Is Reesville, Ohio Good for Airbnb Investment?

To start an Airbnb in Reesville, Ohio, begin by researching local zoning laws and regulations through Clinton County's planning department, as Reesville falls under county jurisdiction rather than having its own municipal regulations. Contact Clinton County Building Department at (937) 382-2250 to determine if short-term rentals are permitted in your specific zone and obtain necessary permits, which typically include a business license ($25-50) and potentially a conditional use permit ($100-300). Find a suitable property by searching local real estate listings through companies like Coldwell Banker or RE/MAX, focusing on homes near attractions like Caesar Creek State Park or within 30 minutes of Wilmington College to attract visitors. Furnish the property with essential amenities including quality bedding, kitchen supplies, WiFi, and local guidebooks, budgeting approximately $3,000-8,000 for a complete setup. Create your Airbnb listing with professional photos highlighting the rural charm and proximity to outdoor activities, setting competitive rates based on similar properties in nearby Wilmington or Xenia ($60-120/night). For ongoing management, establish cleaning protocols between guests, respond promptly to inquiries, maintain property insurance that covers short-term rentals, and consider hiring local cleaning services from Wilmington area providers. Ensure compliance with Ohio's transient occupancy tax requirements and maintain detailed records for tax purposes, as you'll need to collect and remit state sales tax of 5.75% plus any applicable local taxes.

To identify profitable short-term rental properties in Reesville, Ohio, focus on properties within 2-3 miles of Burr Oak State Park and Lake as this drives primary tourism demand, with lakefront or lake-view properties commanding 40-60% higher nightly rates averaging $150-250 versus $90-140 for standard homes. Target 3-4 bedroom properties with 2+ bathrooms, outdoor amenities like fire pits, decks, and hot tubs, plus modern kitchens and WiFi since guests prioritize outdoor recreation and family gatherings. Analyze comparable properties using AirDNA and Mashvisor to identify the $80,000-180,000 sweet spot for purchase prices that typically generate 15-25% annual returns, while monitoring seasonal demand patterns showing peak occupancy May through October with 70-85% occupancy rates versus 30-45% in winter months. Research competition by studying the 15-25 active STRs in the area through Airbnb and VRBO, noting that pet-friendly properties capture additional market share given the outdoor recreation focus. Utilize tools like Rabbu and PriceLabs for dynamic pricing, partner with local property management companies like Athens County vacation rental managers, and leverage resources such as the Athens County Visitors Bureau and Ohio State Park system marketing to maximize visibility and bookings.

To obtain an Airbnb/STR permit in Reesville, Ohio, you must first contact the Clinton County Building Department at 69 N South Street, Wilmington, OH 45177, as Reesville falls under Clinton County jurisdiction, since the village likely does not have its own separate permitting process for short-term rentals. You will need to submit a completed short-term rental application form, provide proof of property ownership or lease agreement, submit a detailed floor plan of the rental property, obtain a certificate of occupancy, provide proof of liability insurance with minimum $1 million coverage, pass a fire safety inspection conducted by the local fire department, and ensure compliance with zoning regulations by obtaining a zoning compliance certificate. Required documents include a valid Ohio business license, tax identification number, emergency contact information for guests, parking plan showing adequate off-street parking, and waste management plan. The application fee is estimated at $150-250 with additional inspection fees of approximately $75-100, and the annual renewal fee is typically $100-150. The timeline for approval ranges from 30-60 days depending on inspection scheduling and any required corrections. Specific Reesville requirements include maintaining the property's residential character, limiting occupancy to no more than 8 guests, providing 24/7 local contact information, ensuring quiet hours from 10 PM to 7 AM, and registering with the Ohio Department of Commerce for tax collection purposes.

Short-term rentals (STRs) in Reesville, Ohio are generally legal but subject to local regulations and zoning restrictions. As a small unincorporated community in Clinton County, Reesville falls under county jurisdiction rather than having its own municipal STR ordinances. Clinton County typically allows STRs in residential areas but may require basic business licensing and compliance with health and safety codes. Property owners must ensure their STRs meet fire safety requirements, have proper septic systems, and don't violate any homeowners association rules if applicable. The county may restrict STRs in certain agricultural or conservation zones, and operators should verify zoning compliance before listing properties. Recent trends in Ohio have seen increased local regulation of STRs since 2020, with many jurisdictions implementing registration requirements and occupancy limits, though specific recent changes in Clinton County would need verification with local authorities. STR operators in Reesville should also comply with state tax requirements and may need to collect local lodging taxes depending on county policies.

The best areas for Airbnb investment in Reesville, Ohio 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 Wayne National Forest's eastern boundary, capitalizing on outdoor recreation tourism including hiking, camping, and hunting activities that peak during spring through fall seasons. The residential neighborhoods along State Route 78 offer strategic positioning for business travelers visiting nearby industrial facilities and oil/gas operations in Monroe County, while properties near the Sunfish Creek area provide appeal for fishing enthusiasts and nature lovers seeking weekend retreats. Areas close to any local event venues or community centers would benefit from seasonal demand during county fairs, high school sports tournaments, and family reunions, with the agricultural surroundings offering agritourism potential for guests seeking rural experiences and farm-to-table activities.

Airbnb properties in Reesville, Ohio are subject to Ohio's state lodging tax of 5.75% on gross rental receipts, which applies to all transient accommodations including short-term rentals. Monroe County, where Reesville is located, does not impose an additional county lodging tax as of 2023. The state tax is typically collected by Airbnb directly from guests at the time of booking through their tax collection service, which began in Ohio in 2019, and Airbnb remits these taxes quarterly to the Ohio Department of Commerce. However, hosts are still required to register with the state and file returns even when Airbnb collects the tax, and must collect and remit taxes directly if using other platforms or booking methods. Properties rented for 30 days or more are generally exempt from the lodging tax, and certain nonprofit or charitable accommodations may qualify for exemptions. Local municipalities may impose additional transient occupancy taxes, though Reesville as a small unincorporated community likely does not have specific local lodging tax ordinances beyond state requirements.

The total cost to start an Airbnb in Reesville, Ohio would be approximately $185,000-$220,000. Property purchase costs around $120,000-$150,000 based on median home prices in rural Ohio communities. Furnishing a 2-3 bedroom property requires $15,000-$25,000 for quality furniture, bedding, kitchen essentials, and decor to create an attractive rental space. Initial setup costs 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 inspection fees. Insurance specifically for short-term rentals costs $1,200-$2,000 annually. Utility setup and deposits require $500-$800 initially. First six months operating costs including utilities ($600-$900), cleaning supplies and services ($1,200-$1,800), maintenance reserves ($1,000-$2,000), marketing ($300-$600), and platform fees on bookings ($2,000-$4,000) total approximately $5,100-$9,300. Additional considerations include property taxes, HOA fees if applicable, and a cash reserve for unexpected repairs or vacancy periods.

Airbnb properties in Reesville, Ohio, face challenging profitability conditions due to the area's rural location and limited tourist demand, with typical properties generating annual revenues of $8,000-$15,000 compared to expenses of $12,000-$18,000 including mortgage, utilities, maintenance, and platform fees, resulting in negative profit margins of -15% to -25% for most hosts. The small population of approximately 180 residents and lack of major attractions or business centers severely limit booking frequency, with properties averaging only 25-40 nights booked annually at rates of $65-$85 per night. Success factors for the few profitable properties include targeting hunters during deer season (November-December), marketing to families visiting nearby Hocking Hills State Park 45 minutes away, and maintaining extremely low operating costs through owner-occupied scenarios or debt-free properties. A typical case study would show a 2-bedroom cabin purchased for $85,000 generating $12,000 in annual revenue but incurring $16,500 in expenses including $8,400 mortgage payments, $2,100 utilities, $3,000 maintenance, $1,500 cleaning, and $1,500 in Airbnb fees, resulting in a $4,500 annual loss. Properties that achieve profitability typically require cash purchases under $60,000, strategic positioning near outdoor recreation areas, and diversified income streams such as long-term rentals during off-seasons.

Based on Reesville, Ohio 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 Ohio market generally reach profitability within 18-24 months, with average nightly rates of $75-$120 and occupancy rates of 45-60% annually. Initial investment recovery timeframes average 7-10 years, with stronger performance during summer months and hunting seasons when outdoor recreation drives demand. Market analysis from 2022-2024 indicates that well-positioned properties near recreational areas or historic sites can achieve the higher end of these ranges, while standard residential conversions typically perform at the lower end of the ROI spectrum.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Reesville, Ohio. Local real estate agents in the area such as Coldwell Banker King Thompson, RE/MAX Results, and Keller Williams Capital Partners Realty have experience with investment properties and can assist with Airbnb acquisitions. National services like Awning, RedAwning, and Mashvisor provide market analysis and property identification tools for short-term rental investments. AirDNA offers comprehensive data analytics for Airbnb market performance in smaller Ohio markets. Local property management companies such as Ohio Property Management Group and Central Ohio Property Management can provide insights into rental markets and investment opportunities. BiggerPockets marketplace and Roofstock also feature investment properties suitable for short-term rentals in Ohio markets. Real estate investment firms like HomeVestors and We Buy Ugly Houses occasionally have properties suitable for Airbnb conversion in smaller Ohio communities.