Is St. Simons Island, Georgia Good for Airbnb Investment?

To start an Airbnb in St. Simons Island, Georgia, begin by researching Glynn County's short-term rental regulations, which typically require business licenses and may have zoning restrictions in certain residential areas, then contact the Glynn County Planning and Zoning Department to obtain necessary permits including a business license ($50-100 annually) and short-term rental permit if required. Find a suitable property by working with local real estate agents familiar with St. Simons Island's market, focusing on areas near the beach, pier, or historic district where properties range from $300,000-$800,000, ensuring the property allows short-term rentals per HOA or deed restrictions. Furnish the property with coastal-themed decor, quality linens, kitchen essentials, and amenities like beach chairs, umbrellas, and bicycles that appeal to tourists visiting the Golden Isles area. List your property on Airbnb, VRBO, and local rental sites like Golden Isles Vacation Rentals, using professional photography that highlights ocean views, proximity to attractions like Fort Frederica or the St. Simons Lighthouse, and set competitive rates based on seasonal demand (higher rates March-October, lower November-February). Manage the property by establishing relationships with local cleaning services, maintenance contractors, and consider hiring a property management company like Vacasa or RedAwning if you're not local, while maintaining guest communication and ensuring compliance with Georgia's hotel/motel tax requirements and any applicable local occupancy taxes collected by Glynn County.

To identify profitable short-term rental properties on St. Simons Island, Georgia, focus on locations within walking distance of the beach, particularly near East Beach, Massengale Park, or the Village area, as these command premium rates of $200-400+ per night during peak season (March-October). Target 3-4 bedroom single-family homes or condos with ocean views, private pools, golf cart accessibility, and modern amenities, as properties near Sea Island Golf Club and Fort Frederica can achieve 70-80% occupancy rates. Analyze comparable properties using AirDNA and Mashvisor to identify the $300K-800K price range that typically yields 8-12% annual returns, while researching competition through Airbnb and VRBO to find gaps in luxury amenities or unique features like historic charm or waterfront access. Utilize local resources including the Glynn County tax assessor's office for property values, St. Simons Island Chamber of Commerce for tourism data, and connect with local property management companies like Coastal Georgia Vacation Rentals or Island Time Rentals to understand market dynamics, seasonal pricing strategies, and regulatory requirements specific to Glynn County's short-term rental ordinances.

To obtain an Airbnb/STR permit in St. Simons Island, Georgia, you must apply through Glynn County's Planning and Zoning Department located at 1725 Reynolds Street, Brunswick, GA 31520, as St. Simons Island falls under Glynn County jurisdiction. Required documents include a completed short-term rental application, property deed or lease agreement, floor plan showing maximum occupancy, parking plan, contact information for a local responsible party within 30 minutes of the property, and proof of liability insurance with minimum $1 million coverage. The application fee is approximately $200 with an annual renewal fee of $100. You must also obtain a business license from Glynn County ($50-75) and register for local accommodation taxes. The property must comply with zoning requirements (typically allowed in residential zones with restrictions), maintain maximum occupancy of 2 people per bedroom plus 2 additional, provide adequate parking (minimum 2 spaces), and ensure the responsible party can respond to issues within 30 minutes. The approval timeline is typically 30-45 days after submitting a complete application. Additional requirements include posting the permit number in the rental listing, maintaining a guest registry, and ensuring compliance with noise ordinances and trash collection schedules. Properties in historic districts may require additional Historic Preservation Commission approval, extending the timeline by 2-4 weeks.

Short-term rentals (STRs) are legal in St. Simons Island, Georgia, but are subject to regulations established by Glynn County, which governs the island. As of 2023, STRs must obtain a business license and comply with zoning requirements, with most residential areas allowing rentals but with restrictions on occupancy limits typically capped at 2 people per bedroom plus 2 additional guests. The county requires STR operators to register their properties, maintain liability insurance, and ensure compliance with health and safety standards including smoke detectors and emergency contact information. Recent changes around 2022-2023 have included stricter enforcement of noise ordinances and parking requirements, with some neighborhoods implementing additional restrictions through homeowners associations. Properties in certain historic districts may face additional scrutiny, and the county has established complaint procedures for noise and disturbance issues. While not prohibited in most residential zones, STRs cannot operate in areas zoned exclusively for long-term residential use, and operators must collect and remit local accommodation taxes to Glynn County.

The most lucrative Airbnb investment areas on St. Simons Island include the Village area near Pier Village and Mallery Street, which attracts tourists year-round due to its proximity to shops, restaurants, and the historic pier, plus events like the annual Blessing of the Fleet. The East Beach and Coast Cottage Road neighborhoods offer premium oceanfront and near-oceanfront properties that command higher nightly rates, particularly during summer months and holiday weekends when families seek beach access. The Frederica Road corridor provides excellent investment potential due to its central location between the airport and village, attracting both leisure travelers and business visitors to the Sea Island Company properties and conferences. The King and Prince Resort area along Arnold Road benefits from overflow demand when the resort is fully booked, especially during wedding season and corporate retreats. Finally, the Demere Road and Sea Island Causeway vicinity captures guests attending events at Sea Island Resort who prefer more affordable accommodations while maintaining easy access to the resort's amenities and the McKinnon St. Simons Island Airport for corporate travelers.

Airbnb properties on St. Simons Island, Georgia are subject to multiple lodging taxes including the Georgia state sales tax of 4%, Glynn County hotel/motel tax of 5%, and a local tourism tax of approximately 3%, totaling around 12% in combined taxes on short-term rental accommodations. These taxes are typically collected by Airbnb directly from guests at the time of booking through their automated tax collection system, which began around 2018-2019 for most Georgia jurisdictions. Airbnb remits the collected taxes quarterly to the Georgia Department of Revenue for state taxes and to Glynn County for local hotel/motel taxes, though hosts may need to register separately with local authorities and file periodic returns even when Airbnb handles collection. Properties rented for 30 days or longer may be exempt from hotel/motel taxes and treated as regular residential rentals subject only to standard sales tax, and some jurisdictions provide exemptions for rentals to permanent residents or government employees. Hosts should verify their registration requirements with the Georgia Department of Revenue and Glynn County tax authorities, as failure to comply with local tax obligations can result in penalties even when Airbnb collects taxes on behalf of the property owner.

Starting an Airbnb on St. Simons Island, Georgia requires significant upfront investment with property purchase being the largest expense at approximately $650,000 for a median 3-bedroom home suitable for vacation rental in 2024. Furnishing costs typically range $25,000-$35,000 for a complete setup including beds, linens, kitchen appliances, outdoor furniture, and decor to create an attractive vacation rental. Initial setup expenses include professional photography ($500), listing creation, welcome materials, and basic supplies totaling around $2,000. Permits and fees in Glynn County include business license ($100), short-term rental permit ($200), and potential HOA approval fees ($300). Insurance costs approximately $3,500 annually for vacation rental coverage, while utilities average $200 monthly including electricity, water, internet, and cable. First six months operating costs encompass Airbnb service fees (3% host fee), cleaning services ($100 per turnover), maintenance supplies, property management software, and marketing expenses totaling roughly $8,000. The total estimated startup cost for an Airbnb on St. Simons Island is approximately $690,000, with the property purchase representing 94% of the initial investment, making it essential to secure adequate financing and ensure strong booking potential in this popular coastal Georgia destination.

Airbnb properties on St. Simons Island, Georgia demonstrate strong profitability potential with average annual revenues ranging from $35,000-$65,000 for well-positioned properties, while operating expenses typically run 40-50% of gross revenue including cleaning fees ($75-125 per turnover), property management (15-25%), maintenance, insurance, and utilities. Profit margins generally fall between 25-35% for active hosts, with oceanfront and marsh-view properties commanding premium rates of $200-400 per night during peak summer months compared to $120-220 for inland properties. Success factors include proximity to beaches, East Beach access, historic village location, professional photography, consistent 4.8+ star ratings, and strategic pricing during Golden Isles events and summer season. Properties near Pier Village and Ocean Lodge areas show particularly strong performance, with some hosts reporting occupancy rates of 70-80% annually. A typical 3-bedroom cottage near East Beach might generate $55,000 in annual revenue against $22,000 in expenses, yielding approximately $33,000 in net profit, though performance varies significantly based on property condition, management quality, and seasonal pricing strategies during Georgia's coastal tourism peaks.

Airbnb investments in St. Simons Island, Georgia typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14% for well-positioned properties near the beach or historic village area. Properties purchased in the $400,000-$800,000 range can expect gross rental yields of 6-9% annually, with net returns after expenses (property management, maintenance, insurance, taxes) settling around 10-15%. Most investors achieve profitability within 18-24 months, with peak earning potential during summer months (June-August) when nightly rates range from $200-$450 depending on property size and location. The island's consistent tourism demand, driven by its proximity to Jekyll Island and Brunswick, supports occupancy rates of 65-75% annually for professionally managed properties, with break-even typically occurring around 55% occupancy at current market rates.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties including Airbnb investments in St. Simons Island, Georgia. Local real estate agents serving the area include Coldwell Banker Sea Coast Advantage with agents like Mary Harrell and Susan Mason who focus on investment properties, RE/MAX Golden Isles agents such as Jennifer Williams and coastal property specialist firms like Fickling & Company which has been operating in the region since 1949. National services include Awning which provides end-to-end Airbnb investment services, RedAwning for vacation rental property management, and AirDNA for market analysis and data on St. Simons Island rental performance. Local property management companies that assist investors include Golden Isles Vacation Rentals established around 2015, Sea Island Cottage Rentals operating since 2012, and Coastal Georgia Vacation Rentals which manages properties throughout the Golden Isles area. Additional national platforms include Mashvisor for investment property analysis, BiggerPockets for networking with local investors, and Roofstock which occasionally features short-term rental properties in the Georgia coastal market.