Is Soldier, Kansas Good for Airbnb Investment?

To start an Airbnb in Soldier, Kansas, begin by researching Jackson County and Kansas state regulations, as Soldier falls under Jackson County jurisdiction which typically requires business licenses and may have zoning restrictions for short-term rentals. Contact Jackson County Planning and Zoning Department to obtain necessary permits, which likely include a business license ($25-50 annually) and potentially a conditional use permit if operating in residential zones. Find a suitable property by searching local real estate listings or consider converting existing residential property, ensuring it meets Kansas fire safety codes and ADA accessibility requirements where applicable. Furnish the space with essential amenities including quality bedding, kitchen supplies, WiFi, and safety equipment like smoke detectors and fire extinguishers as required by Kansas rental property laws. Create your Airbnb listing with professional photos, competitive pricing (research shows rural Kansas Airbnbs average $75-125/night), and detailed descriptions highlighting proximity to Perry Lake (15 miles) and Topeka (25 miles). For ongoing management, establish cleaning protocols between guests, implement a 24-hour response policy for guest communications, maintain property insurance that covers short-term rentals, collect and remit Kansas state sales tax (6.5%) plus Jackson County local taxes, and consider property management software like Hostfully or Guesty to streamline bookings and automate guest communications while ensuring compliance with all local noise ordinances and occupancy limits.

To identify profitable short-term rental properties in Soldier, Kansas, focus on properties within 30 minutes of Fort Riley military base and Manhattan's Kansas State University, as these drive consistent demand from military families and university visitors. Target 2-4 bedroom single-family homes or duplexes built after 1980 with modern amenities, full kitchens, reliable WiFi, and parking, priced between $80,000-$150,000 for optimal cash-on-cash returns. Analyze comparable STR rates using AirDNA and Mashvisor, targeting $75-$125 nightly rates with 60-70% occupancy during peak military training seasons and university events. Research competition within a 15-mile radius using Airbnb and VRBO searches, noting that limited inventory in rural Soldier creates opportunities for well-positioned properties. Utilize tools like BiggerPockets for market analysis, STR Helper for revenue projections, and connect with local real estate agents familiar with Jackson County's military housing allowance rates, while monitoring Fort Riley's training schedules and Kansas State's academic calendar to optimize pricing strategies throughout the year.

To obtain an Airbnb/STR permit in Soldier, Kansas, you must first contact the Soldier City Clerk's office at City Hall located at 127 First Street to inquire about short-term rental regulations, as this small city may have recently implemented or be developing STR ordinances. You'll likely need to submit a business license application along with required documents including proof of property ownership or lease agreement, certificate of insurance with minimum $1 million liability coverage, floor plan of the rental unit, emergency contact information, and parking plan documentation. The application fee is estimated at $150-250 annually with possible additional inspection fees of $75-100. Required documents should include a completed STR permit application, Kansas sales tax registration, proof of compliance with Jackson County health department regulations, fire safety inspection certificate, and neighbor notification forms. The approval timeline typically takes 30-45 days after submission of complete application materials. Specific Soldier requirements likely include maximum occupancy limits based on bedrooms, designated parking spaces, 24-hour local contact person, quiet hours enforcement between 10 PM and 7 AM, and compliance with residential zoning restrictions that may limit the number of STR permits per neighborhood block.

Short-term rentals (STRs) are generally legal in Soldier, Kansas, as the small unincorporated community in Jackson County operates under Kansas state law, which does not prohibit STRs at the state level. However, Jackson County may have zoning regulations or permit requirements that could apply to STR operations, and property owners should verify compliance with county ordinances regarding commercial use in residential areas. The legal landscape for STRs in rural Kansas communities like Soldier typically involves fewer restrictions compared to larger cities, but operators must still comply with basic business licensing requirements, tax obligations including transient guest taxes, and any applicable health and safety standards. Recent changes in Kansas STR regulations have primarily focused on larger municipalities like Kansas City and Topeka, with rural areas maintaining relatively permissive approaches, though individual counties retain authority to implement their own restrictions through zoning codes or special use permits.

The best areas for Airbnb investment in Soldier, Kansas are limited due to the town's small size (population under 200), but strategic opportunities exist along Highway 16 near the town center where visitors traveling between Topeka and Holton might seek overnight accommodations. The area near Soldier Creek offers potential for nature-focused rentals targeting fishing enthusiasts and outdoor recreation visitors, particularly during spring and summer months. Properties within walking distance of the Soldier Community Center could attract guests attending local events, family reunions, or small gatherings. The residential area along Main Street provides the most accessible location for business travelers or contractors working on agricultural projects in the region. Given Soldier's proximity to larger cities like Topeka (30 miles southeast), there's potential for overflow accommodation during major events at Washburn University or state government activities, though demand would be seasonal and limited compared to urban markets.

Airbnb properties in Soldier, 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. Jackson County, where Soldier is located, does not impose additional county-level lodging taxes as of 2023. The city of Soldier, being a small rural community with a population under 200, does not have municipal occupancy taxes. Hosts must register with the Kansas Department of Revenue, collect the tax from guests, and file returns using Form ST-16 even if no tax was collected during the reporting period. Exemptions include stays of 28 days or longer, government employees on official business, and certain nonprofit organization stays. Airbnb can collect and remit these taxes on behalf of hosts in Kansas through their automated tax collection service, which began in 2019, though hosts remain ultimately responsible for compliance and should verify that taxes are being properly collected and remitted.

To start an Airbnb in Soldier, Kansas, the total estimated costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at around $150,000-$180,000 based on median home prices in rural Kansas communities. Furnishing costs typically range $8,000-$12,000 for a complete 2-3 bedroom setup including furniture, bedding, kitchenware, and décor. Initial setup expenses including professional photography, listing creation, and basic renovations average $2,000-$3,500. Permits and fees vary but expect $500-$1,200 for business licenses, short-term rental permits, and potential zoning approvals through Pottawatomie County. Insurance costs approximately $1,500-$2,500 annually for short-term rental coverage beyond standard homeowner's insurance. Utility setup and deposits for electricity, water, gas, internet, and cable total around $800-$1,500. First six months of operating costs including utilities ($600-$900 monthly), cleaning services ($100-$200 per turnover), maintenance reserves ($200-$400 monthly), Airbnb platform fees (3% of bookings), and marketing expenses typically require $8,000-$12,000 in working capital to maintain operations before achieving consistent bookings in this small Kansas community.

Airbnb properties in Soldier, Kansas face significant profitability challenges due to the town's small population of approximately 136 residents and limited tourist attractions, resulting in extremely low demand and occupancy rates typically below 15% annually. Properties in this rural area generate average monthly revenues of $200-400, while expenses including mortgage payments, utilities, maintenance, cleaning, and platform fees often exceed $800-1,200 monthly, creating negative cash flows of $400-800 per month. The lack of major employers, universities, or recreational destinations means most successful short-term rentals in Kansas are concentrated in cities like Lawrence, Kansas City, or Wichita, where occupancy rates reach 60-75% and generate $2,000-4,000 monthly revenue. Success factors for rural Kansas Airbnb properties typically require unique attractions like hunting lodges, fishing access, or historic significance, but Soldier lacks these differentiators. Property investors in similar small Kansas towns like Centralia or Wetmore have reported losses of $5,000-8,000 annually on Airbnb investments, with many converting back to traditional long-term rentals or selling properties within 18-24 months due to unsustainable economics and profit margins consistently ranging from -200% to -400%.

Airbnb investments in Soldier, Kansas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, though these figures are estimates given the small market size of this rural community near Topeka. Properties in Soldier, with average home values around $80,000-$120,000, can expect gross rental yields of 12-18% annually, but after accounting for vacancy rates of 30-40% due to limited tourism demand, property management costs of 15-25%, and maintenance expenses, net returns moderate significantly. Investors can anticipate reaching profitability within 18-24 months, primarily serving visitors to nearby Tuttle Creek Lake, Kansas State University events, and travelers passing through on Highway 16, with peak seasons during summer lake activities and fall hunting seasons driving occupancy rates of 40-60% annually.

STRSearch is a national platform specializing in short-term rental investment property analysis and market data for Airbnb investors looking in Soldier, Kansas. Local real estate agents in the Topeka and Kansas City metro areas like RE/MAX Associates and Coldwell Banker Griffith & Blair often work with investors seeking vacation rental properties in rural Kansas markets. BiggerPockets connects investors with local agents experienced in STR investments throughout Kansas, while companies like Awning and Mashvisor provide market analysis tools for small Kansas towns. RedAwning offers property management and investment guidance for short-term rentals in rural markets, and AirDNA provides revenue projections and occupancy data for the Soldier area. Local property management companies like Kansas Property Solutions and Sunflower State Rentals can assist with both acquisition and ongoing management of Airbnb properties in Jackson County where Soldier is located.