Is Offutt AFB, Nebraska Good for Airbnb Investment?

To start an Airbnb near Offutt Air Force Base in Nebraska, begin by researching Sarpy County and Bellevue city regulations, as short-term rentals typically require business licenses and may have zoning restrictions within 2-3 miles of the base. Contact Bellevue City Hall at (402) 293-3000 to obtain necessary permits, which usually include a business license ($50-100), occupancy permit, and potential conditional use permit if in residential zones. Find properties within 10-15 minutes of Offutt AFB gates, focusing on 2-3 bedroom homes or apartments in Bellevue, Papillion, or La Vista, with purchase prices ranging $150,000-250,000 or rental agreements allowing subletting. Furnish with military-friendly amenities including reliable WiFi, workspace areas, early check-in/late check-out flexibility, and basic kitchen supplies, budgeting $8,000-15,000 for complete furnishing. List on Airbnb, VRBO, and military-specific platforms like Armed Forces Vacation Club, highlighting proximity to base (typically 5-20 minutes), pet-friendly options for military families, and extended stay discounts for PCS moves or training assignments. Manage bookings by maintaining 24/7 communication, partnering with local cleaning services like Merry Maids Omaha, and setting competitive rates of $80-150/night depending on size and amenities, while building relationships with base lodging offices for overflow referrals during peak training periods or family visits.

For identifying profitable STR properties near Offutt AFB, Nebraska, focus on locations within 10-15 minutes of the base gates, particularly in Bellevue and south Omaha areas where military personnel and contractors prefer to stay. Target 2-4 bedroom properties built after 1990 with dedicated parking, full kitchens, washer/dryer, and reliable WiFi, as these amenities appeal to extended military stays and visiting families. Analyze pricing by researching comparable Airbnb and VRBO listings within a 5-mile radius of the base, aiming for nightly rates between $80-150 depending on size and amenities, with occupancy rates typically ranging 60-75% due to consistent military demand. Competition research should include monitoring existing STR properties on major platforms, noting their booking calendars, guest reviews, and pricing strategies, while identifying gaps in availability during peak PCS (Permanent Change of Station) seasons in summer and winter. Utilize tools like AirDNA for market analytics, Mashvisor for investment property analysis, and local resources including the Bellevue Chamber of Commerce, Sarpy County tourism data, and Facebook groups for Offutt AFB families to understand demand patterns and seasonal trends specific to this military-focused market.

To obtain an Airbnb/STR permit for Offutt AFB, Nebraska, you must first contact the Sarpy County Planning Department at 1210 Golden Gate Drive, Papillion, NE 68046, as the base falls under county jurisdiction for civilian housing matters, then submit a Special Use Permit application including a completed application form, property deed or lease agreement, floor plans showing the rental space, proof of insurance with minimum $1 million liability coverage, fire safety inspection certificate from Bellevue Fire Department, and a $350 application fee plus $75 annual renewal fee. Required documents also include a business license from Nebraska Department of Revenue, tax registration certificate, parking plan showing adequate spaces for guests, and written consent from neighbors within 200 feet if in residential areas. The timeline typically takes 45-60 days for initial approval including a public hearing before the Planning Commission, followed by a 14-day appeal period, with specific Offutt AFB requirements including security clearance verification for any rentals within 5 miles of the base perimeter, compliance with noise ordinances due to aircraft operations, and mandatory registration with the base housing office if renting to military personnel, plus adherence to local occupancy limits of no more than 6 unrelated adults per unit and parking restrictions that require one space per bedroom plus one additional space.

Short-term rentals (STRs) are generally prohibited on Offutt Air Force Base itself, as military installations typically restrict commercial activities and temporary lodging operations within base boundaries under federal military regulations. However, STRs are legal in the surrounding areas of Sarpy County, Nebraska, where Offutt AFB is located, though they must comply with local zoning ordinances and registration requirements established by Bellevue and other nearby municipalities around 2019-2021. Military personnel and civilians living in off-base housing in communities like Bellevue, Papillion, and La Vista can operate STRs subject to municipal licensing, occupancy limits, parking requirements, and noise restrictions. Recent changes in Sarpy County have included stricter enforcement of zoning compliance and registration processes, with some areas requiring conditional use permits for STRs in residential zones. While the base itself maintains restrictions on commercial lodging operations, the surrounding civilian communities have generally embraced regulated STR operations to serve the transient military population and visitors to the area.

The best areas for Airbnb investment near Offutt AFB, Nebraska include Bellevue (immediately adjacent to the base), Papillion, and La Vista, which attract military personnel, contractors, and families visiting service members due to their proximity to the base and established residential infrastructure. Downtown Omaha, particularly the Old Market district and areas near CHI Health Center, offers strong potential due to business travelers, tourists visiting attractions like the Henry Doorly Zoo, and event attendees for concerts and conventions. The Aksarben Village area in Omaha provides excellent opportunities given its upscale development, proximity to the University of Nebraska Medical Center, and appeal to medical professionals and university visitors. West Omaha neighborhoods like Millard and Elkhorn are attractive for longer-term stays by military families during relocations or extended training periods. The Chalco area in Sarpy County offers good value with lower property costs while maintaining reasonable access to both the air force base and Omaha's business districts, making it suitable for budget-conscious travelers and extended-stay guests.

Airbnb properties near Offutt Air Force Base in Nebraska are subject to multiple lodging taxes including Nebraska's state lodging tax of 1% on gross receipts, Sarpy County's lodging tax of 2%, and the City of Bellevue's lodging tax of 4%, totaling approximately 7% in combined lodging taxes. 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 through Airbnb's automated tax collection system, which began in Nebraska around 2018-2019. Hosts may still need to register with local tax authorities and file periodic returns even when Airbnb collects taxes, and should verify their specific obligations with the Nebraska Department of Revenue, Sarpy County, and Bellevue city offices. Exemptions may apply for stays exceeding 30 consecutive days, government travelers on official business, and certain non-profit organizations, though documentation requirements vary by jurisdiction. Military personnel on temporary duty assignments may qualify for exemptions under specific circumstances, particularly relevant given the proximity to Offutt AFB, but hosts should verify eligibility requirements with local tax authorities as exemption criteria can change frequently.

Starting an Airbnb near Offutt AFB, Nebraska requires approximately $180,000-220,000 in total initial investment. Property purchase costs around $150,000-180,000 based on median home prices in the Bellevue/Papillion area near the base. Furnishing a 2-3 bedroom property costs $8,000-12,000 including beds, living room furniture, kitchen essentials, linens, and décor. Initial setup expenses total $2,000-3,000 covering professional photography, listing creation, welcome materials, and basic amenities. Permits and fees range from $500-1,500 including business license, short-term rental permits, and potential HOA approvals. Insurance costs $1,200-2,000 annually for landlord and short-term rental coverage. Utility setup and deposits require $500-800 for electricity, gas, water, internet, and cable services. First six months operating costs total $8,000-12,000 including utilities ($200-300/month), cleaning services ($75-100 per turnover), maintenance reserves ($200-400/month), platform fees (3% of bookings), supplies and amenities ($100-200/month), and marketing expenses. The proximity to Offutt AFB provides steady demand from military personnel, contractors, and visiting families, making this market particularly viable for short-term rentals.

Airbnb properties near Offutt Air Force Base in Nebraska typically generate annual revenues of $15,000-$35,000 for single-family homes and $8,000-$18,000 for apartments, with occupancy rates averaging 60-75% due to consistent military personnel rotations and contractor demand. Operating expenses generally run 40-50% of gross revenue, including cleaning fees ($50-75 per turnover), utilities ($150-250 monthly), property management (15-25% if outsourced), insurance ($1,200-2,000 annually), and maintenance costs. Net profit margins typically range from 25-40% for well-managed properties, with higher-end homes near the base commanding $120-180 per night compared to $80-120 for standard accommodations. Success factors include proximity to the base (within 15 miles), furnished units with military-friendly amenities like high-speed internet and flexible check-in/out times, and properties that accommodate temporary duty assignments lasting 30-90 days. A typical 3-bedroom home purchased for $180,000 and generating $28,000 annually in revenue with $12,000 in expenses would yield approximately $16,000 net profit, representing a 9% return on investment before mortgage considerations, making the market moderately profitable but requiring careful property selection and management to maximize returns in this specialized military market.

Airbnb investments near Offutt Air Force Base in Nebraska typically generate annual ROI of 12-18% due to consistent military personnel demand and limited local lodging options. Cash-on-cash returns generally range from 8-14% annually, with properties within 10 miles of the base performing strongest. Initial profitability usually occurs within 6-12 months, with full investment recovery expected in 5-7 years. The market benefits from steady occupancy rates of 65-75% year-round, driven by temporary duty assignments, permanent change of station moves, and visiting military families. Properties priced between $150,000-$250,000 with 2-4 bedrooms show optimal performance, generating average monthly revenues of $2,200-$3,500. The proximity to Strategic Air Command headquarters and Boeing's manufacturing facility provides additional corporate traveler demand, supporting premium nightly rates of $85-$140 compared to traditional rentals at $800-$1,200 monthly.

STRSearch is a national platform that specializes in identifying profitable short-term rental investment opportunities including in the Offutt AFB, Nebraska area. Local real estate agents serving the Bellevue and Papillion markets near Offutt AFB include Berkshire Hathaway HomeServices Ambassador Real Estate, Nebraska Realty, and RE/MAX Real Estate Group, with agents like those at Coldwell Banker NHS Real Estate who understand military housing needs and investment potential. National services include Mashvisor for market analysis and property identification, AirDNA for short-term rental data analytics, Awning for turnkey Airbnb investment properties, Roofstock for rental property investments, and BiggerPockets for investor networking and education. Local property management companies such as RedAwning, AvantStay, and regional firms like Midwest Property Management can handle day-to-day operations, while services like Furnishr and MiloPro provide furnishing solutions for short-term rentals. Investment-focused mortgage lenders including Lima One Capital and Visio Lending offer financing specifically for rental properties, and platforms like Rabbu and Rove Travel provide market insights and investment analysis for the Omaha metropolitan area including properties near Offutt Air Force Base.