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Find Your Airbnb InvestmentInvesting in Airbnb properties in Nubs Nob, Michigan, presents a highly seasonal, yet potentially lucrative opportunity primarily driven by its robust winter tourism market. Current market conditions indicate property values averaging $250,000-$450,000 for suitable vacation rentals, with higher-end, ski-accessible properties fetching premium rates. Tourism trends are heavily concentrated around the peak winter ski season (December-March), during which occupancy rates can soar to 75-85% and daily rates range from $180-$280. While summer months see moderate occupancy (60-70%) and lower daily rates ($120-$180) due to lake activities, spring and fall shoulder seasons experience significant dips to 25-35% occupancy. This extreme seasonality means that annual gross revenues, typically ranging from $12,000-$25,000, are largely dependent on the winter months. Despite the high seasonality and associated management demands, well-positioned and amenitized properties can achieve annual ROIs between 8-15%, outperforming traditional long-term rentals in the area, with a payback period typically ranging from 7-12 years. Investors should carefully consider the significant operational expenses (35-45% of gross income) and the reliance on winter sports tourism.
Based on available market data and regional analysis, Airbnb properties in Nubs Nob, Michigan typically generate between $800-2,500 monthly during peak winter ski season (December through March), with average occupancy rates ranging from 65-85% during these months. Summer months see reduced earnings of approximately $400-1,200 monthly with 40-60% occupancy, while shoulder seasons (spring and fall) average $300-800 monthly. The significant seasonal variation is primarily driven by Nubs Nob's proximity to ski resorts, with winter sports enthusiasts willing to pay premium rates of $150-300 per night compared to summer rates of $80-150 per night. Key factors affecting earnings include property size and amenities (hot tubs and ski equipment storage command higher rates), distance from ski lifts, property condition and modern furnishings, responsive host management, and competition from approximately 50-75 other short-term rentals in the immediate area. Properties within walking distance of slopes typically outperform those requiring transportation by 20-30%, while homes accommodating 6-8 guests see higher per-night rates but may experience lower overall occupancy than smaller 2-4 person properties. Annual gross revenues for well-managed properties typically range from $12,000-25,000, though exceptional properties with premium locations and amenities can exceed $30,000 annually.
Airbnb investments in Nubs Nob, Michigan typically generate ROI between 8-15% annually, with higher-end ski-accessible properties achieving returns up to 18% during peak winter seasons due to the area's proximity to Nubs Nob Ski Area and Boyne Highlands Resort. The average payback period ranges from 7-12 years depending on property acquisition costs, which average $250,000-$450,000 for suitable vacation rental properties in the area. Peak season occupancy rates reach 75-85% from December through March, while summer months see 45-60% occupancy as visitors enjoy hiking, golf, and lake activities, resulting in average daily rates of $180-$280 in winter and $120-$180 in summer. Compared to traditional long-term rentals in the Harbor Springs/Petoskey area which typically yield 6-9% annually, Airbnb properties outperform by 2-6 percentage points but require significantly more active management and carry higher vacancy risks during shoulder seasons, with annual operating expenses including cleaning, maintenance, and platform fees typically consuming 35-45% of gross rental income versus 25-30% for long-term rentals.
Nubs Nob, Michigan, a small ski resort area near Harbor Springs, experiences highly seasonal Airbnb occupancy rates averaging approximately 45-50% annually, with dramatic fluctuations throughout the year. Peak winter season from December through March sees occupancy rates soar to 75-85% due to skiing and winter sports tourism, while summer months (June-August) maintain moderate rates of 60-70% driven by lake activities and warm weather tourism. Spring and fall shoulder seasons drop significantly to 25-35% occupancy as the area lacks major attractions during these periods. These rates are notably higher than Michigan's statewide average of approximately 55-60% annual occupancy, primarily due to Nubs Nob's specialized winter tourism market, but fall below national Airbnb averages of 65-70% due to the area's limited year-round appeal and remote location. The extreme seasonality makes Nubs Nob properties highly dependent on winter sports tourism, with many hosts achieving their annual revenue goals primarily during the 3-4 month peak winter season.
The Harbor Springs area offers the strongest Airbnb investment potential with its proximity to Nubs Nob ski resort, upscale demographics, and year-round appeal from both winter skiing and summer boating activities, commanding premium nightly rates of $200-400. The Petoskey downtown district provides excellent walkability to restaurants, shops, and Lake Michigan beaches, attracting both leisure and business travelers with consistent occupancy rates and moderate pricing power around $150-250 per night. The Walloon Lake neighborhood appeals to families and groups seeking lakefront experiences, offering strong summer rental demand and the ability to charge $180-320 nightly for waterfront properties. The Bay View historic area draws cultural tourists and provides unique Victorian-era charm with proximity to summer festivals and events, supporting rates of $160-280 per night. The Conway area offers more affordable entry points while still maintaining close ski resort access, attracting budget-conscious skiers and families with rates around $120-200 nightly. The Boyne City region provides excellent value with growing popularity, lakefront access, and developing amenities, offering strong appreciation potential and rental rates of $140-240 per night.
Short-term rental regulations in the Nubs Nob area of Michigan, located in Harbor Springs within Emmet County, are primarily governed by local township ordinances rather than state-level regulations. Property owners typically must obtain a short-term rental permit through the local township office, with annual fees ranging from $200-500, and properties are generally limited to occupancy based on septic capacity or a maximum of 2 people per bedroom plus 2 additional guests. Owner-occupancy requirements vary by township but many require the owner to be present during rentals or maintain primary residence status, while zoning restrictions often limit short-term rentals to specific residential districts with some areas prohibiting them entirely near sensitive waterfront zones. The registration process usually involves submitting applications with property details, septic system information, parking plans, and proof of liability insurance, along with annual inspections for safety compliance. Recent regulatory changes around 2022-2023 have included stricter noise ordinances, enhanced parking requirements, and increased penalties for violations, with some townships implementing caps on the total number of short-term rental permits issued to preserve neighborhood character in this popular ski resort and summer recreation area.
Short-term rentals in Nubs Nob, Michigan are subject to Michigan's 6% state sales tax and an additional 5% state use tax on lodging, totaling 11% in state taxes. Emmet County imposes a 5% accommodations tax on short-term rentals, bringing the total tax rate to approximately 16%. The City of Harbor Springs, which has jurisdiction over the Nubs Nob area, requires short-term rental operators to obtain an annual business license costing $50 and a short-term rental permit with fees ranging from $200-400 annually depending on property size and occupancy limits. Property owners must also pay standard property taxes, which average 1.2-1.5% of assessed value in Emmet County. Additional costs may include a one-time zoning compliance review fee of $150, fire safety inspection fees of $75-125, and potential homeowners association fees if applicable. Some properties may also be subject to special assessment districts for tourism promotion, typically adding 1-2% to the total tax burden.
Investing in Airbnb properties in Nubs Nob, Michigan, presents a highly seasonal, yet potentially lucrative opportunity primarily driven by its robust winter tourism market. Current market conditions indicate property values averaging $250,000-$450,000 for suitable vacation rentals, with higher-end, ski-accessible properties fetching premium rates. Tourism trends are heavily concentrated around the peak winter ski season (December-March), during which occupancy rates can soar to 75-85% and daily rates range from $180-$280. While summer months see moderate occupancy (60-70%) and lower daily rates ($120-$180) due to lake activities, spring and fall shoulder seasons experience significant dips to 25-35% occupancy. This extreme seasonality means that annual gross revenues, typically ranging from $12,000-$25,000, are largely dependent on the winter months. Despite the high seasonality and associated management demands, well-positioned and amenitized properties can achieve annual ROIs between 8-15%, outperforming traditional long-term rentals in the area, with a payback period typically ranging from 7-12 years. Investors should carefully consider the significant operational expenses (35-45% of gross income) and the reliance on winter sports tourism.
Based on available market data and regional analysis, Airbnb properties in Nubs Nob, Michigan typically generate between $800-2,500 monthly during peak winter ski season (December through March), with average occupancy rates ranging from 65-85% during these months. Summer months see reduced earnings of approximately $400-1,200 monthly with 40-60% occupancy, while shoulder seasons (spring and fall) average $300-800 monthly. The significant seasonal variation is primarily driven by Nubs Nob's proximity to ski resorts, with winter sports enthusiasts willing to pay premium rates of $150-300 per night compared to summer rates of $80-150 per night. Key factors affecting earnings include property size and amenities (hot tubs and ski equipment storage command higher rates), distance from ski lifts, property condition and modern furnishings, responsive host management, and competition from approximately 50-75 other short-term rentals in the immediate area. Properties within walking distance of slopes typically outperform those requiring transportation by 20-30%, while homes accommodating 6-8 guests see higher per-night rates but may experience lower overall occupancy than smaller 2-4 person properties. Annual gross revenues for well-managed properties typically range from $12,000-25,000, though exceptional properties with premium locations and amenities can exceed $30,000 annually.
Airbnb investments in Nubs Nob, Michigan typically generate ROI between 8-15% annually, with higher-end ski-accessible properties achieving returns up to 18% during peak winter seasons due to the area's proximity to Nubs Nob Ski Area and Boyne Highlands Resort. The average payback period ranges from 7-12 years depending on property acquisition costs, which average $250,000-$450,000 for suitable vacation rental properties in the area. Peak season occupancy rates reach 75-85% from December through March, while summer months see 45-60% occupancy as visitors enjoy hiking, golf, and lake activities, resulting in average daily rates of $180-$280 in winter and $120-$180 in summer. Compared to traditional long-term rentals in the Harbor Springs/Petoskey area which typically yield 6-9% annually, Airbnb properties outperform by 2-6 percentage points but require significantly more active management and carry higher vacancy risks during shoulder seasons, with annual operating expenses including cleaning, maintenance, and platform fees typically consuming 35-45% of gross rental income versus 25-30% for long-term rentals.
Nubs Nob, Michigan, a small ski resort area near Harbor Springs, experiences highly seasonal Airbnb occupancy rates averaging approximately 45-50% annually, with dramatic fluctuations throughout the year. Peak winter season from December through March sees occupancy rates soar to 75-85% due to skiing and winter sports tourism, while summer months (June-August) maintain moderate rates of 60-70% driven by lake activities and warm weather tourism. Spring and fall shoulder seasons drop significantly to 25-35% occupancy as the area lacks major attractions during these periods. These rates are notably higher than Michigan's statewide average of approximately 55-60% annual occupancy, primarily due to Nubs Nob's specialized winter tourism market, but fall below national Airbnb averages of 65-70% due to the area's limited year-round appeal and remote location. The extreme seasonality makes Nubs Nob properties highly dependent on winter sports tourism, with many hosts achieving their annual revenue goals primarily during the 3-4 month peak winter season.
The Harbor Springs area offers the strongest Airbnb investment potential with its proximity to Nubs Nob ski resort, upscale demographics, and year-round appeal from both winter skiing and summer boating activities, commanding premium nightly rates of $200-400. The Petoskey downtown district provides excellent walkability to restaurants, shops, and Lake Michigan beaches, attracting both leisure and business travelers with consistent occupancy rates and moderate pricing power around $150-250 per night. The Walloon Lake neighborhood appeals to families and groups seeking lakefront experiences, offering strong summer rental demand and the ability to charge $180-320 nightly for waterfront properties. The Bay View historic area draws cultural tourists and provides unique Victorian-era charm with proximity to summer festivals and events, supporting rates of $160-280 per night. The Conway area offers more affordable entry points while still maintaining close ski resort access, attracting budget-conscious skiers and families with rates around $120-200 nightly. The Boyne City region provides excellent value with growing popularity, lakefront access, and developing amenities, offering strong appreciation potential and rental rates of $140-240 per night.
Short-term rental regulations in the Nubs Nob area of Michigan, located in Harbor Springs within Emmet County, are primarily governed by local township ordinances rather than state-level regulations. Property owners typically must obtain a short-term rental permit through the local township office, with annual fees ranging from $200-500, and properties are generally limited to occupancy based on septic capacity or a maximum of 2 people per bedroom plus 2 additional guests. Owner-occupancy requirements vary by township but many require the owner to be present during rentals or maintain primary residence status, while zoning restrictions often limit short-term rentals to specific residential districts with some areas prohibiting them entirely near sensitive waterfront zones. The registration process usually involves submitting applications with property details, septic system information, parking plans, and proof of liability insurance, along with annual inspections for safety compliance. Recent regulatory changes around 2022-2023 have included stricter noise ordinances, enhanced parking requirements, and increased penalties for violations, with some townships implementing caps on the total number of short-term rental permits issued to preserve neighborhood character in this popular ski resort and summer recreation area.
Short-term rentals in Nubs Nob, Michigan are subject to Michigan's 6% state sales tax and an additional 5% state use tax on lodging, totaling 11% in state taxes. Emmet County imposes a 5% accommodations tax on short-term rentals, bringing the total tax rate to approximately 16%. The City of Harbor Springs, which has jurisdiction over the Nubs Nob area, requires short-term rental operators to obtain an annual business license costing $50 and a short-term rental permit with fees ranging from $200-400 annually depending on property size and occupancy limits. Property owners must also pay standard property taxes, which average 1.2-1.5% of assessed value in Emmet County. Additional costs may include a one-time zoning compliance review fee of $150, fire safety inspection fees of $75-125, and potential homeowners association fees if applicable. Some properties may also be subject to special assessment districts for tourism promotion, typically adding 1-2% to the total tax burden.
* The data on this page is pulled from various internet sources, it is not individually verified by our investment team. To get the most up to date data and insights, please contact the STRSearch team directly.
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To start an Airbnb in Nubs Nob, Michigan, begin by researching local regulations through Harbor Springs Township and Emmet County, as this ski resort area typically requires short-term rental permits and may have occupancy limits or seasonal restrictions given its resort nature. Contact Emmet County Building Department for necessary permits including a business license, potential zoning compliance certificate, and fire safety inspection, which typically costs $200-500 total. Find property by searching ski-accessible locations near Nubs Nob Resort, focusing on condos, chalets, or homes within 1-2 miles of the slopes, with purchase prices ranging $300,000-800,000 depending on proximity and size. Furnish the property with ski-themed decor, boot drying areas, hot tub if possible, high-quality bedding, full kitchen amenities, and winter gear storage, budgeting $15,000-30,000 for complete furnishing. List your property on Airbnb, VRBO, and local Michigan vacation rental sites, emphasizing ski access, winter activities, and summer lake proximity, with professional photography showcasing both interior and mountain views. Manage the property by partnering with local cleaning services like those in nearby Petoskey or Harbor Springs, install keyless entry systems, provide 24/7 guest communication, stock winter essentials like firewood and ice melt, and consider hiring a local property management company such as Northern Michigan vacation rental managers who charge 20-30% commission but handle maintenance, cleaning, and guest services year-round.
To identify profitable short-term rental properties in Nubs Nob, Michigan, focus on locations within 1-2 miles of Nubs Nob Ski Area and close to Harbor Springs downtown, prioritizing properties with lake access or views of Little Traverse Bay. Seek 3-4 bedroom homes or condos with amenities like hot tubs, fireplaces, ski storage, and outdoor spaces that can accommodate 6-10 guests year-round. Analyze pricing using AirDNA and Mashvisor to target properties generating $150-300 per night during peak ski season (December-March) and $100-200 during summer months, with annual revenue potential of $40,000-80,000. Research competition by studying similar properties within a 5-mile radius, noting their occupancy rates, amenities, and pricing strategies through platforms like AllTheRooms and direct Airbnb/VRBO searches. Utilize local resources including Harbor Springs Chamber of Commerce market data, Emmet County property records, and connect with local property management companies like Vacasa or RedAwning who operate in the area, while monitoring seasonal trends that show peak demand during Tulip Time Festival in May, summer boating season, and winter skiing months.
To obtain an Airbnb/STR permit in Nubs Nob, Michigan, you must first contact the Harbor Springs City Hall at 160 Zoll Street since Nubs Nob falls under Harbor Springs jurisdiction, or check with Emmet County Planning Department at 200 Division Street, Petoskey for county requirements. Required documents typically include a completed short-term rental application, proof of property ownership or lease agreement, certificate of occupancy, fire safety inspection certificate from the local fire department, proof of liability insurance (minimum $1 million coverage), site plan showing parking areas and occupancy limits, and a waste management plan. Application fees generally range from $150-300 initially with annual renewal fees of $100-200. The approval timeline is typically 30-60 days depending on inspection scheduling and document completeness. Specific Nubs Nob/Harbor Springs requirements likely include maximum occupancy limits based on bedrooms and septic capacity, designated parking spaces (usually 2 per unit), quiet hours enforcement (typically 10 PM to 8 AM), proper signage with permit numbers displayed, and compliance with local zoning ordinances that may restrict STRs in certain residential areas. You must also register with the state of Michigan for sales tax collection and may need additional permits if offering amenities like hot tubs or fire pits.
Short-term rentals (STRs) in Nubs Nob, Michigan are generally legal but subject to local regulations and zoning restrictions. Located in Harbor Springs Township in Emmet County, the area falls under township zoning ordinances that typically allow vacation rentals in residential zones with certain conditions such as occupancy limits, parking requirements, and noise restrictions. The township has implemented registration requirements for STR operators, including obtaining proper permits and maintaining compliance with health and safety standards. Recent changes around 2022-2023 have included stricter enforcement of existing regulations and enhanced registration processes to address community concerns about noise and parking issues. Properties must comply with state fire safety codes and local building requirements, and operators are generally required to provide emergency contact information and maintain liability insurance. While not prohibited outright, STRs face restrictions on maximum occupancy based on septic system capacity and available parking spaces, and some homeowner associations in the area may have additional covenant restrictions limiting or prohibiting short-term rental activities.
The best areas for Airbnb investment near Nubs Nob, Michigan are Harbor Springs downtown district, which attracts year-round visitors with its charming waterfront location, upscale shopping, and proximity to both Nubs Nob skiing and Boyne Highlands resort activities, generating strong rental demand from tourists seeking walkable amenities and lake access. The Petoskey Gaslight District offers excellent investment potential due to its historic charm, numerous restaurants, shops, and events like the annual Sidewalk Sales, plus it serves business travelers visiting McLaren Northern Michigan hospital and local corporate offices. Bay Harbor presents luxury rental opportunities targeting affluent guests drawn to its championship golf courses, marina, and upscale resort amenities, particularly during summer months and golf season. The Walloon Lake area provides strong seasonal rental income from families and groups seeking lakefront recreation, fishing, and water sports, with properties offering private lake access commanding premium rates. Finally, the immediate Nubs Nob base area neighborhoods capture the core ski market during winter months while benefiting from summer mountain biking and scenic chairlift operations, making them ideal for properties targeting active outdoor enthusiasts year-round.
In Nubs Nob, Michigan, Airbnb properties are subject to Michigan's 6% state sales tax on lodging accommodations, which is automatically collected by Airbnb and remitted to the Michigan Department of Treasury on behalf of hosts. Additionally, Emmet County imposes a 5% accommodations tax on short-term rentals, bringing the total tax burden to approximately 11% for guests. The county tax is collected through the Emmet County Treasurer's office, and individual hosts may need to register and remit this tax directly if not collected by the platform. Some municipalities within Emmet County may impose additional local lodging taxes ranging from 2-4%, though specific rates for the Nubs Nob area vary by exact location. Exemptions typically apply to stays exceeding 30 consecutive days, which are considered long-term rentals rather than transient accommodations. Hosts must maintain detailed records of all bookings and tax collections, with quarterly remittance requirements for county taxes and monthly reporting for state taxes when collected independently.
The total cost to start an Airbnb in Nubs Nob, Michigan is approximately $485,000-$565,000. Property purchase costs around $400,000-$475,000 based on median ski area home prices in northern Michigan. Furnishing a 3-bedroom vacation rental requires $15,000-$25,000 for beds, linens, kitchen essentials, living room furniture, and outdoor equipment suitable for year-round guests. Initial setup costs including professional photography, listing optimization, and welcome amenities total $2,000-$3,500. Permits and fees including business license, short-term rental permit, and zoning compliance cost $500-$1,200 annually. Insurance for short-term rental coverage runs $3,000-$4,500 per year, significantly higher than standard homeowner's insurance. Utilities including electricity, gas, water, internet, and cable average $400-$600 monthly or $2,400-$3,600 for six months. First six months operating costs including cleaning services at $100 per turnover, maintenance, supplies, platform fees to Airbnb and VRBO, marketing, and property management total $8,000-$12,000, assuming 60-70% occupancy rates typical for northern Michigan vacation rentals.
Airbnb properties in Nubs Nob, Michigan, typically generate annual revenues of $15,000-$35,000 for ski-season focused rentals, with peak winter months (December-March) commanding $150-$300 per night due to proximity to Nubs Nob Ski Area, while summer rates drop to $80-$150 per night. Operating expenses generally run 40-60% of gross revenue, including property management fees (15-25%), cleaning costs ($75-$125 per turnover), utilities ($200-$400 monthly), insurance ($1,500-$3,000 annually), and maintenance averaging $2,000-$4,000 yearly for ski-country properties. Net profit margins typically range from 15-35% for well-managed properties, with successful operators like those managing chalets near the ski slopes achieving higher margins through premium pricing during Petoskey-Harbor Springs area peak seasons. Success factors include strategic location within 5 miles of Nubs Nob, professional photography showcasing ski access, dynamic pricing that captures $250+ weekend rates during powder days, and partnerships with local ski rental shops and restaurants in nearby Harbor Springs, with properties featuring hot tubs, fireplaces, and ski storage commanding 20-30% premium rates over standard vacation rentals in the region.
Airbnb investments in Nubs Nob, Michigan typically generate annual ROI of 12-18% due to the area's strong ski tourism and proximity to Boyne Highlands Resort, with peak winter occupancy rates reaching 75-85% during ski season (December-March) and summer rates of 60-70% for hiking and outdoor activities. Cash-on-cash returns generally range from 8-14% annually, with properties averaging $180-250 per night during peak winter months and $120-180 during summer, while shoulder seasons see rates drop to $80-120 per night. Most investors achieve profitability within 18-24 months, particularly for well-located properties within 2-3 miles of ski slopes, with annual gross revenues typically ranging from $35,000-55,000 for a standard 3-bedroom cabin after accounting for seasonal fluctuations, property management fees of 20-25%, and maintenance costs averaging 15-20% of gross revenue.
STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for investors looking in Nubs Nob, Michigan. Local real estate agents in the area include Coldwell Banker Schmidt Realtors and Century 21 Northland, both of which have experience with vacation rental properties in the Boyne Highlands region. National services like AirDNA provide market analysis and revenue projections for Airbnb investments, while Mashvisor offers property search tools specifically for rental income properties. RedAwning and Vacasa provide property management services for investors who purchase Airbnb properties in the area. Local property management companies such as Northern Michigan Vacation Rentals and Boyne Country Rentals can assist with ongoing operations. Real estate investment platforms like Roofstock and BiggerPockets offer resources and networking opportunities for short-term rental investors. Additionally, local mortgage brokers familiar with investment properties in Emmet County can help secure financing for Airbnb purchases in the Nubs Nob ski area market.
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