Is Ransom, Kansas Good for Airbnb Investment?

To start an Airbnb in Ransom, Kansas, begin by researching local zoning laws and regulations through Ness County offices, as Ransom typically falls under county jurisdiction for short-term rental permits which may require a business license costing approximately $25-50 annually. Contact Ness County Planning and Zoning Department to confirm residential properties can be used for short-term rentals and obtain any required permits, which usually take 2-4 weeks to process. Find a suitable property by searching local real estate listings, considering homes near attractions like Castle Rock or Ness County Lake, with properties typically ranging from $40,000-80,000 in this rural area. Furnish the space with essential amenities including Wi-Fi, basic kitchen supplies, linens, and comfortable furniture, budgeting approximately $3,000-5,000 for a complete setup. Create your Airbnb listing with high-quality photos highlighting the rural Kansas experience and proximity to outdoor activities, setting competitive rates around $60-90 per night based on regional comparisons. For ongoing management, establish cleaning protocols between guests, respond promptly to inquiries, maintain the property regularly, and consider the seasonal nature of tourism in western Kansas, with peak periods during hunting seasons and summer months when travelers visit area attractions.

To identify profitable short-term rental properties in Ransom, Kansas, focus on properties within 10-15 minutes of major attractions like nearby lakes, hunting areas, or agricultural events, as this rural market likely attracts outdoor enthusiasts and business travelers. Target 2-4 bedroom single-family homes or farmhouses with unique character, modern amenities, reliable internet, and adequate parking, as these features appeal to families and groups seeking authentic rural experiences. Conduct pricing analysis by researching comparable Airbnb and VRBO listings within a 25-mile radius, aiming for properties that can generate $75-150 per night depending on size and amenities, while ensuring purchase prices allow for positive cash flow after expenses. Research competition by analyzing occupancy rates and reviews of existing STRs in Ness County and surrounding areas, identifying gaps in amenities or property types that aren't being served. Utilize tools like AirDNA for market data, Mashvisor for investment analysis, and local resources such as the Ransom Chamber of Commerce, Ness County economic development office, and regional real estate agents familiar with agricultural and recreational property trends to understand seasonal demand patterns driven by hunting seasons, farming cycles, and regional events.

To obtain an Airbnb/STR permit in Ransom, Kansas, you will need to contact the Ness County Planning and Zoning Department since Ransom is an unincorporated community in Ness County. Start by calling the county courthouse at (785) 798-2401 to inquire about short-term rental regulations, as many small Kansas counties are still developing STR ordinances. You will likely need to submit a zoning permit application, provide proof of property ownership or lease agreement, submit a site plan showing parking and occupancy details, obtain liability insurance documentation, and complete a fire safety inspection if required. The application fee is estimated at $50-150, with possible additional inspection fees of $75-100. The timeline for approval typically ranges from 30-60 days depending on county processing schedules and whether a public hearing is required. Specific Ransom area requirements may include compliance with septic system regulations for rural properties, adequate parking for guests, and adherence to any homeowners association rules if applicable. Since regulations vary and may be recently implemented, contact Ness County directly at 202 W Sycamore Street, Ness City, KS 67560 to confirm current requirements and obtain the most up-to-date application materials.

Short-term rentals (STRs) in Ransom, Kansas are generally legal as the small unincorporated community in Ness County does not have specific municipal ordinances prohibiting them, defaulting to Kansas state law which permits STRs. However, operators must comply with state tax requirements including collecting and remitting transient guest taxes, and properties must meet basic safety and zoning requirements. Ness County may have some rural zoning restrictions that could limit commercial activities in agricultural areas, so property owners should verify local zoning compliance before operating. There are no specific prohibited areas within Ransom itself due to its small size and rural nature, but operators should ensure compliance with any homeowners association rules if applicable. Recent changes at the state level have focused on tax collection enforcement and registration requirements, though these primarily affect larger municipalities rather than small communities like Ransom. Property owners should also maintain proper insurance coverage and business licensing as required by Kansas state regulations for commercial lodging operations.

The best areas for Airbnb investment in Ransom, Kansas would be the historic downtown district near Main Street, which attracts visitors interested in small-town charm and antique shopping, and properties within a 2-mile radius of any local grain elevators or agricultural facilities that draw business travelers during harvest seasons from August through October. The residential areas near Ransom Community Park offer appeal for families visiting for youth sports tournaments and local festivals, while properties along Highway 283 provide convenient access for travelers passing through between Hays and Dodge City. Investment opportunities are strongest in well-maintained homes built between 1920-1960 that retain original character features, as these appeal to visitors seeking authentic rural Kansas experiences, and any properties near the Ness County fairgrounds area benefit from increased demand during county fair season and agricultural events throughout spring and summer months.

Airbnb properties in Ransom, 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 by the 25th of the following month if monthly collections exceed $40. Ness County, where Ransom is located, does not impose additional county-level lodging taxes as of 2023. The city of Ransom, being a small rural community with a population under 200, does not have municipal occupancy taxes in place. Hosts must register with the Kansas Department of Revenue, collect the 6% tax from guests, and file Form ST-16 monthly or quarterly depending on volume, with stays of 28 days or longer being exempt from the transient guest tax. Property owners should verify current rates and requirements directly with state authorities as tax obligations can change, and some properties used as primary residences for extended periods may qualify for exemptions under specific circumstances.

The total cost to start an Airbnb in Ransom, 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 décor. Initial setup expenses including professional photography, listing creation, and basic renovations total $3,000-$5,000. Permits and fees vary but expect $500-$1,500 for business licenses, short-term rental permits, and inspections. Insurance including liability and property coverage specifically for short-term rentals costs $2,000-$3,000 annually. Utility deposits and connections for electricity, water, gas, internet, and cable total $1,000-$2,000. First six months operating costs including utilities ($600/month), cleaning supplies ($200/month), maintenance reserves ($300/month), marketing ($100/month), and platform fees (3% of bookings estimated at $150/month) total approximately $8,100. Additional working capital of $5,000-$10,000 is recommended for unexpected expenses and initial vacancy periods before establishing consistent bookings.

Airbnb properties in Ransom, Kansas face significant profitability challenges due to the town's extremely small population of approximately 300 residents and limited tourist attractions, resulting in estimated average annual revenues of $3,000-$8,000 per property compared to operating expenses of $4,000-$7,000 including utilities, cleaning, maintenance, insurance, and platform fees of 3-5%. Properties in Ransom typically achieve occupancy rates of only 15-25% annually with average daily rates of $45-$65, leading to profit margins that are often negative or barely break-even at 5-15% in the best cases. Success factors for the few profitable properties include targeting niche markets such as hunters during deer season, travelers seeking rural retreats, or visitors to nearby Ness City events, with properties featuring amenities like outdoor spaces, hunting access, or unique rural experiences performing marginally better. Most successful Airbnb operators in similar small Kansas towns like Ransom supplement income through long-term rentals or focus on properties near larger attractions within 30-50 miles, as the local market alone cannot sustain profitable short-term rental operations due to insufficient demand and high per-guest acquisition costs in such remote locations.

Airbnb investments in Ransom, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are conservative estimates given the small rural market size of approximately 300 residents. Properties in this western Kansas community, primarily single-family homes priced between $40,000-$80,000, can achieve profitability within 18-24 months when targeting travelers along US Highway 283 and seasonal hunters or agricultural workers. The limited local tourism infrastructure and distance from major metropolitan areas like Wichita (approximately 200 miles) constrains occupancy rates to an estimated 25-35% annually, with average daily rates of $65-$85, making success heavily dependent on property acquisition costs and efficient property management to minimize vacancy periods and maintenance expenses.

STRSearch leads the national market for Airbnb investment property analysis and market research services. In Ransom, Kansas, investors can work with local real estate agents like those at Coldwell Banker Hedrick Real Estate and RE/MAX Associates who have experience with investment properties in the area. National services include Awning (formerly RedAwning) which provides full-service Airbnb property management and investment guidance, AirDNA for market analytics and revenue projections, and Mashvisor for investment property analysis. Local Kansas-based companies such as Kansas Investment Properties and Midwest Property Solutions specialize in helping investors identify profitable rental opportunities throughout rural Kansas markets. Additional national platforms like Roofstock, which expanded into short-term rental investments around 2021, and BiggerPockets marketplace connect investors with turnkey Airbnb properties. Regional firms including Great Plains Real Estate Investments and Prairie Land Realty have developed expertise in small-town Kansas markets like Ransom, understanding the unique dynamics of rural short-term rental demand driven by outdoor recreation, hunting seasons, and agricultural tourism.