Is Notus, Idaho Good for Airbnb Investment?

To start an Airbnb in Notus, Idaho, begin by researching local zoning laws and regulations through Canyon County planning department, as Notus follows county regulations for short-term rentals which typically require a conditional use permit for residential properties used as vacation rentals. Contact Canyon County Planning and Zoning at (208) 454-7354 to obtain the necessary conditional use permit application, which costs approximately $200-400 and requires neighbor notification and potential public hearing. Find a suitable property in Notus by working with local real estate agents familiar with properties that can legally operate as short-term rentals, focusing on single-family homes or properties zoned for commercial use near Highway 20 or agricultural areas that allow mixed use. Obtain required permits including a business license from Canyon County ($25-50 annually), sales tax permit from Idaho State Tax Commission for collecting occupancy taxes, and ensure compliance with Idaho fire safety codes which may require smoke detectors, carbon monoxide detectors, and fire extinguishers. Furnish the property with essential amenities including comfortable bedding, kitchen supplies, WiFi, heating/cooling systems suitable for Idaho's climate, and outdoor furniture to take advantage of rural setting views. List your property on Airbnb, VRBO, and Booking.com with professional photos highlighting Notus's rural charm and proximity to Boise (30 minutes), setting competitive rates around $75-125 per night based on local market analysis. Manage the property by establishing cleaning protocols between guests, creating a local network of maintenance contacts, installing keyless entry systems, and maintaining responsive communication with guests while ensuring compliance with Canyon County's occupancy limits and noise ordinances that respect the small-town community atmosphere.

To identify profitable short-term rental properties in Notus, Idaho, focus on properties within 15-20 minutes of Boise's attractions while maintaining rural charm, as guests often seek peaceful retreats near urban amenities. Target 2-4 bedroom homes with outdoor spaces, hot tubs, or unique features like farmhouse aesthetics, given the area's agricultural character and proximity to recreational activities along the Boise River. Analyze pricing by researching comparable STRs in nearby Caldwell, Meridian, and rural Boise areas, aiming for $80-150 per night depending on property size and amenities, with higher rates during Boise State football season and summer months. Research competition using AirDNA, Mashvisor, and direct Airbnb/VRBO searches within a 10-mile radius, noting that limited inventory in Notus itself may present opportunities but also indicates lower demand. Utilize tools like STR Helper for market analysis, BiggerPockets for investment calculations, and local Canyon County tourism data to understand seasonal patterns, while connecting with Treasure Valley real estate agents familiar with investment properties and checking local zoning regulations since smaller Idaho communities may have varying STR restrictions.

To obtain an Airbnb/STR permit in Notus, Idaho, contact the Notus City Hall at 208-459-3817 or visit their office at 450 Notus Road to inquire about short-term rental regulations and application procedures. You will 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, contact information for a local property manager if you live more than 50 miles away, and pay applicable fees which typically range from $100-300 annually in small Idaho cities. The application process usually takes 2-4 weeks for approval once all documents are submitted. Specific Notus requirements may include compliance with residential zoning restrictions, maximum occupancy limits based on bedrooms and square footage, adequate parking spaces for guests, proper smoke and carbon monoxide detectors, and maintaining a guest registry. You must also ensure the property meets all building and fire safety codes, and some areas may require neighbor notification or have restrictions on the number of rental days per year.

Short-term rentals (STRs) are generally legal in Notus, Idaho, as the small city of approximately 3,000 residents does not have specific municipal ordinances prohibiting or heavily regulating vacation rentals as of 2024. However, STR operators must comply with basic business licensing requirements and zoning regulations that typically restrict commercial activities in residential zones. The city follows Canyon County and Idaho state regulations, which generally allow STRs but may require business licenses and adherence to health and safety codes. There are no known prohibited areas specifically for STRs within Notus city limits, though operators should verify compliance with residential zoning restrictions and homeowners association rules if applicable. Recent legal changes have been minimal at the local level, with most STR regulation occurring at the county or state level, where Idaho has maintained a relatively permissive stance toward vacation rentals while allowing local municipalities to establish reasonable regulations for health, safety, and nuisance concerns.

The best areas for Airbnb investment in Notus, Idaho are primarily concentrated around the agricultural corridor near Highway 20/26 and the Boise River vicinity, which attract business travelers visiting the region's major food processing facilities like Simplot and other agricultural operations year-round. The downtown Notus area, though small, offers potential for visitors seeking authentic rural Idaho experiences and serves as a convenient stopover for travelers heading to recreational areas in the Treasure Valley. Properties near the Snake River and irrigation canal systems appeal to fishing enthusiasts and outdoor recreation visitors, particularly during spring and summer months. The residential areas along Notus Road and Can-Ada Road provide good investment opportunities due to their proximity to Canyon County's growing industrial base, attracting workers and contractors involved in agricultural technology and food processing projects. Additionally, properties within a 10-15 minute drive to Caldwell and Nampa capture overflow demand from visitors attending events at the Ford Idaho Center, College of Idaho activities, and Northwest Nazarene University functions, while maintaining lower property acquisition costs compared to more urban locations.

Airbnb properties in Notus, Idaho are subject to Idaho state sales tax at 6% on lodging accommodations, which applies to short-term rentals under 30 days. The state requires hosts to register for a sales tax permit and collect tax from guests, with monthly remittance due by the 20th of the following month for most operators. Canyon County, where Notus is located, does not impose additional lodging taxes beyond the state requirement. The City of Notus does not currently levy specific occupancy or lodging taxes on short-term rentals. Airbnb may collect and remit Idaho state sales tax on behalf of hosts through their platform since approximately 2019, though hosts should verify their registration status with the Idaho State Tax Commission. Exemptions typically include stays of 30 days or longer, which are considered long-term rentals rather than taxable lodging, and rentals to guests with valid tax-exempt certificates for qualifying purposes such as government travel.

To start an Airbnb in Notus, Idaho, expect total costs around $285,000-$315,000. Property purchase represents the largest expense at approximately $250,000-$275,000 based on median home prices in rural Idaho markets. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom setup including furniture, appliances, linens, and décor from retailers like IKEA, Wayfair, and local suppliers. Initial setup costs including professional photography, listing creation, and basic renovations average $3,000-$5,000. Permits and fees vary but expect $500-$1,500 for business licenses, short-term rental permits, and city compliance requirements. Insurance premiums for short-term rental coverage run $1,200-$2,000 annually, with companies like Proper Insurance or CBIZ providing specialized Airbnb policies. Utility setup and deposits for electricity, water, gas, internet, and cable total approximately $500-$800. First six months operating costs including utilities ($600-$900 monthly), cleaning services ($75-$125 per turnover), Airbnb platform fees (3% host fee), maintenance reserves, and marketing expenses typically require $8,000-$12,000 in working capital to maintain operations before achieving consistent bookings and cash flow.

Airbnb properties in Notus, Idaho, typically generate modest profitability due to the area's rural location and limited tourist demand, with average nightly rates ranging from $75-120 for typical 2-3 bedroom homes. Revenue potential is estimated at $15,000-25,000 annually for well-managed properties, while expenses including mortgage payments, utilities, cleaning fees, maintenance, and Airbnb's 3% host fee typically consume 60-75% of gross revenue, leaving profit margins of 25-40% or roughly $4,000-10,000 annually. Success factors in this market include proximity to Boise (about 20 miles), competitive pricing below $100/night, excellent guest communication, and targeting business travelers or visitors to nearby attractions like the Snake River. Properties near agricultural areas or with unique rural amenities tend to perform better, though occupancy rates generally remain lower than urban markets at 40-60% annually. The limited competition in Notus can benefit early adopters, but hosts must carefully manage expenses and maintain high guest satisfaction scores to achieve sustainable profitability in this smaller market.

Airbnb investments in Notus, Idaho typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, based on the area's proximity to Boise metropolitan market and growing tourism demand. Properties in Notus generally achieve profitability within 18-24 months, with average daily rates of $85-120 and occupancy rates of 65-75% during peak seasons. The market benefits from Boise's tech industry growth and outdoor recreation tourism, with investors seeing stronger performance in 3-4 bedroom homes that can accommodate families visiting nearby attractions like the Snake River and Deer Flat National Wildlife Refuge. Initial investment requirements typically range from $250,000-400,000 for suitable properties, with annual gross rental income averaging $18,000-35,000 depending on property size and amenities.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Notus, Idaho, offering comprehensive market analysis and property recommendations. In the Boise metropolitan area serving Notus, Keller Williams Realty has agents experienced in investment properties, while Coldwell Banker Tomlinson Group provides specialized services for vacation rental investments. RE/MAX Capital City features agents knowledgeable about Canyon County's rental market dynamics. National services include Mashvisor, which offers detailed Airbnb analytics for Idaho markets, AirDNA for short-term rental data analysis, and Roofstock, which focuses on turnkey rental properties. Local property management companies like Boise Property Management and Treasure Valley Property Management can assist with ongoing operations. Real estate investment firms such as BiggerPockets connects investors with Idaho-focused professionals, while AvantStay provides consultation on premium short-term rental acquisitions. Canyon County-based agents at Century 21 and Realty One Group specialize in investment properties, and services like Awning and RedAwning offer market analysis specifically for vacation rental investments in smaller Idaho communities like Notus.