Is Overland Park, Kansas Good for Airbnb Investment?

To start an Airbnb in Overland Park, Kansas, begin by researching local regulations as the city requires short-term rental operators to obtain a business license and comply with zoning restrictions that typically limit rentals to residential areas with specific occupancy limits. Contact Overland Park's Planning Department to verify your property's zoning allows short-term rentals and obtain necessary permits including a business license ($25-50 annually) and potentially a special use permit depending on your property type. Find a suitable property in residential neighborhoods like downtown Overland Park or near attractions like the Overland Park Arboretum, ensuring it meets safety requirements including smoke detectors, carbon monoxide detectors, and proper egress windows. Furnish the space with quality basics including comfortable beds, linens, towels, kitchen essentials, WiFi, and local guidebooks, budgeting approximately $3,000-8,000 for a one-bedroom setup. Create your Airbnb listing with professional photos, competitive pricing ($75-150/night for typical properties), and highlight proximity to Kansas City attractions, Corporate Woods business district, and local amenities. For ongoing management, establish check-in procedures, maintain cleaning schedules between guests, respond promptly to inquiries, collect and remit Kansas state sales tax (6.5%) plus Johnson County tax (1.475%), and ensure compliance with Overland Park's noise ordinances and parking requirements while maintaining liability insurance coverage.

To identify profitable short-term rental properties in Overland Park, Kansas, focus on locations within 15-20 minutes of Kansas City's downtown core, near major attractions like the Overland Park Arboretum, Oak Park Mall, and corporate centers housing companies like Sprint and Black & Veatch. Target 3-4 bedroom single-family homes or condos built after 1990 with modern amenities, full kitchens, dedicated workspaces, and parking, as business travelers frequently visit this corporate hub. Analyze pricing using AirDNA and Mashvisor to benchmark against the $80-150 nightly rate range typical for the market, while researching competition density through Airbnb and VRBO searches to identify undersaturated neighborhoods like downtown Overland Park or areas near the Convention Center. Utilize the Johnson County property records, Overland Park's municipal regulations regarding STRs, and local market data from the Kansas City Regional Association of Realtors to understand zoning restrictions, occupancy taxes, and seasonal demand patterns driven by corporate travel, youth sports tournaments at facilities like the Soccer Complex, and proximity to Kansas City International Airport access routes.

To obtain an Airbnb/STR permit in Overland Park, Kansas, you must first contact the City of Overland Park Planning Department at 8500 Santa Fe Drive or call 913-895-6280 to begin the application process, as the city requires a Conditional Use Permit for short-term rentals in residential areas. You'll need to submit a completed CUP application form, property deed or lease agreement, site plan showing parking arrangements, floor plan of the rental unit, proof of property insurance, contact information for a local property manager if you're not local, and a $500 application fee plus additional review fees totaling approximately $800-1200. The timeline typically takes 60-90 days and includes a public hearing before the Planning Commission, during which neighbors will be notified and can provide input. Overland Park requires STRs to maintain at least two off-street parking spaces, limit occupancy to two people per bedroom plus two additional guests, prohibit rentals for less than 30 consecutive days in some residential zones, maintain a local contact person available 24/7, and comply with all building and fire codes including smoke detector and carbon monoxide detector requirements. After approval, you must also register with the Kansas Department of Revenue for tax collection purposes and may need additional permits from Johnson County Health Department if serving food, with annual renewal required along with a $200 renewal fee.

Short-term rentals (STRs) are currently prohibited in Overland Park, Kansas, as the city has maintained a ban on these types of accommodations since around 2018-2019. The city's zoning ordinances specifically restrict residential properties from being used for transient lodging or commercial accommodation purposes, effectively making platforms like Airbnb and VRBO illegal within city limits. Overland Park's prohibition applies citywide across all residential zones, with no designated areas where STRs are permitted, and the city has actively enforced these restrictions through code enforcement actions. The ban was implemented due to concerns about neighborhood character, parking, noise, and the impact on long-term housing availability, and there have been no recent changes to liberalize these restrictions, with the city council maintaining its position against allowing short-term rental operations within Overland Park's boundaries.

The most promising Airbnb investment areas in Overland Park, Kansas include the Corporate Woods district, which attracts significant business travelers due to its concentration of major companies like Sprint headquarters and numerous corporate offices, generating consistent weekday demand. The downtown Overland Park area near 79th and Metcalf offers excellent walkability to shopping, dining, and entertainment venues, appealing to leisure travelers and families visiting the popular Overland Park Farmers Market and nearby attractions. The Leawood border area, particularly near Town Center Plaza, benefits from proximity to upscale shopping and dining while maintaining Overland Park's more affordable accommodation rates compared to Leawood proper. The area around Overland Park Convention Center and adjacent hotels creates opportunities for overflow accommodation during large events and conferences. Properties near the Indian Creek Greenway and Tomahawk Creek Parkway attract outdoor enthusiasts and families seeking recreational activities, while the established residential neighborhoods around 135th Street and Antioch provide a quiet, family-friendly atmosphere that appeals to extended-stay business travelers and relocating families, with easy access to excellent schools and amenities that make longer bookings more likely.

Airbnb properties in Overland Park, Kansas are subject to both state and local lodging taxes. The Kansas state transient guest tax is 6% on gross receipts from lodging rentals of less than 28 consecutive days, which applies to short-term rentals like Airbnbs. Additionally, Overland Park imposes a local transient guest tax of 6% on the same rental income. Johnson County, where Overland Park is located, may also levy a county transient guest tax of approximately 2-3%. These taxes are typically collected by the host at the time of booking or payment and must be remitted to the Kansas Department of Revenue monthly if collections exceed $100 per month, or quarterly if less. Local taxes are remitted to the city of Overland Park through their finance department. Airbnb may collect and remit these taxes automatically for hosts in some cases through their platform, but hosts remain ultimately responsible for compliance. Exemptions generally apply to rentals of 28 days or longer, which are considered long-term stays rather than transient lodging, and may apply to certain government or military travelers with proper documentation.

To start an Airbnb in Overland Park, Kansas, the total initial costs would be approximately $385,000-$425,000. Property purchase represents the largest expense at $350,000-$375,000 based on median home prices in the area as of 2023-2024. Furnishing costs typically range $15,000-$25,000 for a complete 3-bedroom setup including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, welcome materials, and basic supplies total around $2,000-$3,000. Permits and fees vary but generally include business license ($100-$300), short-term rental permit if required ($200-$500), and potential HOA approval processes. Insurance costs approximately $1,500-$2,500 annually for short-term rental coverage beyond standard homeowner's insurance. Utility setup and deposits for electricity, gas, water, internet, and cable services typically cost $500-$800 initially. First six months of operating costs including utilities ($200-$300/month), cleaning services ($75-$150 per turnover), maintenance reserves ($200-$400/month), platform fees (3% of bookings), and marketing expenses total approximately $4,000-$8,000 depending on occupancy rates and property size.

Airbnb properties in Overland Park, Kansas typically generate annual revenues between $18,000-$35,000 for entire homes and $8,000-$15,000 for private rooms, with average daily rates ranging from $65-$120 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($25-$40 per turnover), property management (10-20% of revenue), utilities ($150-$300 monthly), insurance ($800-$1,500 annually), and maintenance costs averaging $2,000-$4,000 yearly. Net profit margins typically range from 15-35% for well-managed properties, with successful hosts in the area reporting annual profits of $8,000-$18,000 on properties valued between $200,000-$400,000. Key success factors include proximity to attractions like Overland Park Convention Center and corporate facilities, professional photography, consistent 4.8+ star ratings, and strategic pricing during peak periods such as Kansas City Chiefs games and corporate events. Properties within 10 miles of downtown Kansas City and near major employers like Sprint headquarters tend to achieve higher occupancy rates of 60-75% compared to the market average of 45-55%, with some hosts reporting ROI of 8-12% when factoring in property appreciation alongside rental income.

Based on Overland Park, 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 corporate centers like Sprint Campus (now T-Mobile) and close to Kansas City attractions tend to perform better, with downtown Overland Park and areas near Overland Park Convention Center showing occupancy rates of 65-75% annually. Initial profitability usually occurs within 12-18 months for well-positioned properties, with average daily rates ranging from $85-130 for entire homes and $45-75 for private rooms. The market benefits from consistent business travel demand and proximity to Kansas City International Airport, though seasonal fluctuations occur with lower occupancy in winter months (January-March) at around 45-55% and peak summer performance reaching 80-85% occupancy rates.

STRSearch leads the market in Airbnb investment property analysis nationwide including Overland Park, Kansas. Local real estate agents specializing in short-term rental investments include Realty Executives of Kansas City, RE/MAX Associates, and Keller Williams Realty Partners who have experience with Overland Park's rental market dynamics since 2018. National services like Awning (founded 2017), Mashvisor, and RedAwning provide comprehensive market analysis and property sourcing for Kansas City metro area investments. Local property management companies such as Kansas City Property Management and Overland Park Rental Solutions offer turnkey Airbnb management services. Investment-focused brokerages like BiggerPockets-affiliated agents and HomeVestors work with investors seeking profitable short-term rental properties in Johnson County. Additional services include AirDNA for market research, Vacasa for property management, and local contractors like Johnson County Home Services who specialize in preparing properties for short-term rental conversion, with most of these services expanding their Kansas operations between 2019-2022 to meet growing investor demand in suburban Kansas City markets.