Is Pickens, South Carolina Good for Airbnb Investment?

To start an Airbnb in Pickens, South Carolina, begin by researching local zoning laws and regulations through the Pickens County Planning Department, as short-term rentals may require special permits or be restricted in certain residential zones. Contact the City of Pickens Planning and Zoning office at (864) 898-5500 to verify if your property is zoned for short-term rentals and obtain any required business licenses, which typically cost around $50-100 annually. Apply for a South Carolina business license through the Secretary of State's office and register for state sales tax collection, as you'll need to remit 7% state sales tax plus 2% local accommodations tax to Pickens County. Find a suitable property by searching MLS listings through local realtors like Coldwell Banker Caine or RE/MAX, focusing on areas near Table Rock State Park or downtown Pickens where rental demand is higher, with average property prices ranging from $150,000-300,000. Furnish the property with essential amenities including quality bedding, kitchen supplies, WiFi, and local guidebooks, budgeting approximately $5,000-15,000 for initial furnishing depending on property size. Create your Airbnb listing with professional photos highlighting nearby attractions like Blue Ridge Mountains and Clemson University (20 minutes away), setting competitive rates around $75-150 per night based on local market analysis. Manage the property by establishing cleaning protocols between guests, installing keyless entry systems, and either self-managing or hiring local property management companies like Vacasa or RedAwning, while maintaining proper insurance coverage through providers like Proper Insurance or CBIZ that specialize in short-term rental properties.

To identify profitable STR properties in Pickens, South Carolina, focus on locations within 15-20 minutes of Table Rock State Park, Caesars Head State Park, and downtown Greenville (30 minutes away), as these areas attract outdoor enthusiasts and weekend visitors. Target properties with 2-4 bedrooms, outdoor spaces like decks or fire pits, mountain or lake views, and amenities such as hot tubs, game rooms, or proximity to hiking trails, as these features command premium rates of $150-300 per night in the area. Conduct pricing analysis using AirDNA and Mashvisor to evaluate properties in the $200,000-400,000 range, aiming for 15-25% annual returns, while researching competition through Airbnb and VRBO searches within 10-mile radius to identify gaps in amenities or pricing. Utilize STR-specific tools like Rabbu, AllTheRooms, and local MLS data from Greater Greenville Association of Realtors, while connecting with Pickens County tourism boards and local property management companies like Vacasa or RedAwning to understand seasonal demand patterns, particularly during fall foliage season and summer camping months when occupancy rates peak at 70-85%.

To obtain an Airbnb/STR permit in Pickens, South Carolina, you must first contact the Pickens City Planning and Zoning Department at City Hall located at 222 McDaniel Avenue to determine if short-term rentals are permitted in your specific zoning district, as the city requires a conditional use permit for STRs in most residential areas. Submit an application for a conditional use permit along with a detailed site plan, proof of property ownership or lease agreement, liability insurance documentation showing minimum $1 million coverage, a floor plan of the rental unit, parking plan showing adequate off-street parking, and waste management plan. The application fee is approximately $200-300, with additional fees for public hearings if required. You'll also need to obtain a business license from the City Clerk's office for around $50-75 annually and register with the South Carolina Department of Revenue for state accommodations tax collection. The process typically takes 30-60 days depending on whether a public hearing is required, during which time the Planning Commission will review your application and neighbors will be notified. Pickens specifically requires STR operators to maintain the property in accordance with residential standards, limit occupancy to 2 people per bedroom plus 2 additional guests, provide adequate parking (typically 1 space per bedroom), and designate a local contact person available 24/7 for any issues that arise during guest stays.

Short-term rentals (STRs) are generally legal in Pickens, South Carolina, as the city does not have comprehensive municipal ordinances specifically prohibiting them as of 2024. However, STR operators must comply with standard business licensing requirements, zoning regulations that may restrict commercial activities in residential areas, and state tax obligations including accommodations taxes. Pickens County and the state of South Carolina do not impose blanket bans on short-term rentals, though individual homeowners associations may have restrictions. The city requires basic business licenses for rental operations and STRs must meet standard safety and building code requirements. Recent trends across South Carolina municipalities show increasing regulation of STRs, with some cities implementing registration requirements, occupancy limits, and parking restrictions, though Pickens has not enacted specific STR ordinances as comprehensive as larger cities like Charleston or Myrtle Beach. Property owners should verify current zoning compliance and obtain proper business licenses before operating STRs, as enforcement of existing regulations has become more common statewide.

The best areas for Airbnb investment in Pickens, South Carolina are downtown Pickens near Main Street for its proximity to local festivals and the historic courthouse square, the Table Rock State Park vicinity which attracts outdoor enthusiasts year-round for hiking, camping, and scenic mountain views, and neighborhoods near Clemson University (approximately 15 minutes away) which benefit from football game weekends, graduation ceremonies, and parent visits throughout the academic year. The Keowee-Toxaway area, though partially in neighboring counties, draws lake recreation visitors and second-home owners seeking waterfront access. Properties near the Blue Ridge Mountains foothills capitalize on leaf-peeping tourism in fall and summer mountain retreat seekers. The Hagood Mill Historic Site area attracts heritage tourists and wedding parties, while locations along Highway 8 toward Table Rock benefit from through-traffic to popular hiking destinations and provide convenient access to both mountain activities and Clemson University events.

In Pickens, South Carolina, Airbnb hosts are subject to South Carolina's state accommodations tax of 2% on gross rental receipts, which applies to all short-term rental properties with stays under 90 consecutive days. Additionally, Pickens County imposes a local accommodations tax of 3%, bringing the total accommodations tax to 5% on rental income. These taxes are typically collected from guests at the time of booking and must be remitted monthly to the South Carolina Department of Revenue by the 20th of the following month using Form ST-8. Hosts must register for a retail license and accommodations tax license before collecting taxes, with registration available through the South Carolina Business One Stop portal. Properties rented for 90 or more consecutive days to the same guest are generally exempt from accommodations taxes, as are rentals to permanent residents establishing domicile. Some platforms like Airbnb may collect and remit these taxes automatically on behalf of hosts in certain jurisdictions, but hosts remain ultimately responsible for ensuring compliance and should verify their specific obligations with local tax authorities.

To start an Airbnb in Pickens, South Carolina, expect total costs around $180,000-$220,000. Property purchase represents the largest expense at approximately $150,000-$180,000 based on median home prices in the area as of 2023-2024. Furnishing costs typically range $8,000-$15,000 for a complete 2-3 bedroom setup including furniture, appliances, linens, and decor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and basic marketing materials run $500-$1,500. Permits and fees vary but expect $200-$800 for business licenses, short-term rental permits, and any required inspections from Pickens County. Insurance costs approximately $1,200-$2,000 annually for landlord/short-term rental coverage. Utility setup and deposits for electricity, water, internet, and cable typically cost $300-$600 initially. First six months of operating costs including utilities ($150-$250/month), cleaning supplies and services ($100-$200/month), maintenance reserves ($100-$300/month), and platform fees to Airbnb (3% of bookings) total approximately $2,500-$4,500, assuming moderate occupancy rates during the initial period.

Airbnb properties in Pickens, South Carolina typically generate annual revenues between $15,000-$35,000 for entire homes, with average daily rates ranging from $80-$150 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($30-50 per turnover), property management (10-20% of revenue), utilities ($150-300 monthly), insurance ($1,200-2,000 annually), and maintenance costs averaging $2,000-4,000 yearly. Properties near Table Rock State Park and downtown Pickens command premium rates, with some lakefront cabins achieving 65-75% occupancy rates and net profit margins of 25-35%. Success factors include proximity to outdoor attractions like Caesars Head State Park, professional photography, responsive host communication, and amenities like hot tubs or fire pits that justify higher nightly rates. A typical 3-bedroom home purchased for $180,000 in Pickens can generate $28,000 in annual revenue with $16,000 in expenses, yielding a 12,000 net profit and 6.7% return on investment, though properties within 10 miles of Clemson University often outperform due to football weekend demand and parent visits.

Airbnb investments in Pickens, South Carolina typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% based on the area's proximity to outdoor attractions like Table Rock State Park and Caesars Head. Properties within 15 minutes of hiking trails and waterfalls command premium nightly rates of $120-180, while standard residential properties average $80-120 per night with 60-70% occupancy rates during peak seasons (April-October). Initial profitability usually occurs within 18-24 months, with full ROI recovery expected in 8-10 years for properties purchased at $150,000-250,000 range. The market benefits from consistent demand from outdoor enthusiasts visiting the Blue Ridge Mountains, with vacation rental revenues typically covering 80-90% of mortgage and operating expenses in the first year, making it attractive for investors seeking steady returns in South Carolina's emerging short-term rental markets.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Pickens, South Carolina. Local real estate agents serving the Pickens area include Keller Williams Foothills, RE/MAX Mountain Lakes, and Century 21 Blackwell & Co. Realty, with agents like those at The Cliffs Communities and Keowee Key Properties who understand vacation rental markets around Lake Keowee and the Blue Ridge Mountains. National services include AirDNA for market analysis, Mashvisor for property analytics, and BiggerPockets for investor networking and deal sourcing. Local property management companies such as Carolina Mountain Vacations and Upstate SC Vacation Rentals can assist with identifying investment opportunities while offering management services. Additional national platforms include Roofstock, which occasionally features short-term rental properties, and STR Helper for market research. Regional firms like Spartanburg-based Mountain View Real Estate and Anderson County specialists at Lake Life Realty also serve the Pickens market, particularly for properties near popular tourist destinations like Table Rock State Park and the Foothills Trail system.