Is Simms, Montana Good for Airbnb Investment?

To start an Airbnb in Simms, Montana, begin by researching local zoning laws and regulations through Cascade County planning department, as Simms falls under county jurisdiction rather than having its own municipal codes. Contact Cascade County at (406) 454-6803 to verify short-term rental permissions in your specific zone and obtain any required business licenses or permits, which typically cost $50-100 annually. Find a suitable property by searching local real estate listings through companies like Berkshire Hathaway HomeServices or Century 21, with average home prices in the area ranging from $200,000-400,000, or consider renting a property with landlord permission for short-term subletting. Furnish the space with essential amenities including quality bedding, kitchen supplies, WiFi, and local Montana-themed decor, budgeting approximately $5,000-15,000 for a complete setup depending on property size. Create your Airbnb listing with professional photos highlighting the rural Montana setting and proximity to outdoor activities like fishing the Missouri River and visiting nearby attractions such as Giant Springs State Park in Great Falls (20 miles away). Set competitive pricing by researching similar properties in Great Falls and surrounding areas, typically ranging from $75-150 per night depending on season and amenities. Manage your property by establishing cleaning protocols between guests, maintaining responsive communication, and considering hiring local cleaning services from Great Falls if you're not managing it personally, while ensuring compliance with Montana's 4% accommodations tax and any applicable local taxes.

To identify profitable short-term rental properties in Simms, Montana, focus on properties within 15-20 minutes of Great Falls for airport access while maintaining rural charm, prioritizing locations near the Missouri River, Sun River, or with mountain views toward the Little Belt Mountains. Target 2-4 bedroom properties with outdoor amenities like fire pits, hot tubs, or large decks, rustic or modern farmhouse aesthetics, and reliable high-speed internet for remote workers seeking rural retreats. Analyze pricing by researching comparable Airbnb listings in Cascade County, aiming for $80-150 per night depending on property size and amenities, with higher rates during summer months and hunting seasons (September-November). Research competition by examining existing STR listings within a 30-mile radius including Great Falls, Belt, and Cascade, noting occupancy patterns and guest reviews to identify market gaps. Utilize tools like AirDNA for market analysis, STR Helper for revenue projections, Mashvisor for investment analysis, and local resources including the Cascade County planning department for zoning regulations, Great Falls Area Chamber of Commerce for tourism data, and Montana Fish Wildlife & Parks for seasonal activity calendars that drive demand in this agricultural region popular with hunters, anglers, and visitors to nearby attractions like Giant Springs State Park.

To obtain an Airbnb/STR permit in Simms, Montana, you must first contact the Cascade County Planning Department since Simms is an unincorporated community within Cascade County jurisdiction. Submit your application to the Cascade County Planning Office located at 325 2nd Avenue North in Great Falls, Montana, or apply online through their permitting portal. Required documents typically include a completed short-term rental application form, property deed or lease agreement, floor plan showing maximum occupancy, septic system inspection certificate, well water test results if applicable, liability insurance certificate for minimum $1 million coverage, emergency contact information, and a site plan showing parking areas. The application fee is approximately $150-250 with an additional $75 annual renewal fee. You must also comply with Montana state lodging facility requirements including smoke detectors in all sleeping areas, carbon monoxide detectors, fire extinguisher, emergency evacuation plan posted in each unit, and maximum occupancy limits based on septic system capacity. The approval timeline is typically 30-45 days after submitting a complete application, though this may extend to 60 days if a public hearing is required. Once approved, you must display your permit number in all online listings and maintain compliance with ongoing requirements including guest registration logs, noise ordinances, and annual safety inspections.

Short-term rentals (STRs) are generally legal in Simms, Montana, as the small unincorporated community in Cascade County operates under Montana state law and county regulations rather than having its own municipal ordinances. Cascade County does not have comprehensive STR restrictions, allowing property owners to rent their homes for short periods, though they must comply with standard zoning requirements and may need business licenses depending on the scale of operation. The area is not subject to the stricter regulations found in larger Montana cities like Bozeman or Missoula, and there have been no recent significant legal changes specifically targeting STRs in rural Cascade County areas like Simms. Property owners should ensure compliance with state tax requirements, including collecting and remitting lodging taxes, and verify that their specific zoning designation allows commercial activity, but overall the regulatory environment remains permissive for short-term rental operations in this rural Montana community.

The best areas for Airbnb investment in Simms, Montana are primarily concentrated around the rural residential zones near the Missouri River corridor and properties with mountain views toward the Little Belt Mountains. The area along Highway 89 offers excellent accessibility for travelers heading to Great Falls (20 minutes south) or exploring Glacier National Park routes, making it attractive for tourists seeking affordable alternatives to city hotels. Properties near the Simms area benefit from proximity to outdoor recreation including fishing along the Missouri River, hunting access, and hiking opportunities in the surrounding prairie and foothill landscapes. The agricultural tourism sector presents opportunities as visitors seek authentic ranch experiences and rural retreats. Business travelers working in Great Falls' medical facilities, Malmstrom Air Force Base, or agricultural operations often prefer the quiet, cost-effective accommodations that rural Simms properties can provide. Properties with acreage or unique features like historic farm buildings, river access, or panoramic views of the Montana landscape command premium rates from guests seeking authentic Big Sky Country experiences, particularly during summer months and hunting seasons.

Airbnb properties in Simms, Montana are subject to Montana's statewide lodging facility use tax of 3% on gross receipts, which applies to all short-term rental accommodations under 30 days. Park County, where Simms is located, does not impose an additional county-level occupancy tax as of 2023. The state tax is collected by the Montana Department of Revenue, and property owners must register for a lodging facility license and file monthly returns by the 15th of the following month, remitting taxes electronically through the state's TAP system. Airbnb may collect and remit these taxes on behalf of hosts through their platform in certain jurisdictions, but hosts should verify this arrangement and remain ultimately responsible for compliance. There are no specific exemptions for small operators, though stays of 30 days or longer are generally exempt from the lodging tax as they're considered long-term rentals rather than transient accommodations.

To start an Airbnb in Simms, Montana, expect total costs around $285,000-$320,000. Property purchase represents the largest expense at approximately $250,000-$280,000 based on median home prices in rural Montana markets near Great Falls. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom setup including beds, linens, kitchen essentials, living room furniture, and décor to create an appealing guest experience. Initial setup costs including professional photography, listing creation, welcome materials, and basic amenities total around $2,000-$3,000. Permits and fees vary but budget $500-$1,500 for business licenses, short-term rental permits, and any required inspections depending on Cascade County regulations. Insurance premiums for short-term rental coverage average $1,200-$2,000 annually, with the first year paid upfront. Utility deposits and connections for electricity, water, sewer, internet, and cable typically cost $800-$1,200 initially. First six months of operating expenses including utilities ($300-$400 monthly), cleaning supplies, maintenance, property management software, and marketing budget approximately $3,500-$5,000. Additional considerations include potential HOA fees, property taxes, and a cash reserve for unexpected repairs or vacancy periods during the initial launch phase.

Airbnb properties in Simms, Montana, show moderate profitability potential with average nightly rates ranging from $85-120 for typical 2-3 bedroom properties, generating approximately $15,000-25,000 in annual revenue based on 40-60% occupancy rates during peak summer months (June-September) and lower winter occupancy around 20-30%. Operating expenses typically consume 35-45% of gross revenue, including property management fees (10-15%), cleaning costs ($40-60 per turnover), utilities ($150-200 monthly), insurance ($1,200-1,800 annually), and maintenance reserves (5-8% of revenue). Properties near recreational areas like the Missouri River or with mountain views command premium rates and achieve profit margins of 25-35%, while standard residential properties average 15-25% margins. Success factors include proximity to outdoor recreation, professional photography, responsive guest communication, and seasonal pricing strategies that capitalize on hunting season (October-November) and summer tourism. A typical 3-bedroom home purchased for $280,000-320,000 in the Simms area can generate net profits of $8,000-12,000 annually after all expenses, representing a 3-4% cash-on-cash return, with properties featuring unique amenities like hot tubs or game rooms performing 20-30% better than basic accommodations.

Based on Simms, Montana market conditions, Airbnb investments typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property type and location proximity to fishing access points along the Missouri River. Properties within walking distance of prime fishing spots or downtown Simms command higher nightly rates of $120-180, while standard residential properties average $80-120 per night during peak season (May-September). Initial profitability usually occurs within 18-24 months, with full ROI recovery expected in 8-10 years. Seasonal occupancy rates average 65-75% annually, with summer months reaching 85-90% occupancy due to fly fishing tourism and proximity to Great Falls attractions. Investment properties in the $200,000-350,000 range show the strongest performance, generating approximately $18,000-28,000 in annual gross rental income after accounting for Montana's tourism tax and local regulations.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental investment properties across markets including Simms, Montana. In the local Montana market, Big Sky Real Estate and Montana Mountain Properties have agents experienced with vacation rental investments in rural areas like Simms. Glacier Sotheby's International Realty covers the broader region and has expertise in investment properties suitable for Airbnb conversions. National services include Mashvisor, which provides Airbnb analytics and property recommendations for Montana markets, AirDNA for market data and investment analysis, and Awning which offers end-to-end Airbnb investment services including property identification in smaller Montana communities. RedAwning and Vacasa also provide investment consultation services and can help identify properties in the Simms area that would be suitable for short-term rental conversion, though the rural nature of Simms means most opportunities would likely focus on outdoor recreation and hunting lodge style properties given the area's proximity to outdoor activities and its small-town Montana appeal.