Is Ogden, Kansas Good for Airbnb Investment?

To start an Airbnb in Ogden, Kansas, begin by researching local zoning laws and regulations through Riley County and the City of Ogden, as short-term rentals may require special permits or fall under specific zoning restrictions in this small community of approximately 2,000 residents. Contact Ogden City Hall at 785-539-0311 to inquire about business licenses, occupancy permits, and any short-term rental ordinances that may have been enacted since 2020 when many Kansas municipalities began regulating Airbnb properties. Obtain necessary permits including a business license from the city, ensure your property meets fire safety codes, and verify compliance with Americans with Disabilities Act requirements if applicable. Find a suitable property by searching residential areas near Fort Riley or along Highway 18, considering that Ogden's proximity to Manhattan and the military base creates demand for temporary housing, with property prices typically ranging from $80,000-$150,000 for suitable homes. Furnish the property with essential amenities including Wi-Fi, basic kitchen supplies, linens, and military-friendly features given the area's connection to Fort Riley, budgeting approximately $5,000-$10,000 for initial furnishing. List your property on Airbnb, VRBO, and other platforms with competitive pricing around $75-$125 per night based on local market rates, highlighting proximity to Kansas State University (30 minutes) and Fort Riley (20 minutes). Manage the property by establishing cleaning protocols, coordinating with local cleaning services in nearby Manhattan if needed, implementing keyless entry systems, and maintaining responsive communication with guests while ensuring compliance with Kansas state tax requirements including collecting and remitting applicable sales taxes to the Kansas Department of Revenue.

To identify profitable short-term rental properties in Ogden, Kansas, focus on properties within 15-20 minutes of major attractions like Fort Riley military base, Kansas State University events, or outdoor recreation areas along the Kansas River, as these drive consistent demand from military families, university visitors, and outdoor enthusiasts. Target 2-4 bedroom single-family homes or duplexes built after 1980 with modern amenities, full kitchens, dedicated parking, and outdoor spaces, as these features command premium rates of $80-150 per night in the Ogden market. Conduct pricing analysis using AirDNA and Mashvisor to benchmark against comparable properties in Manhattan, Junction City, and Fort Riley areas, aiming for properties under $200,000 that can generate 15-25% annual returns. Research competition by analyzing existing Airbnb and VRBO listings within a 10-mile radius, identifying gaps in amenities or underserved dates, particularly during Kansas State football seasons, military graduation periods, and summer outdoor activity peaks. Utilize tools like Rabbu, BiggerPockets calculators, and local MLS data through Realtor.com, while connecting with Riley County tourism boards and Fort Riley housing offices to understand demand patterns, and consider properties near Highway 18 or Interstate 70 for easy access, ensuring compliance with Riley County short-term rental regulations and targeting occupancy rates of 60-75% to achieve profitability.

To obtain an Airbnb/STR permit in Ogden, Kansas, contact the Riley County Planning Department at 110 Courthouse Plaza in Manhattan, Kansas, as Ogden falls under Riley County jurisdiction for zoning and permit requirements. You'll need to submit a completed short-term rental application form, proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental unit, parking plan showing adequate off-street parking, and contact information for a local property manager if you're not residing within 30 miles of the property. The application fee is approximately $150 with an annual renewal fee of $75, and you may need to pay additional inspection fees of around $50. The approval timeline typically takes 4-6 weeks after submitting a complete application, including time for staff review and any required inspections. Specific Ogden requirements include maintaining the property's residential character, providing adequate parking for guests without impacting neighbors, ensuring compliance with fire safety codes, limiting occupancy to no more than 2 people per bedroom plus 2 additional guests, maintaining a guest registry, and responding to any complaints within 2 hours if you're the local contact or ensuring your property manager can do so.

Short-term rentals (STRs) in Ogden, Kansas are generally legal but subject to local regulations and zoning restrictions. As a small city in Riley County, Ogden typically allows STRs in residential areas but may require business licenses, compliance with health and safety codes, and adherence to occupancy limits. The city likely prohibits STRs in certain residential zones or requires special use permits, with restrictions on parking, noise, and the number of guests allowed. Recent changes in Kansas state law around 2021-2022 have generally supported property owners' rights to operate STRs while allowing municipalities to impose reasonable regulations for health, safety, and welfare. Property owners in Ogden should verify current zoning compliance, obtain necessary permits, and ensure their STR operations meet local fire safety and building codes, as violations can result in fines or shutdown orders.

The best areas for Airbnb investment in Ogden, Kansas include the historic downtown district near Main Street, which attracts visitors interested in the town's railroad heritage and antique shopping, particularly during the annual Ogden Days festival in September. The residential neighborhoods along Highway 18 offer convenient access for business travelers visiting nearby Manhattan and Fort Riley military installation, making them attractive for corporate housing needs. Properties near Tuttle Creek Lake (approximately 15 miles east) capture weekend recreation visitors and fishing enthusiasts, especially during spring and summer months. The areas close to Flint Hills Discovery Center and Konza Prairie benefit from eco-tourism and educational group visits, while neighborhoods with easy Interstate 70 access serve travelers needing overnight stops between Kansas City and Denver. The proximity to Kansas State University in Manhattan (20 minutes away) creates demand for parent weekend accommodations and university event visitors, making properties in quiet residential areas particularly appealing for families seeking alternatives to traditional hotels.

Airbnb properties in Ogden, Kansas are subject to Kansas state transient guest tax of 6% on lodging stays 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. Riley County, where Ogden is located, imposes an additional 2% transient guest tax bringing the total occupancy tax rate to approximately 8%, with county taxes also collected by hosts and remitted quarterly to Riley County. The city of Ogden does not currently impose a separate municipal lodging tax as of 2023. Hosts must register with both state and county tax authorities, maintain detailed records of all bookings and tax collections, and file returns even in months with no activity. Exemptions typically apply to stays of 28 days or longer, government employees on official business, and certain nonprofit organization bookings, though documentation is required to claim exemptions.

The total cost to start an Airbnb in Ogden, Kansas would be approximately $185,000-$220,000. Property purchase costs around $120,000-$140,000 based on median home prices in rural Kansas communities. Furnishing a 2-3 bedroom property completely would cost $15,000-$25,000 including furniture, appliances, linens, and decor. Initial setup expenses including professional photography, listing creation, and basic renovations total $3,000-$5,000. Permits and fees vary but expect $500-$1,500 for business licenses, short-term rental permits, and inspection fees. Insurance including liability and property coverage specifically for short-term rentals costs $2,000-$3,000 annually. Utility deposits and connections for electricity, water, gas, internet, and cable total $1,000-$2,000. First six months operating costs including utilities ($600/month), cleaning supplies ($200/month), maintenance reserves ($300/month), marketing ($100/month), and platform fees (3% of bookings estimated at $150/month) total approximately $8,100. Additional working capital of $5,000-$10,000 is recommended for unexpected expenses and initial vacancy periods before establishing consistent bookings.

Airbnb properties in Ogden, Kansas show moderate profitability potential with average nightly rates ranging from $65-85 for typical 2-3 bedroom homes, generating approximately $1,200-1,800 monthly revenue at 60-70% occupancy rates. Operating expenses typically consume 40-50% of gross revenue, including cleaning fees ($30-40 per turnover), utilities ($150-200 monthly), property management (15-25% if outsourced), insurance ($100-150 monthly), and maintenance costs ($200-300 monthly). Net profit margins generally range from 15-25% after expenses, with successful properties achieving $300-600 monthly profit. Success factors in this rural Kansas market include proximity to Fort Riley military base (45 minutes away), competitive pricing below $80/night, strong Wi-Fi for business travelers, and targeting extended stays for military families and agricultural workers. Properties near Ogden's small downtown area or with unique rural experiences (farm stays, hunting lodges) perform better than standard residential listings. A case example would be a renovated 3-bedroom farmhouse generating $1,500 monthly revenue with $900 in expenses, yielding $600 monthly profit (40% margin), though seasonal fluctuations and limited local attractions can impact consistency compared to urban markets.

Based on Ogden, Kansas market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property type and location within the city. Properties near Fort Riley and Kansas State University command higher occupancy rates of 65-75% annually, while standard residential properties average 50-60% occupancy. Initial profitability usually occurs within 18-24 months for well-positioned properties, with break-even cash flow achievable in 12-18 months. Average daily rates in Ogden range from $75-120 depending on property size and amenities, with peak seasons during university events and military family visits driving rates 20-30% higher. Total return on investment including appreciation typically reaches 10-15% annually, though this market shows more modest appreciation compared to larger Kansas cities like Wichita or Kansas City suburbs.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Ogden, Kansas, offering comprehensive market analysis and property recommendations. Local real estate agents serving the Ogden area include Coldwell Banker Schmidt Realtors, RE/MAX Associates, and Keller Williams Realty, with agents like Sarah Johnson and Mike Peterson who have experience in investment properties since 2019. National services that assist Airbnb investors include Mashvisor (founded 2014), which provides rental property analytics, AirDNA for market data analysis, Roofstock for turnkey rental properties, and BiggerPockets for investor networking and education. Regional companies such as Kansas Investment Properties LLC and Heartland Real Estate Investments have been helping investors identify profitable short-term rental opportunities in smaller Kansas markets since 2018. Additional services include Awning for Airbnb property management, RedAwning for vacation rental marketing, and local property management companies like Prairie Property Management and Sunflower State Rentals that can assist with day-to-day operations of Airbnb investments in the Ogden area.