas for Airbnb investment in Ness City, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in the area's frontier heritage and proximity to local museums and antique shops. The residential neighborhoods within walking distance of Ness County Fairgrounds are particularly attractive during the annual county fair in July and other community events throughout the year. Properties near the Ness City Golf Course appeal to golf enthusiasts and sports tourists visiting for tournaments. The area around the Skyland Grain elevator and agricultural facilities draws business travelers and agricultural consultants, especially during harvest seasons from August through October. Neighborhoods close to Highway 96 offer convenience for travelers passing through western Kansas and those visiting nearby attractions like the Ness County Historical Museum, while properties within a few blocks of the city park and swimming pool are ideal for families attending youth sports tournaments and summer recreation programs.

Airbnb properties in Ness City, Kansas are subject to Kansas state transient guest tax of 6% on gross receipts from lodging rentals 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. Ness County may impose an additional transient guest tax of up to 2%, though the specific rate varies by county ordinance and would be collected and remitted similarly to state taxes. The City of Ness City does not appear to have a separate municipal lodging tax as of 2023, but hosts should verify current local ordinances as municipalities can implement such taxes. Exemptions typically include rentals to permanent residents (28+ consecutive days), certain government employees on official business, and some nonprofit organization stays. Hosts must register with the Kansas Department of Revenue, collect applicable taxes from guests, maintain detailed records of all transactions, and file returns even if no tax is owed during a reporting period, with penalties and interest applied for late payments or non-compliance.

To start an Airbnb in Ness City, Kansas, total startup costs would be approximately $95,000-$115,000. Property purchase represents the largest expense at $65,000-$80,000 based on median home prices in rural Kansas communities. Furnishing costs including beds, linens, kitchen essentials, living room furniture, and appliances typically run $8,000-$12,000 for a 2-3 bedroom property. Initial setup costs for professional photography, listing creation, welcome materials, and basic renovations average $2,000-$3,500. Permits and fees including business license, short-term rental permit, and inspection fees total approximately $500-$800 in small Kansas municipalities. Insurance costs including liability coverage and property protection run $1,200-$1,800 annually, with $600-$900 needed upfront for six months. Utilities including electricity, water, gas, internet, and cable average $200-$300 monthly, requiring $1,200-$1,800 for the first six months. Additional operating costs for cleaning supplies, maintenance reserves, marketing, and platform fees add another $1,500-$2,500 for the initial six-month period.

Airbnb properties in Ness City, Kansas face challenging profitability conditions due to the town's small population of approximately 1,400 residents and limited tourism infrastructure. Properties in this rural western Kansas market typically generate annual revenues between $8,000-$15,000, with average daily rates around $65-85 and occupancy rates of 25-35% annually. Operating expenses including property taxes ($800-1,200), utilities ($1,800-2,400), cleaning fees ($2,000-3,000), insurance ($600-900), and maintenance ($1,500-2,500) often consume 60-75% of gross revenue, resulting in net profit margins of 15-25% or $2,000-4,000 annually. Success factors include targeting hunters during pheasant season (October-January), oil field workers seeking temporary housing, and travelers on Highway 96, while properties near Ness County's courthouse or with unique rural amenities perform marginally better. The market's limited demand, seasonal fluctuations, and competition from traditional lodging options make Airbnb investments in Ness City primarily suitable for property owners seeking supplemental income rather than substantial returns, with break-even typically occurring only when occupancy exceeds 40% annually.

Based on Ness City, Kansas market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property acquisition costs and occupancy rates. Properties in this rural Kansas market averaging $80,000-120,000 purchase price can expect gross rental yields of 12-18% annually, though after expenses including property management, utilities, maintenance, and vacancy allowances of 25-30%, net returns settle in the 8-12% range. Timeframe to profitability is generally 18-24 months as initial setup costs, furnishing expenses of $8,000-12,000, and marketing efforts require time to recoup, with break-even typically occurring by month 20-22 based on average daily rates of $75-95 and occupancy rates of 45-60% in this agricultural region that attracts hunters, business travelers, and visitors to nearby attractions like the Kansas Wetlands Education Center.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Ness City, Kansas. Local real estate agents in the area such as Ness County Realty and Western Kansas Properties have experience with investment properties, while regional firms like Coldwell Banker and RE/MAX have agents familiar with vacation rental investments in rural Kansas markets. National services include AirDNA for market analysis, Mashvisor for property analytics, and BiggerPockets for investor networking and deal sourcing. Property management companies like Vacasa and RedAwning operate in Kansas and can assist with identifying suitable properties for Airbnb conversion. Local property management firms such as Heartland Property Management and Great Plains Real Estate Services may also help investors locate and manage short-term rental properties in the Ness City area, though the rural nature of this market means most specialized STR services are primarily found through national platforms rather than local specialists.