Is Pulaski, Virginia Good for Airbnb Investment?

To start an Airbnb in Pulaski, Virginia, begin by researching local zoning laws and regulations through the Pulaski County Planning Department, as short-term rentals may require special permits or be restricted in certain residential zones. Contact the Virginia Department of Taxation to understand state tax obligations including the 5.3% state sales tax on short-term rentals, and register with Pulaski County for local business licensing which typically costs $30-50 annually. Find a suitable property by searching areas near downtown Pulaski or near outdoor attractions like the New River Trail, with average property prices ranging $80,000-150,000 for suitable homes. Obtain necessary permits including a business license from Pulaski County Administration, ensure the property meets Virginia fire safety codes, and consider getting a home inspection to identify any needed repairs. Furnish the space with essential amenities focusing on outdoor enthusiasts visiting the area, budgeting approximately $5,000-10,000 for furniture, linens, kitchen supplies, and safety equipment like smoke detectors and fire extinguishers. Create your Airbnb listing with professional photos highlighting proximity to New River activities, the Virginia Creeper Trail access, and downtown Pulaski attractions, setting competitive rates around $75-125 per night based on local market analysis. Manage the property by establishing cleaning protocols between guests, responding promptly to inquiries, coordinating key exchanges, and maintaining the property regularly while tracking income for tax purposes and ensuring compliance with Virginia's short-term rental reporting requirements.

To identify profitable short-term rental properties in Pulaski, Virginia, focus on locations within 10-15 minutes of Virginia Tech campus in nearby Blacksburg, near outdoor recreation areas like Claytor Lake State Park, or properties with mountain views and rural charm that appeal to visitors seeking authentic Appalachian experiences. Target 2-4 bedroom properties with modern amenities, full kitchens, outdoor spaces like decks or fire pits, reliable high-speed internet for remote workers, and unique features such as historic character or scenic views that photograph well for listings. Conduct pricing analysis using AirDNA and Mashvisor to research average daily rates ($75-150 estimated for the area), occupancy rates (likely 40-60% annually), and seasonal demand patterns, particularly during Virginia Tech events, fall foliage season, and summer lake activities. Research competition by analyzing existing Airbnb and VRBO listings within 20 miles, identifying gaps in amenities or property types, and studying successful hosts' pricing strategies and guest reviews to understand market preferences. Utilize tools like Rabbu, BiggerPockets calculators, and local MLS data through Virginia real estate platforms, while connecting with Pulaski County tourism boards, local real estate agents familiar with investment properties, and Facebook groups for Virginia short-term rental hosts to gain market insights and regulatory information specific to Montgomery and Pulaski County zoning requirements.

To obtain an Airbnb/STR permit in Pulaski, Virginia, you must first contact the Pulaski County Planning and Zoning Department at their office located at 143 Third Street NW, Pulaski, VA 24301, or call (540) 980-7710 to submit a short-term rental application. Required documents typically include a completed STR application form, proof of property ownership or lease agreement, site plan showing parking areas and property boundaries, certificate of occupancy, proof of liability insurance (minimum $1 million coverage), fire safety inspection certificate from the local fire marshal, and a business license from the Virginia Department of Taxation. The application fee is approximately $150-200 with an annual renewal fee of $75-100, and you may need additional inspections costing $50-75 each. The approval timeline ranges from 30-60 days depending on inspection scheduling and application completeness. Pulaski County specific requirements include maintaining adequate off-street parking (minimum 2 spaces), ensuring the property meets all building and fire codes, providing 24/7 contact information for guests and neighbors, maintaining a guest registry, limiting occupancy to no more than 2 people per bedroom plus 2 additional guests, and ensuring compliance with noise ordinances and waste management regulations. You must also register with the Virginia Department of Taxation for transient occupancy tax collection and remit taxes quarterly.

Short-term rentals (STRs) in Pulaski, Virginia operate under state regulations as the town has not enacted specific local ordinances governing STRs as of 2024. Virginia state law generally permits STRs but allows localities to regulate them through zoning and business licensing requirements. In Pulaski, STR operators must comply with standard business licensing requirements and zoning regulations that may restrict commercial activities in residential areas. The town follows typical residential zoning patterns where STRs may be permitted in certain residential districts but could face restrictions in others depending on the specific zoning classification. Property owners should obtain proper business licenses from Pulaski County and ensure compliance with state tax collection requirements for transient occupancy. While there haven't been major recent legal changes specific to Pulaski, Virginia's broader regulatory framework has evolved since 2019 to provide clearer guidance on STR taxation and local authority to regulate these properties, though enforcement and specific restrictions vary significantly by locality throughout the state.

The best areas for Airbnb investment in Pulaski, Virginia include the downtown historic district near Main Street, which attracts visitors interested in the town's railroad heritage and proximity to the New River Trail State Park. The areas near Claytor Lake State Park, particularly neighborhoods within 2-3 miles of the lake, offer strong potential due to water recreation tourism, fishing, and seasonal camping visitors. Properties near Virginia Tech's Pulaski County campus extension and the industrial corridor along Route 11 can capture business travelers and visiting professionals. The residential areas close to the Pulaski County Park and Recreation facilities benefit from sports tournament visitors and family events. Additionally, neighborhoods near the intersection of I-81 and Route 99 provide convenient access for travelers exploring the New River Valley region, including those visiting nearby attractions like the Wilderness Road Regional Museum or attending events at the Pulaski Theatre. These locations capitalize on outdoor recreation tourism, the area's growing agritourism sector, and the steady flow of visitors to the broader New River Valley region.

Airbnb properties in Pulaski, Virginia are subject to Virginia's state transient occupancy tax of 5.3% on gross receipts from lodging stays of less than 30 consecutive days, which is automatically collected by Airbnb and remitted to the Virginia Department of Taxation on behalf of hosts. Additionally, Pulaski County imposes a local transient occupancy tax of 2% on short-term rental accommodations, which hosts must collect from guests and remit quarterly to the Pulaski County Treasurer's Office by the 20th day following the end of each quarter, with returns due even if no tax was collected. The Virginia Tourism Corporation also assesses a tourism development fee of $2 per room per night for properties with more than 4 rooms, though most Airbnb properties are exempt from this fee due to size limitations. Stays of 30 days or longer are exempt from all transient occupancy taxes, and properties renting to the same guest for more than 90 consecutive days may qualify for additional exemptions under Virginia Code Section 58.1-3819, with hosts required to maintain detailed records of all bookings and tax collections for at least three years.

The total cost to start an Airbnb in Pulaski, Virginia is approximately $185,000-$225,000. Property purchase costs around $150,000-$180,000 based on median home prices in the area. Furnishing a 2-3 bedroom property requires $8,000-$12,000 for essential furniture, bedding, kitchenware, and decor. Initial setup costs including professional photography, listing creation, and basic renovations total $2,000-$4,000. Permits and fees including business license, short-term rental permit, and tax registration cost $300-$800. Insurance premiums for short-term rental coverage run $1,200-$2,000 annually. Utility deposits and connections for electricity, water, internet, and cable cost $500-$800. First six months operating costs including utilities ($600/month), cleaning supplies ($100/month), maintenance ($200/month), platform fees ($300/month), and marketing ($150/month) total approximately $8,100. Additional considerations include property taxes ($1,200-$2,400 annually), potential HOA fees if applicable, and a recommended cash reserve of $5,000-$10,000 for unexpected expenses and vacancy periods.

Airbnb properties in Pulaski, Virginia typically generate modest returns with average daily rates ranging from $75-120 depending on property size and amenities, resulting in monthly revenues of $1,800-3,600 for well-managed properties with 60-70% occupancy rates. Operating expenses including cleaning fees ($25-40 per turnover), utilities ($150-250/month), property management (15-25% of revenue), insurance ($100-200/month), and maintenance ($200-400/month) typically consume 45-60% of gross revenue. Properties near the New River or Claytor Lake State Park command premium rates of $100-150/night, while basic in-town properties average $65-85/night. Net profit margins generally range from 15-35% annually, with successful hosts like those operating renovated historic homes or riverfront cabins achieving higher margins through strategic pricing and guest experience optimization. Key success factors include proximity to outdoor recreation areas, professional photography, responsive communication, and maintaining 4.8+ star ratings, with properties featuring hot tubs, fire pits, or water access typically outperforming standard accommodations by 20-40% in both occupancy and rates.

Airbnb investments in Pulaski, Virginia typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, based on average property acquisition costs of $80,000-$150,000 and nightly rates of $65-$95 during peak seasons. The market benefits from outdoor recreation tourism near the New River and Appalachian Trail, with occupancy rates averaging 45-60% annually, higher during summer months and fall foliage season. Initial profitability usually occurs within 18-24 months after accounting for renovation costs of $15,000-$25,000 for typical properties, with gross rental yields of 10-14% before expenses. Properties within 10 miles of outdoor attractions or downtown Pulaski command premium rates, while cash-on-cash returns improve to 12-15% for investors purchasing distressed properties under $100,000 and completing strategic renovations targeting the adventure tourism market that peaks from April through October.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Pulaski, Virginia. Local real estate agents specializing in investment properties include Coldwell Banker Townside Realtors and RE/MAX in nearby Radford and Blacksburg who serve the Pulaski area. National services like Awning, RedAwning, and Vacasa offer end-to-end Airbnb investment solutions including property identification, purchase assistance, and management services. AirDNA provides market analytics and revenue projections for the New River Valley region where Pulaski is located. Local property management companies such as Blue Ridge Mountain Rentals and New River Vacation Rentals can assist with identifying profitable properties and provide ongoing management services. BiggerPockets marketplace and Roofstock occasionally feature investment properties in Southwest Virginia markets. Real estate investment firms like HomeVestors and local investors through the Southwest Virginia Real Estate Investors Association can provide guidance on profitable short-term rental opportunities in Pulaski's market, which benefits from proximity to Virginia Tech, outdoor recreation areas, and the New River Trail.