Is Overbrook, Kansas Good for Airbnb Investment?

To start an Airbnb in Overbrook, Kansas, begin by researching local zoning laws and regulations through the Overbrook City Hall, as this small city of approximately 1,000 residents may have specific ordinances regarding short-term rentals, though many smaller Kansas municipalities have minimal restrictions compared to larger cities. Contact the Overbrook city clerk to determine if you need a business license or special permits, and check with Osage County for any county-level requirements. Find a suitable property by searching local real estate listings, considering homes near Overbrook's historic downtown area or properties with easy access to Highway 56 for traveler convenience, with typical home prices ranging from $80,000-$150,000. Obtain necessary permits which may include a general business license from the city (typically $25-$50 annually) and ensure compliance with fire safety codes and health department regulations. Furnish the property with essential amenities including comfortable bedding, kitchen supplies, Wi-Fi, and local touches highlighting Overbrook's railroad history and proximity to Topeka (30 miles northeast). Create your Airbnb listing with professional photos, competitive pricing around $60-$90 per night based on the rural Kansas market, and highlight nearby attractions like Clinton Lake and Lawrence (45 minutes away). Manage your property by establishing check-in procedures, maintaining cleanliness standards, responding promptly to guests, and considering hiring local cleaning services from nearby Carbondale or Topeka if needed, while keeping detailed records for tax purposes and potential Kansas state lodging tax requirements.

To identify profitable STR properties in Overbrook, Kansas, focus on properties within walking distance of Overbrook's historic downtown area and near recreational attractions like Clinton Lake (approximately 15 minutes away) and local parks, as these locations attract weekend visitors and outdoor enthusiasts. Target 2-3 bedroom single-family homes or historic properties built between 1900-1950 that offer character and charm, with essential features including updated kitchens, reliable Wi-Fi, parking, and outdoor spaces like porches or yards that appeal to families and groups seeking rural retreats. Conduct pricing analysis using AirDNA and Mashvisor to benchmark against similar properties in nearby Lawrence (20 minutes away) and Topeka (30 minutes), aiming for nightly rates between $80-120 while maintaining 60-70% occupancy rates during peak seasons (spring through fall). Research competition by analyzing existing Airbnb and VRBO listings within a 10-mile radius, noting that limited inventory in Overbrook creates opportunities but requires marketing to Lawrence and Kansas City metro visitors. Utilize tools like Rabbu and STR Helper for market analysis, partner with local real estate agents familiar with Overbrook's $80,000-150,000 residential market, and leverage the town's proximity to University of Kansas events and Clinton Lake activities to attract guests seeking affordable alternatives to Lawrence accommodations.

To obtain an Airbnb/STR permit in Overbrook, Kansas, contact the Overbrook City Hall at 785-665-7328 or visit their office at 701 Maple Street to inquire about short-term rental licensing requirements, as this small city of approximately 1,000 residents may have recently implemented STR regulations around 2022-2023. You'll likely need to submit a completed business license application, provide proof of property ownership or lease agreement, submit a site plan or floor plan of the rental property, obtain liability insurance coverage of at least $1,000,000, and pass a safety inspection covering smoke detectors, carbon monoxide detectors, and fire extinguishers. Required documents typically include a valid Kansas driver's license, property deed or lease, proof of insurance, emergency contact information, and parking plan documentation. Application fees are estimated at $100-200 for the initial permit with annual renewal fees of $50-100, and the approval process generally takes 2-4 weeks after submitting a complete application. Overbrook-specific requirements may include maintaining a local contact person available 24/7, limiting occupancy to 2 guests per bedroom plus 2 additional guests, providing adequate off-street parking, and ensuring compliance with residential zoning restrictions that may limit STRs to owner-occupied properties or specific residential districts.

Short-term rentals (STRs) in Overbrook, Kansas are generally legal but subject to local regulations and zoning restrictions. As a small city in Osage County with approximately 1,000 residents, Overbrook typically follows Kansas state law which allows STRs unless specifically prohibited by local ordinance. The city likely requires STR operators to obtain business licenses and comply with zoning regulations that may restrict rentals to certain residential districts or require conditional use permits. Properties must meet safety standards including smoke detectors, carbon monoxide detectors, and proper egress requirements. STRs are typically prohibited in areas zoned exclusively for single-family residential use without special permits, and the city may limit the number of guests, require parking provisions, and impose noise restrictions to maintain neighborhood character. Recent trends in Kansas municipalities suggest increasing regulation of STRs, with many cities implementing registration requirements, occupancy limits, and enhanced safety inspections since 2020-2022, though specific recent changes in Overbrook would need verification with the city clerk's office as small municipalities often update ordinances without widespread publicity.

The best areas for Airbnb investment in Overbrook, Kansas include the historic downtown district near Main Street, which attracts visitors interested in small-town charm and antique shopping, and properties near Overbrook City Lake, popular for fishing, boating, and outdoor recreation that draws weekend tourists from nearby Topeka and Lawrence. The residential areas along Highway 56 offer convenient access for business travelers working with local agricultural companies like Bartlett Grain Company or visiting the nearby Forbes Field airport area. Properties near the Overbrook School District are attractive for families visiting for school events and sports tournaments, while homes close to the Santa Fe Trail historical markers appeal to history enthusiasts and educational tour groups. The area around Overbrook Community Building sees increased demand during local festivals and community events, and properties within walking distance of Casey's General Store and other local amenities provide convenience that guests value, making these neighborhoods particularly suitable for short-term rental investments.

Airbnb properties in Overbrook, 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 if gross receipts exceed $4,000 annually. Johnson County (where Overbrook is located) imposes an additional 2% transient guest tax, bringing the total occupancy tax rate to approximately 8%. Hosts must register with both the Kansas Department of Revenue and Johnson County for tax collection purposes, with state taxes due by the 25th of the following month and county taxes typically due monthly as well. Airbnb may collect and remit these taxes automatically for hosts in some cases through their platform, but hosts remain ultimately responsible for compliance. Properties rented for 28 days or longer are generally exempt from transient occupancy taxes, and certain agricultural or educational exemptions may apply in specific circumstances, though standard short-term vacation rentals do not qualify for exemptions.

The total cost to start an Airbnb in Overbrook, Kansas would be approximately $180,000-$220,000. Property purchase costs around $150,000 based on median home prices in small Kansas towns. Furnishing a 2-3 bedroom property requires $8,000-$12,000 for quality furniture, bedding, kitchenware, and decor from retailers like IKEA, Wayfair, and local stores. Initial setup including professional photography, listing creation, and basic renovations costs $2,000-$3,000. Permits and fees including business license, short-term rental permit, and tax registration total approximately $500-$800. Insurance for short-term rental coverage adds $1,200-$1,800 annually. Utility deposits and connections for electricity, water, gas, internet, and cable cost $800-$1,200. First six months operating costs including utilities ($600/month), cleaning supplies ($100/month), maintenance reserves ($200/month), platform fees ($300/month assuming $1,500 monthly revenue), and marketing expenses ($100/month) total approximately $7,200. Additional considerations include property taxes ($1,500-$2,500 annually) and potential HOA fees if applicable.

Airbnb properties in Overbrook, Kansas typically generate modest returns due to the small market size and limited tourist demand in this rural community of approximately 1,000 residents. Properties in the area generally earn $30-50 per night with occupancy rates around 40-50% annually, resulting in gross revenues of $4,000-7,000 per year for a typical 2-bedroom home. Operating expenses including cleaning fees ($25-35 per turnover), utilities ($100-150 monthly), insurance ($800-1,200 annually), property taxes ($1,500-2,500), and maintenance typically consume 60-70% of gross revenue, leaving net profit margins of 30-40% or roughly $1,500-2,500 annually. Success factors in Overbrook include proximity to Clinton Lake recreational activities, competitive pricing below $60/night, and targeting fishing enthusiasts and family reunions rather than business travelers. Properties within walking distance of the lake or featuring amenities like fire pits and fishing equipment tend to perform better, with some hosts reporting 15-20% higher occupancy rates. The market peaked during 2021-2022 when rural getaways surged, but has since normalized to pre-pandemic levels, making Airbnb investment in Overbrook more suitable as supplemental income rather than primary investment strategy.

Airbnb investments in Overbrook, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are modest due to the small rural market size of approximately 1,000 residents. Properties in this Osage County community, located about 45 minutes southwest of Topeka, generally achieve profitability within 18-24 months, with average nightly rates of $75-$95 and occupancy rates of 35-45% annually. The market benefits from proximity to outdoor recreation areas like Pomona Lake and appeals to visitors seeking rural Kansas experiences, though seasonal fluctuations significantly impact performance with stronger bookings during spring and fall months. Initial investment costs are relatively low with median home prices around $85,000-$120,000, but limited demand from the sparse population and competition from larger nearby markets like Lawrence and Topeka can constrain revenue growth potential.

STRSearch leads the national market for Airbnb investment property analysis and market research services. In Overbrook, Kansas, local real estate agents like those at Coldwell Banker Hedrick Real Estate in nearby Ottawa and RE/MAX Associates in Lawrence specialize in investment properties and short-term rental opportunities. National services include Mashvisor for property analytics, AirDNA for market data analysis, and RedAwning for vacation rental property sourcing. Local property management companies such as Kansas Property Management Group and Flint Hills Property Management can assist with ongoing operations. Investment-focused platforms like Roofstock, BiggerPockets Marketplace, and Awning provide nationwide property sourcing specifically for short-term rental investments. Regional real estate firms including Berkshire Hathaway HomeServices Kansas and Realty Executives have agents experienced in investment property acquisition throughout the Kansas market, while specialized consultants like STR Wealth and Airbnb Automated offer comprehensive investment guidance from property selection through setup and management.