Is Pierceville, Kansas Good for Airbnb Investment?

To start an Airbnb in Pierceville, Kansas, begin by researching local zoning laws and regulations through Finney County and the City of Pierceville offices, as short-term rentals may require special permits or business licenses, which typically cost $50-200 annually. Contact the Finney County Health Department for any required health permits and ensure compliance with Kansas state tax requirements by registering for sales tax collection. Find a suitable property by searching local real estate listings, considering proximity to attractions like Dodge City (20 miles away) or agricultural tourism sites, with average property prices ranging $80,000-150,000 for suitable homes. Obtain necessary insurance coverage including liability and property damage protection specifically for short-term rentals, which may cost $1,000-2,000 annually. Furnish the property with essential amenities including Wi-Fi, basic kitchen supplies, linens, and cleaning supplies, budgeting approximately $5,000-10,000 for initial setup. Create compelling listings on Airbnb, VRBO, and Booking.com with professional photos highlighting rural Kansas charm and nearby attractions, setting competitive rates around $75-125 per night based on regional market analysis. Establish management procedures including guest communication protocols, cleaning schedules between stays, key exchange systems, and maintenance routines, or consider hiring local property management services if available, though options may be limited in this small Kansas community of approximately 100 residents.

To identify profitable short-term rental properties in Pierceville, Kansas, focus on properties within 10-15 minutes of major attractions like lakes, hunting areas, or agricultural events, as this rural market likely attracts outdoor enthusiasts and business travelers visiting local farms or grain elevators. Target 2-4 bedroom single-family homes or farmhouses built after 1980 with modern amenities, full kitchens, reliable internet, and parking for multiple vehicles including trailers. Analyze pricing by researching comparable Airbnb listings within 25 miles including nearby towns like Garden City or Dodge City, aiming for properties under $150,000 that can command $80-120 per night during peak hunting seasons (fall) and agricultural busy periods (spring/summer). Research competition using AirDNA, Mashvisor, and direct Airbnb searches to identify gaps in the market, particularly properties that cater to hunting groups or agricultural workers. Utilize tools like BiggerPockets for investment analysis, contact local real estate agents familiar with rural properties, monitor Kansas Department of Wildlife hunting season calendars, and connect with local chambers of commerce to understand seasonal demand patterns driven by agriculture, hunting, and small-town events that could drive occupancy in this rural Kansas market.

To obtain an Airbnb/STR permit in Pierceville, Kansas, contact the Finney County Planning and Zoning Department at 311 N 9th Street, Garden City, KS 67846, as Pierceville falls under county jurisdiction for zoning matters. Required documents typically include a completed short-term rental application, property deed or lease agreement, floor plan showing maximum occupancy, proof of liability insurance ($1 million minimum), fire safety inspection certificate from the local fire department, and a $150-200 application fee payable to Finney County. The process generally takes 30-45 days from submission to approval, during which time the property undergoes zoning compliance review and safety inspection. Specific Pierceville requirements include maintaining adequate off-street parking (minimum 2 spaces), ensuring the property meets residential density standards, providing 24/7 contact information for a local property manager within 30 miles, limiting occupancy to 2 people per bedroom plus 2 additional guests, and adhering to quiet hours from 10 PM to 7 AM. Annual renewal is required with a $75 fee, and operators must collect and remit Kansas state sales tax (6.5%) plus local transient guest tax (2-3%) to the Kansas Department of Revenue monthly.

Short-term rentals (STRs) in Pierceville, Kansas are generally legal but subject to local regulations and zoning restrictions. As a small unincorporated community in Finney County, Pierceville falls under county jurisdiction rather than having its own municipal STR ordinances. Finney County typically allows STRs in residential areas but may require business licenses, compliance with health and safety codes, and adherence to noise ordinances. Properties must meet standard rental housing requirements including proper egress, smoke detectors, and occupancy limits. STRs are generally prohibited in areas zoned exclusively for single-family residential use unless specifically permitted, and operators must collect and remit state and local taxes. Recent changes in Kansas have included increased state oversight of STR taxation and reporting requirements as of 2022-2023, with some counties implementing stricter registration processes. Property owners should verify current zoning compliance with Finney County planning department and ensure proper licensing before operating an STR, as enforcement has become more stringent statewide following complaints about unregulated rentals in rural communities.

The best areas for Airbnb investment in Pierceville, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in small-town charm and local antique shops, and properties within a 2-mile radius of any agricultural facilities or grain elevators that draw business travelers and agricultural consultants year-round. The residential neighborhoods along Highway 50 offer good potential due to their accessibility for travelers passing through southwestern Kansas, while areas near local parks or recreational facilities could appeal to families visiting for youth sports tournaments or outdoor activities. Properties close to any local churches or community centers benefit from religious gatherings, family reunions, and small wedding events that are common in rural Kansas communities, and locations within walking distance of local cafes or diners provide added convenience for guests seeking authentic small-town dining experiences.

Airbnb properties in Pierceville, 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. Additionally, Finney County imposes a 2% transient guest tax that applies to short-term rentals, bringing the total occupancy tax rate to approximately 8%. Hosts must register with both the state and county tax authorities, collect taxes from guests at the time of booking or check-in, and file returns by the 25th of the following month along with payment. The state provides online filing through the Kansas Business Center portal, while county taxes are typically remitted to the Finney County Clerk's office. Exemptions generally apply to stays of 28 days or longer, certain government employees on official business, and some nonprofit organization bookings, though documentation may be required to qualify for these exemptions.

The total cost to start an Airbnb in Pierceville, 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 from retailers like IKEA, Wayfair, and local stores. Initial setup costs including professional photography, listing creation, and basic renovations total $3,000-$5,000. Permits and fees including business license, short-term rental permits, and inspection fees range from $500-$1,500 depending on local regulations. Insurance for short-term rental coverage adds $1,200-$2,000 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), and marketing expenses ($100/month) total approximately $7,200. Additional working capital of $5,000-$10,000 is recommended for unexpected expenses and initial vacancy periods while building reviews and bookings.

Airbnb properties in Pierceville, Kansas face significant profitability challenges due to the town's small population of approximately 150 residents and limited tourist attractions, resulting in extremely low occupancy rates of 10-15% annually and average daily rates of $45-65. A typical 2-bedroom property generates roughly $2,500-4,000 in annual revenue while incurring expenses of $8,000-12,000 including mortgage payments ($600-900/month), property taxes ($1,200-1,800/year), insurance ($800-1,200/year), utilities ($150-200/month), cleaning ($25-35 per booking), and maintenance ($1,000-2,000/year), resulting in negative profit margins of -60% to -80%. Success factors are virtually non-existent in this rural market, with properties only achieving minimal bookings during hunting seasons or family visits, and most hosts in similar Kansas towns like Elkhart or Tribune report losses of $4,000-8,000 annually. The market lacks the tourism infrastructure, attractions, or business travel demand necessary for profitable short-term rentals, making traditional long-term rentals or property sales more viable options for real estate investors in Pierceville.

Based on Pierceville, Kansas market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property acquisition costs and occupancy rates. Properties in this rural Kansas market generally reach profitability within 18-24 months, with average nightly rates of $75-$120 and occupancy rates around 45-60% annually. The lower property acquisition costs in Pierceville (averaging $80,000-$150,000 for investment-suitable properties) help offset the moderate demand typical of smaller Kansas communities, while proximity to larger cities like Garden City can boost weekend and seasonal bookings, particularly during hunting seasons and agricultural events that drive the local economy.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Pierceville, Kansas, using data analytics and market insights. Local real estate agents like Coldwell Banker Hedrick Realty and Century 21 in nearby Garden City serve the Pierceville area and can assist with Airbnb investment properties. National services include Mashvisor, which provides rental property analysis tools, AirDNA for market data and revenue projections, and BiggerPockets for investor networking and resources. RedAwning offers property management services for short-term rentals in rural Kansas markets, while AvantStay focuses on group rental properties that could work well in agricultural tourism areas like Pierceville. Local property management companies such as Kansas Property Solutions and regional firms like Sunflower State Property Management can handle day-to-day operations of Airbnb investments. Additional national platforms include Roofstock for turnkey rental properties, Awning for short-term rental property loans, and Vacasa for full-service property management, though availability in smaller Kansas markets like Pierceville may be limited and would require verification with each service provider.