Is Robinson, North Dakota Good for Airbnb Investment?

To start an Airbnb in Robinson, North Dakota, begin by researching local zoning laws and regulations through the Robinson city clerk's office, as many small North Dakota towns require short-term rental permits or business licenses that typically cost $50-150 annually. Contact the Robinson Planning Commission to ensure your property is zoned for short-term rentals, then obtain necessary permits including a business license from the North Dakota Secretary of State (approximately $50) and register for state sales tax collection since North Dakota requires hosts to collect 5% state sales tax plus any local lodging taxes. Find a suitable property by searching local real estate listings or consider converting existing residential property, keeping in mind that Robinson's small population of around 50 people means targeting travelers passing through on Highway 200 or workers in the oil industry. Furnish the space with essential amenities including reliable internet, heating for harsh North Dakota winters, basic kitchen supplies, and comfortable bedding, budgeting approximately $3,000-8,000 for initial furnishing depending on property size. Create your Airbnb listing with high-quality photos emphasizing the rural North Dakota experience, competitive pricing around $60-120 per night based on regional rates, and highlight proximity to outdoor activities and oil field work opportunities. Manage the property by establishing cleaning protocols between guests, maintaining 24/7 communication availability, coordinating with local cleaning services in nearby larger towns like Washburn or Bismarck, and ensuring compliance with North Dakota's short-term rental tax reporting requirements through the state's online portal.

To identify profitable short-term rental properties in Robinson, North Dakota, focus on properties within 2-3 miles of major oil field operations and worker housing camps, as this small town of approximately 60 residents serves the Bakken oil region workforce. Target 2-4 bedroom properties with reliable internet, parking for multiple vehicles, and basic furnishings that can accommodate oil workers on rotation schedules, with properties built after 2000 preferred for lower maintenance costs. Pricing analysis should consider that oil workers typically receive housing allowances of $100-150 per night, so aim for nightly rates of $80-120 to remain competitive while ensuring 60-70% occupancy rates during peak drilling seasons. Research competition by monitoring existing STRs within a 15-mile radius including nearby Watford City and New Town, using AirDNA and Mashvisor to analyze occupancy rates and revenue potential, while noting that competition is limited due to the rural location. Utilize local resources such as the McKenzie County economic development office for market insights, connect with oil company HR departments to understand housing needs, monitor North Dakota oil production reports for demand forecasting, and consider the seasonal nature of oil field activity when projecting annual revenues of $35,000-55,000 for well-positioned properties.

To obtain an Airbnb/STR permit in Robinson, North Dakota, you must first contact the Robinson City Hall or zoning department to determine if short-term rentals are permitted in your zoning district, as this small city likely requires a conditional use permit or business license. Submit an application to the city clerk's office including a completed business license application, property deed or lease agreement, floor plan of the rental unit, proof of insurance with minimum $1 million liability coverage, fire safety inspection certificate from the local fire department, and septic system inspection if applicable. The application fee is estimated at $50-150 for the business license plus $200-400 for any conditional use permit if required. You'll need to schedule inspections with the building department and fire marshal to ensure compliance with occupancy limits, smoke detector requirements, and emergency egress standards. The approval timeline typically takes 30-60 days depending on inspection scheduling and city council meeting dates if a conditional use permit is required. Robinson likely requires annual renewal of permits, compliance with state sales tax registration, and adherence to parking requirements of at least one space per bedroom, with some properties potentially restricted from STR use in residential zones without proper zoning approval.

Short-term rentals (STRs) are generally legal in Robinson, North Dakota, as the small city of approximately 50 residents does not have specific municipal ordinances prohibiting or heavily regulating vacation rentals. However, operators must comply with North Dakota state regulations including sales tax collection and remittance to the state, and any STR operation would need to meet basic zoning requirements for the residential areas where most properties are located. Given Robinson's rural nature and limited commercial zoning, most STRs would likely operate in residential zones without specific restrictions, though property owners should verify compliance with McLean County zoning ordinances and ensure proper business licensing. The city has not implemented recent changes to STR regulations, largely due to its small size and limited tourism demand, but operators should still maintain proper insurance coverage and follow state health and safety standards for rental properties.

The best areas for Airbnb investment in Robinson, North Dakota are primarily concentrated around the downtown core and residential neighborhoods within a 2-mile radius of the city center, particularly near Highway 200 and the areas surrounding Robinson Elementary School. These locations are attractive due to Robinson's position as a service hub for the Bakken oil field operations, generating consistent business traveler demand from oil industry workers, contractors, and support personnel working for companies like Hess Corporation and Continental Resources who frequently need temporary housing. The residential areas along Main Street and the newer developments on the south side of town offer good investment potential because they provide easy access to local businesses, restaurants, and services while maintaining the quiet, small-town atmosphere that appeals to longer-term stays. Additionally, properties near the Robinson Community Center and park areas attract families visiting for youth sports tournaments and regional events, while the proximity to larger cities like Bismarck (about 90 miles southeast) makes Robinson an affordable alternative for visitors exploring western North Dakota's attractions, including Theodore Roosevelt National Park and the Maah Daah Hey Trail system.

Airbnb properties in Robinson, North Dakota are subject to North Dakota's state lodging tax of 4% on gross receipts from short-term rentals under 30 days, which is collected by the state and remitted monthly by hosts or property managers through the North Dakota Tax Commissioner's office. Additionally, McLean County may impose a local lodging tax of up to 3%, though the specific rate varies by municipality and is typically collected alongside state taxes. The City of Robinson may also levy its own occupancy tax, estimated at 2-3%, bringing the total potential tax burden to approximately 9-10% of rental income. Collection is generally handled through Airbnb's automated tax collection system for participating jurisdictions, though hosts may need to register directly with local authorities and remit taxes manually in some cases. Exemptions typically apply to rentals exceeding 30 consecutive days, which are considered long-term stays rather than transient lodging, and properties rented for fewer than a specified number of days per year may qualify for reduced reporting requirements, though exact thresholds vary by jurisdiction.

The total cost to start an Airbnb in Robinson, North Dakota is approximately $185,000-$220,000. Property purchase costs around $120,000-$150,000 based on median home prices in rural North Dakota communities. Furnishing a 2-3 bedroom property requires $15,000-$25,000 for quality furniture, bedding, kitchen essentials, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations total $3,000-$5,000. Permits and fees are minimal in small North Dakota towns, typically $200-$500 for business licenses and short-term rental permits. Insurance including landlord coverage and short-term rental protection costs $1,500-$2,500 annually. Utility setup and deposits for electricity, gas, water, internet, and cable total $500-$800. First six months operating costs including utilities ($600/month), cleaning supplies ($100/month), maintenance reserves ($200/month), property management software ($50/month), and marketing ($100/month) total approximately $6,300. Additional considerations include property taxes ($2,000-$3,000 annually) and potential HOA fees, though these are rare in Robinson's rural setting.

Airbnb properties in Robinson, North Dakota face challenging profitability conditions due to the town's small population of approximately 50 residents and limited tourism infrastructure. Properties in this rural area typically generate $200-400 monthly revenue with occupancy rates around 15-25%, primarily from oil field workers and occasional hunters during fall seasons. Operating expenses including utilities, maintenance, insurance, and platform fees average $150-250 monthly, resulting in razor-thin profit margins of 10-30% in best-case scenarios. Success factors include targeting extended-stay corporate housing for Bakken oil field contractors, offering competitive rates 20-30% below Williston properties located 45 minutes away, and maintaining basic but clean accommodations with reliable internet and parking. A typical 2-bedroom property purchased for $40,000-60,000 might generate $2,400-4,800 annually after expenses, yielding 4-8% returns, making Robinson's Airbnb market viable only for investors seeking low-cost entry points with modest expectations rather than high-yield vacation rental investments.

Airbnb investments in Robinson, North Dakota, typically generate annual ROI of 8-12% due to the town's proximity to oil field operations and transient worker housing demand. Cash-on-cash returns generally range from 6-10% annually, with properties averaging $80-120 per night during peak oil activity periods and $50-80 during slower seasons. Initial profitability usually occurs within 18-24 months, assuming property acquisition costs of $150,000-250,000 for suitable 2-3 bedroom homes. The market benefits from limited hotel inventory and consistent demand from Bakken oil field contractors, with occupancy rates typically running 60-75% annually. Properties require minimal renovation costs due to newer housing stock built during the 2010-2015 oil boom, and operational expenses including cleaning, utilities, and maintenance typically consume 35-45% of gross rental income.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Robinson, North Dakota. In the Robinson area, local real estate agents like Century 21 Morrison Realty and RE/MAX Results have experience with investment properties and vacation rentals. Mashvisor and AirDNA provide market analysis and investment property search tools specifically for Airbnb investors in smaller North Dakota markets. RedAwning and Vacasa offer property management services that can help investors evaluate potential returns in Robinson. Local property management companies like Dakota Property Management and Northern Plains Property Services understand the regional market dynamics. National services like BiggerPockets connects investors with local experts, while Roofstock focuses on turnkey rental properties. For financing, local banks like First International Bank & Trust and BankNorth have experience with investment property loans in North Dakota. Real estate investment groups through platforms like Meetup often have members familiar with the Williston Basin area market trends that affect Robinson's tourism and rental demand.