Is South Hills, West Virginia Good for Airbnb Investment?

To start an Airbnb in South Hills, West Virginia, begin by researching local zoning laws and regulations through Jefferson County or the specific municipality, as West Virginia generally allows short-term rentals but local jurisdictions may have restrictions. Contact the local planning and zoning office to determine if your property is zoned for short-term rentals and obtain any required business licenses or permits, which typically cost $25-100 annually. Find a suitable property by searching real estate listings in the $150,000-300,000 range for homes near outdoor attractions like the Appalachian Trail or New River Gorge, considering proximity to Charleston (about 45 minutes) for business travelers. Furnish the property with essential amenities including comfortable bedding, kitchen supplies, WiFi, and outdoor gear storage given the area's recreational appeal, budgeting approximately $5,000-15,000 for initial furnishing. Create your Airbnb listing with professional photos highlighting mountain views and outdoor access, setting competitive rates around $75-150 per night based on local market analysis. For ongoing management, establish cleaning protocols between guests (budget $30-50 per turnover), respond promptly to inquiries, maintain the property regularly, and consider hiring local cleaning services or property management companies if you're not local, while ensuring compliance with West Virginia's 6% sales tax on short-term rentals and any applicable local occupancy taxes.

To identify profitable short-term rental properties in South Hills, West Virginia, focus on locations within 15-20 minutes of major attractions like New River Gorge National Park, Beckley Exhibition Coal Mine, and outdoor recreation areas, prioritizing properties with mountain views, creek access, or proximity to ATV trails and hiking paths. Seek 2-4 bedroom cabins or homes built after 1990 with modern amenities including hot tubs, fire pits, full kitchens, WiFi, and outdoor spaces that can accommodate 6-10 guests, as these consistently generate $150-300 per night during peak seasons (April-October). Conduct pricing analysis using AirDNA and Mashvisor to identify properties priced 10-15% below market value, targeting acquisition costs under $200,000 with potential gross rental yields of 12-18% annually. Research competition within a 5-mile radius using Airbnb and VRBO searches, identifying gaps in amenities or guest capacity while analyzing occupancy rates of similar properties through tools like AllTheRooms and Transparent. Utilize local resources including Raleigh County tourism data, West Virginia Division of Tourism statistics, and connect with local real estate agents familiar with STR regulations, while leveraging Zillow, Realtor.com, and local MLS systems to identify undervalued properties in areas zoned for short-term rentals.

To obtain an Airbnb/STR permit in South Hills, West Virginia, you must first contact the Jefferson County Planning and Zoning Department at 304-728-3290 or visit their office at 28 Industrial Boulevard, Kearneysville, WV 25430, as South Hills falls under Jefferson County jurisdiction. Required documents include a completed short-term rental application form, property deed or lease agreement, floor plan showing maximum occupancy, proof of liability insurance ($1 million minimum), septic system inspection certificate, well water testing results if applicable, and a $150 application fee payable by check or money order. The process typically takes 30-45 days for review and approval, during which time a county inspector will visit the property to verify compliance with safety codes, parking requirements (minimum 2 spaces), and occupancy limits (maximum 2 guests per bedroom plus 2 additional). South Hills specific requirements include maintaining a local contact person within 30 minutes of the property, providing trash collection service, ensuring no more than 25% of homes in any subdivision operate as STRs, and obtaining annual renewal permits for $75. Submit applications in person or by mail, and expect potential delays during peak summer months when application volume increases.

Short-term rentals (STRs) in South Hills, West Virginia operate under West Virginia state law, which generally permits STRs without specific state-level restrictions, though local municipalities may impose their own regulations. South Hills, being an unincorporated community in Jefferson County, would fall under Jefferson County's jurisdiction for STR regulations. As of recent years, Jefferson County has not implemented comprehensive STR restrictions, making them generally legal to operate. However, operators must comply with standard business licensing requirements, collect and remit state sales tax (6.5%), and may need to register with the West Virginia Tax Department. Properties must meet basic safety and zoning requirements, and some residential areas may have HOA restrictions that could limit STR operations. The legal landscape has remained relatively stable since 2020, with West Virginia maintaining a business-friendly approach to short-term rentals compared to more restrictive states, though property owners should verify current local ordinances and any recent changes in Jefferson County regulations before operating an STR in South Hills.

The most promising Airbnb investment areas in South Hills, West Virginia include the neighborhoods near Lewisburg, particularly around the Greenbrier Resort corridor, which attracts year-round luxury tourism and hosts major events like the PGA Tour's Greenbrier Classic. The historic downtown Lewisburg district offers strong potential due to its designation as a National Historic Landmark and proximity to the Greenbrier River Trail, drawing outdoor enthusiasts and cultural tourists. Areas near White Sulphur Springs benefit from the Greenbrier's overflow guests and spa tourism, while neighborhoods around Alderson capitalize on New River Gorge proximity for adventure tourism including whitewater rafting and rock climbing. The Ronceverte area presents opportunities due to its railroad heritage tourism and affordable property prices, and locations near Fairlea benefit from the State Fair of West Virginia and agricultural events at the State Fairgrounds, providing seasonal rental demand spikes during major festivals and competitions.

Airbnb properties in South Hills, West Virginia are subject to West Virginia's state Consumer Sales and Service Tax at 6.5% on lodging accommodations, which applies to short-term rentals under 30 days. The state requires hosts to register for a business registration certificate and collect taxes from guests, remitting them monthly to the West Virginia State Tax Department if monthly collections exceed $50, or quarterly if less. Additionally, Jefferson County (where South Hills is located) may impose a local hotel occupancy tax of approximately 3-5%, though specific rates vary by municipality and hosts must register separately with county tax authorities. Collection occurs at the time of booking through platforms like Airbnb's automated tax collection service in participating areas, or hosts must manually collect and remit taxes. Properties rented for 30 days or longer are typically exempt from transient occupancy taxes, and some jurisdictions may provide exemptions for rentals under certain dollar thresholds or for permanent residents, though hosts should verify current local ordinances as tax requirements and rates can change annually.

Starting an Airbnb in South Hills, West Virginia requires approximately $180,000-220,000 in total initial investment. Property purchase costs around $150,000-180,000 based on median home prices in the region as of 2023-2024. Furnishing a 2-3 bedroom property with quality furniture, appliances, linens, and décor typically runs $15,000-25,000. Initial setup including professional photography, listing creation, welcome materials, and basic amenities costs $1,500-3,000. Permits and fees vary by local jurisdiction but expect $500-1,500 for business licenses, occupancy permits, and registration fees. Insurance including liability coverage and property protection adds $1,200-2,400 annually. Utility setup and deposits for electricity, water, gas, internet, and cable total $800-1,200. First six months operating costs including utilities ($600-900 monthly), cleaning services ($100-150 per turnover), maintenance reserves ($200-400 monthly), property management software ($30-50 monthly), and marketing expenses total approximately $6,000-10,000. Additional considerations include potential HOA fees, property taxes, and a cash reserve for unexpected repairs or vacancy periods.

Airbnb properties in South Hills, West Virginia typically generate modest profitability with average nightly rates ranging from $75-120 depending on property size and amenities, resulting in monthly revenues of $1,800-3,600 for properties with 60-70% occupancy rates. Operating expenses including cleaning fees ($40-60 per turnover), utilities ($150-250 monthly), property management (15-25% of revenue), insurance ($100-200 monthly), and maintenance ($200-400 monthly) typically consume 45-60% of gross revenue. Profit margins generally range from 15-35% before mortgage payments, with successful properties featuring amenities like hot tubs, mountain views, or proximity to outdoor recreation areas commanding premium rates. Properties near popular attractions like the New River Gorge or Hatfield-McCoy Trail systems show higher occupancy and can achieve 25-40% profit margins, while basic residential properties in less tourist-focused areas may struggle with 40-50% occupancy rates and 10-20% margins. Success factors include strategic location within 30 minutes of outdoor recreation, professional photography, responsive guest communication, and maintaining 4.8+ star ratings, with the most profitable operators typically managing 3-5 properties to achieve economies of scale in cleaning and maintenance operations.

Based on South Hills, West Virginia 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 financing structure. Properties in this rural West Virginia market generally achieve profitability within 18-24 months, with average nightly rates of $75-120 during peak seasons and 45-60% occupancy rates annually. Initial investment requirements average $80,000-150,000 for suitable properties, with monthly operating expenses including utilities, cleaning, and maintenance typically consuming 35-45% of gross rental income. The timeframe to break-even on initial capital investment extends to 8-12 years for full ROI realization, though cash flow positive operations typically begin within the second year of operation given the area's proximity to outdoor recreation areas and seasonal tourism patterns.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors looking in South Hills, West Virginia. Local real estate agents like Coldwell Banker Premier and RE/MAX Clarity serve the South Hills area and can assist with Airbnb investment properties, while Century 21 and Keller Williams have agents familiar with vacation rental markets in West Virginia. National services include Mashvisor, which provides Airbnb analytics and property search tools, AirDNA for market data and revenue projections, and Awning for full-service Airbnb property management and investment guidance. BiggerPockets connects investors with local professionals, while Roofstock and Arrived Homes offer turnkey rental property investments that can be converted to short-term rentals. Local property management companies like Mountain State Property Management and Charleston-based firms often extend services to the South Hills region for Airbnb operations. RedAwning and Vacasa provide comprehensive short-term rental management services in West Virginia markets, and local mortgage brokers specializing in investment properties can be found through First United Bank and Summit Community Bank, both of which serve the South Hills area and understand vacation rental financing since approximately 2018-2020 when Airbnb investing gained popularity in smaller West Virginia markets.