Is Ninety Six, South Carolina Good for Airbnb Investment?

To start an Airbnb in Ninety Six, South Carolina, begin by researching local zoning laws and regulations through Greenwood County's planning department, as Ninety Six typically falls under county jurisdiction rather than having its own municipal short-term rental ordinances. Contact Greenwood County at (864) 942-8500 to verify if short-term rentals are permitted in your specific zone and obtain any required business licenses or permits, which may cost around $50-100 annually. Find a suitable property by searching local real estate listings on Zillow, Realtor.com, or working with local agents like Coldwell Banker or RE/MAX, focusing on properties near Lake Greenwood or historic downtown areas that attract tourists, with typical investment properties ranging from $80,000-200,000. Furnish the space with essential amenities including quality bedding, kitchen supplies, WiFi, and local touches highlighting the area's railroad history and lake activities, budgeting approximately $5,000-15,000 for furnishing depending on property size. Create your Airbnb listing with professional photos showcasing the property's proximity to Lake Greenwood State Park and historic attractions, setting competitive rates around $75-150 per night based on local market analysis. 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 also registering for South Carolina sales tax collection (currently 6% state tax plus 1% local tax) and keeping detailed records for tax purposes.

To identify profitable short-term rental properties in Ninety Six, South Carolina, focus on properties within 10-15 minutes of Lake Greenwood State Park and recreational areas, as this small town of approximately 2,000 residents attracts visitors for fishing, boating, and outdoor activities. Target 2-4 bedroom homes or cabins with lake access, waterfront views, boat docks, or proximity to hiking trails, ensuring properties have modern amenities like WiFi, updated kitchens, and outdoor spaces for gatherings. Analyze comparable STR properties using AirDNA and Mashvisor to determine optimal pricing between $80-150 per night depending on size and amenities, while researching seasonal demand patterns that typically peak during summer months and fishing seasons. Conduct competition research by examining existing Airbnb and VRBO listings within a 20-mile radius including properties near Lake Greenwood and Greenwood city to identify gaps in the market and differentiation opportunities. Utilize tools like Rabbu, BiggerPockets calculators, and local MLS data through South Carolina real estate platforms, while connecting with Greenwood County tourism boards and local real estate agents familiar with the lake community market to understand zoning regulations, HOA restrictions, and seasonal occupancy trends that can impact profitability in this rural recreational market.

To obtain an Airbnb/STR permit in Ninety Six, South Carolina, contact the Ninety Six Town Hall at 864-543-2900 or visit their office at 200 Main Street to inquire about short-term rental regulations, as the town may require a business license and zoning compliance verification. Required documents typically include a completed business license application, property deed or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan showing maximum occupancy, and contact information for a local property manager if you're not residing locally. Application fees generally range from $50-150 for the business license plus any zoning permit fees of approximately $25-75. The approval timeline is usually 2-4 weeks depending on zoning review requirements and inspection scheduling. Specific Ninety Six requirements likely include compliance with residential zoning ordinances, maintaining the property's residential character, providing adequate parking spaces (typically 1-2 spaces per unit), ensuring proper septic and well water systems meet health department standards if applicable, and registering with Greenwood County for tax collection purposes since South Carolina requires STR operators to collect and remit accommodations taxes.

Short-term rentals (STRs) are generally legal in Ninety Six, South Carolina, as the small town in Greenwood County does not have specific municipal ordinances prohibiting them as of 2024. However, operators must comply with South Carolina state regulations including business license requirements, sales tax collection (10.5% state and local combined rate), and accommodation taxes where applicable. The town follows standard zoning regulations that may restrict STRs in certain residential areas, and properties must meet basic safety and health standards. Greenwood County may have additional permitting requirements for rental properties. Recent statewide trends since 2022 have seen some South Carolina municipalities implementing stricter STR regulations, but Ninety Six has not enacted significant restrictions, likely due to its small size (population under 2,000) and limited tourism pressure compared to coastal areas. Property owners should verify current zoning compliance and obtain necessary business licenses before operating, as regulations can change and enforcement may vary at the county level.

The best areas for Airbnb investment in Ninety Six, South Carolina are the Historic Downtown District near the Ninety Six National Historic Site, which attracts history enthusiasts and Revolutionary War tourists year-round, and properties within a 2-mile radius of the Star Fort and historic battlefield sites where visitors come to explore colonial and Revolutionary War history. The area around Lake Greenwood State Park, approximately 15 minutes from Ninety Six, offers excellent potential due to fishing, boating, and camping tourism, particularly during spring and summer months. Properties near the Emerald Farm golf course attract golf tourists and weekend visitors from nearby cities like Greenville and Columbia. The residential areas along Highway 34 and Highway 246 provide good investment opportunities due to their proximity to both historical attractions and Lake Greenwood, capturing both cultural tourists and outdoor recreation visitors. These locations benefit from Ninety Six's position as a gateway to South Carolina's Revolutionary War heritage trail, steady visitation to the National Historic Site managed by the National Park Service, and the town's growing reputation as a quiet retreat destination for visitors from Charlotte, Atlanta, and other southeastern metropolitan areas.

In Ninety Six, South Carolina, Airbnb hosts are subject to state accommodations tax of 2% on gross rental receipts, which is collected by the South Carolina Department of Revenue and must be remitted monthly if collections exceed $100 or quarterly if less. Greenwood County, where Ninety Six is located, imposes an additional 2% county accommodations tax that follows similar collection and remittance procedures through the county tax office. The Town of Ninety Six may impose a local accommodations tax of up to 3%, though the exact rate would need verification with local authorities, and this would be collected and remitted to the municipal government. All accommodations taxes apply to rentals of less than 90 consecutive days, with exemptions typically including rentals to permanent residents (90+ days), certain government employees on official business, and properties rented for more than 90 consecutive days to the same guest. Hosts must register with the appropriate tax authorities, collect taxes from guests at the time of booking or check-in, maintain detailed records, and file returns with payment by the 20th of the month following the collection period, with penalties and interest applied for late payments.

To start an Airbnb in Ninety Six, South Carolina, expect total costs around $180,000-$220,000. Property purchase represents the largest expense at approximately $150,000-$180,000 based on median home prices in rural South Carolina markets. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom setup including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and marketing materials run $1,500-$3,000. Permits and fees vary but budget $500-$1,500 for business licenses, short-term rental permits, and any required inspections from Greenwood County. Insurance costs approximately $2,000-$3,500 annually for landlord and short-term rental coverage. Utility setup and deposits for electricity, water, internet, and cable total around $500-$800. First six months operating costs including utilities ($150-$250/month), cleaning supplies and services ($200-$400/month), maintenance reserves ($100-$200/month), and platform fees (3% of bookings) add roughly $3,000-$6,000 depending on occupancy rates and seasonal demand in the Lake Greenwood area.

Airbnb properties in Ninety Six, South Carolina typically generate modest returns due to the town's small size (population around 2,000) and limited tourist attractions, with average nightly rates ranging from $75-120 for entire homes. Properties generally achieve 40-60% occupancy rates annually, generating gross revenues of $15,000-25,000 per year for well-managed listings. After accounting for expenses including mortgage payments, utilities ($150-200/month), cleaning fees ($40-60 per turnover), property management (20-25% of revenue), maintenance, insurance, and local taxes, net profit margins typically range from 15-25% of gross revenue. Success factors include proximity to Lake Greenwood (15 minutes away), competitive pricing below nearby Greenwood market rates, and targeting fishing/lake recreation visitors during spring and summer months. Properties within walking distance of the town's historic district or with lake access command premium rates, while basic residential homes struggle with lower occupancy. The market benefits from limited hotel options in the immediate area, but faces challenges from seasonal demand fluctuations and competition from larger markets like Greenwood and Anderson within 30-45 minutes driving distance.

Airbnb investments in Ninety Six, South Carolina typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, based on the area's proximity to Lake Greenwood and seasonal tourism patterns. Properties in this small town of approximately 2,000 residents can expect to achieve profitability within 18-24 months, with average daily rates of $85-120 during peak lake season (May-September) and $60-85 during off-season months. The market benefits from visitors to Lake Greenwood State Park and fishing enthusiasts, with occupancy rates typically reaching 65-75% annually. Initial investment costs are relatively low compared to larger South Carolina markets, with median property prices around $150,000-250,000, allowing investors to enter the market with lower capital requirements while still capturing steady returns from the consistent demand for lakefront and near-lake accommodations in this rural Greenwood County location.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Ninety Six, South Carolina. Local real estate agents specializing in investment properties include Coldwell Banker Caine in nearby Greenwood (established 1906), Keller Williams Realty serving the Lakelands region, and RE/MAX agents focusing on Lake Greenwood waterfront properties popular with Airbnb investors. National services include Mashvisor for property analysis and ROI calculations, BiggerPockets for investor networking and deal sourcing, Awning for short-term rental market analysis, and RedfinNow for quick property acquisitions. Local property management companies like Vacasa and RedAwning help investors manage their Airbnb properties remotely, while AirDNA provides market data specific to the Lake Greenwood area where many profitable short-term rentals operate. Investment-focused real estate companies such as Roofstock and Fundrise also serve the South Carolina market, though local agents with Lake Greenwood expertise from firms like Century 21 Blackwell & Co. and Exit Realty often have the best knowledge of profitable vacation rental opportunities in this lakefront community.